14629 Wisconsin St · Detroit, MI 48238

$100,000

4 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 90 Days on market

Built 1926 3,920 sqft lot $77/sqft · 167% above area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for a well maintained 4 bedroom 2 bath home on a double lot? Property is a cozy and comfortable space that comes with a newer roof, plenty of space inside and out for entertaining or just relaxing. You can tell that the homeowner takes pride in ownership. Partially finished basement with large bar area. Huge yard with garage with automatic garage door opener. Buyer's agent to confirm all measurements.

Key facts

• Huge yard
• Large bar area
• Newer roof

Tags

• NEWER ROOF
• PARTIALLY FINISHED BASEMENT
• LARGE BAR AREA
• HUGE YARD
• AUTOMATIC GARAGE DOOR OPENER

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,306/mo this rent would consume 47% of the median local household income ($33k/yr) (locally 2172% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 21% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.78%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (median comp): $37,467
• List price: $100,000
• Delta: 166.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15379 Woodingham Dr	0.59mi	4/1.0	1,300 (+0%)	4mo	$7,000	$5	69
14931 Monte Vista St	0.58mi	3/1.5 (-1)	1,307 (+1%)	0mo	$35,000	$27	64
14203 Cherrylawn St	0.38mi	3/2.0 (-1)	1,250 (-4%)	5mo	$58,000	$46	63
13586 Indiana St	0.67mi	3/1.0 (-1)	1,298 (+0%)	2mo	$30,000	$23	62
15703 Northlawn St	0.65mi	4/1.0	1,365 (+5%)	5mo	$70,000	$51	57
13903 Cloverlawn Ave	0.62mi	3/1.5 (-1)	1,265 (-2%)	5mo	$140,000	$111	56
14889 Manor St	0.62mi	4/2.5	1,375 (+6%)	0mo	$159,000	$116	54
15374 Birwood St	0.58mi	4/2.0	1,378 (+6%)	4mo	$132,000	$96	54
13581 Cloverlawn St	0.70mi	4/2.0	1,240 (-4%)	4mo	$143,000	$115	53
13955 Ohio St	0.53mi	3/1.0 (-1)	1,448 (+12%)	5mo	$37,000	$26	47
15767 Northlawn St	0.71mi	5/2.0 (+1)	1,420 (+10%)	3mo	$55,000	$39	39
14629 Monica St	0.66mi	3/1.0 (-1)	1,128 (-13%)	4mo	$19,000	$17	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.46×
• Total profit: $12,979
• Equity at exit: $14,910

10-year hold

• IRR: 22.6%
• Equity multiple: 3.21×
• Total profit: $62,002
• Equity at exit: $8,646

Cash invested: $28,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $392

Break-even live

Break-even rent $811

Max offer price $100,000

Occupancy floor 65%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.15mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.21mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.31mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.33mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	0.44mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	0.52mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	0.55mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	0.55mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	0.61mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.63mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	0.66mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	0.72mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	0.83mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	4d	1	0.93mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	0.97mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.09mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	44d	1	1.10mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	1.10mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	1.13mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	17d	1	1.16mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	1.20mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	1.23mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	1.26mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	1.32mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	1.32mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	1.33mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	1.33mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	44d	1	1.35mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	17d	1	1.35mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	1.35mi
3040 Kendall St Detroit, MI	5.0	1.0	1188	$1,386	$1.17	13d	1	1.36mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	17d	1	1.36mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	1.37mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	44d	1	1.38mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	1.38mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	1.41mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	1.42mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.46mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	1.46mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $100,000 Active 90 DOM
2. 2026-06-17
   days on market $100,000 Active 89 DOM
3. 2026-06-15
   days on market $100,000 Active 87 DOM
4. 2026-06-13
   days on market $100,000 Active 85 DOM
5. 2026-06-13
   days on market $100,000 Active 84 DOM
6. 2026-06-09
   days on market $100,000 Active 81 DOM
7. 2026-06-08
   days on market $100,000 Active 80 DOM
8. 2026-06-07
   days on market $100,000 Active 79 DOM
9. 2026-06-04
   days on market $100,000 Active 76 DOM
10. 2026-06-03
    days on market $100,000 Active 75 DOM
11. 2026-06-01
    days on market $100,000 Active 73 DOM
12. 2026-05-31
    days on market $100,000 Active 72 DOM
13. 2026-03-25
    price $100,000 420-char remark

    Show marketing remark (420 chars)

    Are you looking for a well maintained 4 bedroom 2 bath home on a double lot? Property is a cozy and comfortable space that comes with a newer roof, plenty of space inside and out for entertaining or just relaxing. You can tell that the homeowner takes pride in ownership. Partially finished basement with large bar area. Huge yard with garage with automatic garage door opener. Buyer's agent to confirm all measurements.

14. 2026-03-24
    status Active 420-char remark

    Show marketing remark (420 chars)

    Are you looking for a well maintained 4 bedroom 2 bath home on a double lot? Property is a cozy and comfortable space that comes with a newer roof, plenty of space inside and out for entertaining or just relaxing. You can tell that the homeowner takes pride in ownership. Partially finished basement with large bar area. Huge yard with garage with automatic garage door opener. Buyer's agent to confirm all measurements.

15. 2026-03-24
    price $100,000 420-char remark

    Show marketing remark (420 chars)

    Are you looking for a well maintained 4 bedroom 2 bath home on a double lot? Property is a cozy and comfortable space that comes with a newer roof, plenty of space inside and out for entertaining or just relaxing. You can tell that the homeowner takes pride in ownership. Partially finished basement with large bar area. Huge yard with garage with automatic garage door opener. Buyer's agent to confirm all measurements.

