14212 Glenfield St · Detroit, MI 48213

$75,000

3 bd · 1.0 ba · 784 sqft · SingleFamily public records · 80 Days on market

Built 1946 5,663 sqft lot $96/sqft · 112% above area ↓ 11% since listing

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

Listing remarks MLS

Spring has sprung, and so has this cashflowing property. With $1400 per month, this will generate income for years to come. Get your offers in today. Updated roof, paint, furnace, and water tank mean that you will have little to no maintenance. The buyer will receive a warranty deed and title insurance. The buyer is to pay a $595 transaction fee to Downtown Realty. Showings after an accepted offer. Please do not disturb the tenant. Showings after an accepted offer.

Key facts

• Updated water tank
• Updated paint
• Updated roof

Tags

• UPDATED ROOF
• UPDATED PAINT
• UPDATED FURNACE
• UPDATED WATER TANK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 190 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,277/mo this rent would consume 45% of the median local household income ($34k/yr) (locally 1202% 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 $519 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 23y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $52k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1946 — 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: 1.70% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.55%
• DSCR: 2.14
• GRM: 4.9

CMA / ARV

• ARV (median comp): $35,407
• List price: $75,000
• Delta: 111.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14981 Flanders St	0.53mi	2/1.0 (-1)	755 (-4%)	1mo	$30,005	$40	63
15001 Flanders St	0.55mi	2/1.0 (-1)	769 (-2%)	6mo	$80,000	$104	61
14531 Promenade St	0.41mi	2/1.0 (-1)	741 (-6%)	8mo	$19,000	$26	60
13066 Glenfield St	0.26mi	2/1.0 (-1)	750 (-4%)	23mo	$35,000	$47	56
13305 Wilfred St	0.18mi	2/1.5 (-1)	863 (+10%)	18mo	$43,000	$50	53
9802 Philip St	0.68mi	3/1.0	802 (+2%)	15mo	$27,000	$34	52
14227 Elmdale St	0.54mi	3/1.0	880 (+12%)	13mo	$27,000	$31	44
11330 Stockwell St	0.74mi	2/1.0 (-1)	766 (-2%)	18mo	$83,000	$108	42
12834 August Ave	0.51mi	3/1.0	897 (+14%)	15mo	$22,000	$25	40
11415 Stockwell St	0.67mi	2/2.0 (-1)	768 (-2%)	20mo	$80,000	$104	40
13019 Longview St	0.56mi	3/1.0	684 (-13%)	20mo	$40,000	$58	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 1.78×
• Total profit: $16,370
• Equity at exit: $11,183

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $51,110
• Equity at exit: $6,485

Cash invested: $21,000 (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 48213

• Active inventory: 190
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$393
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $447

Break-even live

Break-even rent $711

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	0.52mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	0.58mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.59mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	0.70mi
13067 Wade St Detroit, MI	2.0	1.0	660	$900	$1.36	5d	1	0.79mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.85mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	0.89mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	17d	1	0.92mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	0.94mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.97mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	17d	1	0.97mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	0.98mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	15d	1	1.08mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	1.10mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	14d	1	1.14mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	1.14mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	44d	1	1.19mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	1.29mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	1.29mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	1.30mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	1.34mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.35mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	1.36mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	1.38mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	1.40mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	15d	1	1.42mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	1.47mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	1.48mi

Listing history 50 events

1. 2026-06-18
   status $75,000 Pending 80 DOM
2. 2026-06-18
   days on market $75,000 Active 80 DOM
3. 2026-06-17
   days on market $75,000 Active 79 DOM
4. 2026-06-15
   days on market $75,000 Active 77 DOM
5. 2026-06-13
   days on market $75,000 Active 75 DOM
6. 2026-06-13
   days on market $75,000 Active 74 DOM
7. 2026-06-09
   days on market $75,000 Active 71 DOM
8. 2026-06-08
   days on market $75,000 Active 70 DOM
9. 2026-06-07
   days on market $75,000 Active 69 DOM
10. 2026-06-04
    pricedays on market $75,000 Active 66 DOM
11. 2026-06-03
    days on market $62,000 Active 65 DOM
12. 2026-06-02
    days on market $62,000 Active 64 DOM
13. 2026-06-01
    days on market $62,000 Active 63 DOM
14. 2026-05-31
    days on market $62,000 Active 62 DOM
15. 2026-05-16
    price $62,000 469-char remark