16. 2026-03-24
    status Active 420-char remark

    Show marketing remark (420 chars)

    Are you looking for a well maintained 4 bedroom 2 bath home on a double lot? Property is a cozy and comfortable space that comes with a newer roof, plenty of space inside and out for entertaining or just relaxing. You can tell that the homeowner takes pride in ownership. Partially finished basement with large bar area. Huge yard with garage with automatic garage door opener. Buyer's agent to confirm all measurements.

17. 2026-03-24
    status Active

    Show marketing remark (420 chars)

    Are you looking for a well maintained 4 bedroom 2 bath home on a double lot? Property is a cozy and comfortable space that comes with a newer roof, plenty of space inside and out for entertaining or just relaxing. You can tell that the homeowner takes pride in ownership. Partially finished basement with large bar area. Huge yard with garage with automatic garage door opener. Buyer's agent to confirm all measurements.

18. 2026-03-24
    price $100,000

    Show marketing remark (420 chars)

    Are you looking for a well maintained 4 bedroom 2 bath home on a double lot? Property is a cozy and comfortable space that comes with a newer roof, plenty of space inside and out for entertaining or just relaxing. You can tell that the homeowner takes pride in ownership. Partially finished basement with large bar area. Huge yard with garage with automatic garage door opener. Buyer's agent to confirm all measurements.

19. 2026-02-09
    status Pending 420-char remark

    Show marketing remark (420 chars)

    Are you looking for a well maintained 4 bedroom 2 bath home on a double lot? Property is a cozy and comfortable space that comes with a newer roof, plenty of space inside and out for entertaining or just relaxing. You can tell that the homeowner takes pride in ownership. Partially finished basement with large bar area. Huge yard with garage with automatic garage door opener. Buyer's agent to confirm all measurements.

20. 2026-02-09
    status Pending 420-char remark

    Show marketing remark (420 chars)

    Are you looking for a well maintained 4 bedroom 2 bath home on a double lot? Property is a cozy and comfortable space that comes with a newer roof, plenty of space inside and out for entertaining or just relaxing. You can tell that the homeowner takes pride in ownership. Partially finished basement with large bar area. Huge yard with garage with automatic garage door opener. Buyer's agent to confirm all measurements.

21. 2026-02-09
    status Pending

    Show marketing remark (420 chars)

    Are you looking for a well maintained 4 bedroom 2 bath home on a double lot? Property is a cozy and comfortable space that comes with a newer roof, plenty of space inside and out for entertaining or just relaxing. You can tell that the homeowner takes pride in ownership. Partially finished basement with large bar area. Huge yard with garage with automatic garage door opener. Buyer's agent to confirm all measurements.

22. 2026-02-06
    listed $82,500 Active 420-char remark

    Show marketing remark (420 chars)

    Are you looking for a well maintained 4 bedroom 2 bath home on a double lot? Property is a cozy and comfortable space that comes with a newer roof, plenty of space inside and out for entertaining or just relaxing. You can tell that the homeowner takes pride in ownership. Partially finished basement with large bar area. Huge yard with garage with automatic garage door opener. Buyer's agent to confirm all measurements.

23. 2026-02-05
    listed $82,500 Active 420-char remark

    Show marketing remark (420 chars)

    Are you looking for a well maintained 4 bedroom 2 bath home on a double lot? Property is a cozy and comfortable space that comes with a newer roof, plenty of space inside and out for entertaining or just relaxing. You can tell that the homeowner takes pride in ownership. Partially finished basement with large bar area. Huge yard with garage with automatic garage door opener. Buyer's agent to confirm all measurements.

24. 2026-02-05
    listed $82,500 Active

    Show marketing remark (420 chars)

    Are you looking for a well maintained 4 bedroom 2 bath home on a double lot? Property is a cozy and comfortable space that comes with a newer roof, plenty of space inside and out for entertaining or just relaxing. You can tell that the homeowner takes pride in ownership. Partially finished basement with large bar area. Huge yard with garage with automatic garage door opener. Buyer's agent to confirm all measurements.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $894 · $74/mo
• Projected year-2 tax: $1,217 · $101/mo
• Expected delta: +$323/yr (+$27/mo · 36.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,678
• − Mortgage interest: −$5,602
• − Property taxes: −$894
• − Insurance: −$500
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$2,909
• Taxable income: $3,265
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $3,915/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+21.2% since first listed

12 events — show timeline

• 2026-03-25 Price Changed $100,000 MiRealSource-MiMLS
• 2026-03-24 Relisted — REALCOMP
• 2026-03-24 Price Changed $100,000 REALCOMP
• 2026-03-24 Relisted — MiRealSource-MiMLS
• 2026-03-24 Relisted — SW Michigan MLS
• 2026-03-24 Price Changed $100,000 SW Michigan MLS
• 2026-02-09 Pending — MiRealSource-MiMLS
• 2026-02-09 Pending — REALCOMP
• 2026-02-09 Pending — SW Michigan MLS
• 2026-02-06 Listed $82,500 REALCOMP
• 2026-02-05 Listed $82,500 SW Michigan MLS
• 2026-02-05 Listed $82,500 MiRealSource-MiMLS

Property tax history

-1.4%/yr

Latest (2025): $894 · -54.9% YoY. Source: county tax records.