    Show marketing remark (469 chars)

    Spring has sprung, and so has this cashflowing property. With $1400 per month, this will generate income for years to come. Get your offers in today. Updated roof, paint, furnace, and water tank mean that you will have little to no maintenance. The buyer will receive a warranty deed and title insurance. The buyer is to pay a $595 transaction fee to Downtown Realty. Showings after an accepted offer. Please do not disturb the tenant. Showings after an accepted offer.

16. 2026-05-15
    price $62,000 469-char remark

    Show marketing remark (469 chars)

    Spring has sprung, and so has this cashflowing property. With $1400 per month, this will generate income for years to come. Get your offers in today. Updated roof, paint, furnace, and water tank mean that you will have little to no maintenance. The buyer will receive a warranty deed and title insurance. The buyer is to pay a $595 transaction fee to Downtown Realty. Showings after an accepted offer. Please do not disturb the tenant. Showings after an accepted offer.

17. 2026-05-08
    status Active 469-char remark

    Show marketing remark (469 chars)

    Spring has sprung, and so has this cashflowing property. With $1400 per month, this will generate income for years to come. Get your offers in today. Updated roof, paint, furnace, and water tank mean that you will have little to no maintenance. The buyer will receive a warranty deed and title insurance. The buyer is to pay a $595 transaction fee to Downtown Realty. Showings after an accepted offer. Please do not disturb the tenant. Showings after an accepted offer.

18. 2026-05-08
    status Active 469-char remark

    Show marketing remark (469 chars)

    Spring has sprung, and so has this cashflowing property. With $1400 per month, this will generate income for years to come. Get your offers in today. Updated roof, paint, furnace, and water tank mean that you will have little to no maintenance. The buyer will receive a warranty deed and title insurance. The buyer is to pay a $595 transaction fee to Downtown Realty. Showings after an accepted offer. Please do not disturb the tenant. Showings after an accepted offer.

19. 2026-04-18
    historical Accepting Backup Offers 469-char remark

    Show marketing remark (469 chars)

    Spring has sprung, and so has this cashflowing property. With $1400 per month, this will generate income for years to come. Get your offers in today. Updated roof, paint, furnace, and water tank mean that you will have little to no maintenance. The buyer will receive a warranty deed and title insurance. The buyer is to pay a $595 transaction fee to Downtown Realty. Showings after an accepted offer. Please do not disturb the tenant. Showings after an accepted offer.

20. 2026-04-18
    historical Active Under Contract 469-char remark

    Show marketing remark (469 chars)

    Spring has sprung, and so has this cashflowing property. With $1400 per month, this will generate income for years to come. Get your offers in today. Updated roof, paint, furnace, and water tank mean that you will have little to no maintenance. The buyer will receive a warranty deed and title insurance. The buyer is to pay a $595 transaction fee to Downtown Realty. Showings after an accepted offer. Please do not disturb the tenant. Showings after an accepted offer.

21. 2026-03-30
    listed $70,000 Active 469-char remark

    Show marketing remark (469 chars)

    Spring has sprung, and so has this cashflowing property. With $1400 per month, this will generate income for years to come. Get your offers in today. Updated roof, paint, furnace, and water tank mean that you will have little to no maintenance. The buyer will receive a warranty deed and title insurance. The buyer is to pay a $595 transaction fee to Downtown Realty. Showings after an accepted offer. Please do not disturb the tenant. Showings after an accepted offer.

22. 2026-03-30
    listed $70,000 Active 469-char remark

    Show marketing remark (469 chars)

    Spring has sprung, and so has this cashflowing property. With $1400 per month, this will generate income for years to come. Get your offers in today. Updated roof, paint, furnace, and water tank mean that you will have little to no maintenance. The buyer will receive a warranty deed and title insurance. The buyer is to pay a $595 transaction fee to Downtown Realty. Showings after an accepted offer. Please do not disturb the tenant. Showings after an accepted offer.

23. 2023-09-08
    soldstatus $52,500
24. 2023-09-01
    soldstatus $35,000 Sold
25. 2023-09-01
    soldstatus $35,000 Closed
26. 2023-06-01
    status Pending
27. 2023-06-01
    status Pending
28. 2023-05-16
    price $35,000
29. 2023-05-15
    price $35,000
30. 2023-03-24
    price $40,000
31. 2023-03-24
    price $40,000
32. 2023-02-23
    listed $50,000 Active
33. 2023-02-23
    listed $50,000 Active
34. 2010-09-16
    historical
35. 2010-09-16
    historical
36. 2009-06-01
    listed $4,000
37. 2009-06-01
    listed $4,000
38. 2007-08-12
    historical
39. 2007-02-01
    listed $65,000
40. 2007-01-31
    historical
41. 2006-09-18
    listed $95,000
42. 2006-09-17
    historical
43. 2005-10-27
    listed $59,900
44. 2004-07-04
    historical
45. 2004-03-17
    soldstatus $28,901
46. 2003-04-18
    listed $31,000
47. 2003-04-17
    listed $43,400
48. 2003-04-17
    listed $43,400
49. 2002-07-11
    soldstatus $73,298
50. 2001-05-17
    soldstatus $70,000

ⓘ 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: $1,642 · $137/mo
• Projected year-2 tax: $1,642 · $137/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 14 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: $15,320
• − Mortgage interest: −$4,201
• − Property taxes: −$1,642
• − Insurance: −$375
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$2,182
• Taxable income: $4,468
• Est. tax owed @ 24.0%: −$1,072
• After-tax cash flow: $4,293/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• Rent YoY: —
• 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

-11.4% since first listed

37 events — show timeline

• 2026-05-16 Price Changed $62,000 MiRealSource-MiMLS
• 2026-05-15 Price Changed $62,000 REALCOMP
• 2026-05-08 Relisted — MiRealSource-MiMLS
• 2026-05-08 Relisted — REALCOMP
• 2026-04-18 Contingent — MiRealSource-MiMLS
• 2026-04-18 Contingent — REALCOMP
• 2026-03-30 Listed $70,000 REALCOMP
• 2026-03-30 Listed $70,000 MiRealSource-MiMLS
• 2023-09-08 Sold (Public Records) $52,500 Public Records
• 2023-09-01 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2023-09-01 Sold (MLS) $35,000 REALCOMP
• 2023-06-01 Pending — MiRealSource-MiMLS
• 2023-06-01 Pending — REALCOMP
• 2023-05-16 Price Changed $35,000 MiRealSource-MiMLS
• 2023-05-15 Price Changed $35,000 REALCOMP
• 2023-03-24 Price Changed $40,000 MiRealSource-MiMLS
• 2023-03-24 Price Changed $40,000 REALCOMP
• 2023-02-23 Listed $50,000 MiRealSource-MiMLS
• 2023-02-23 Listed $50,000 REALCOMP
• 2010-09-16 Listing Removed — REALCOMP
• 2010-09-16 Listing Removed — MiRealSource-MiMLS
• 2009-06-01 Listed $4,000 REALCOMP
• 2009-06-01 Listed $4,000 MiRealSource-MiMLS
• 2007-08-12 Listing Removed — REALCOMP
• 2007-02-01 Listed $65,000 REALCOMP
• 2007-01-31 Listing Removed — REALCOMP
• 2006-09-18 Listed $95,000 REALCOMP
• 2006-09-17 Listing Removed — REALCOMP
• 2005-10-27 Listed $59,900 REALCOMP
• 2004-07-04 Listing Removed — MiRealSource-MiMLS
• 2004-03-17 Sold (MLS) $28,901 REALCOMP
• 2003-04-18 Listed $31,000 REALCOMP
• 2003-04-17 Listed $43,400 REALCOMP
• 2003-04-17 Listed $43,400 MiRealSource-MiMLS
• 2002-07-11 Sold (Public Records) $73,298 Public Records
• 2001-05-17 Sold (Public Records) $32,000 Public Records
• 2001-05-17 Sold (Public Records) $70,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $1,642 · -54.2% YoY. Source: county tax records.