14336 Rockdale St · Detroit, MI 48223

$74,900

2 bd · 1.0 ba · 710 sqft · SingleFamily public records · 2 Days on market

Built 1953 3,920 sqft lot

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Why this score? — see what drove the C+ 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +8.0/10.0
• 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

Cozy Ranch located North of Acacia Ave and just West of W Outer Dr. This home features a covered front port, hardwood floors in bedrooms and living room! Property is sold as-is. All dimensions are estimated and should be verified. All showings require a licensed agent to be present. Buyer to pay Detroit Investment Co a 295 processing fee at closing.

Key facts

• 3,920 sq ft lot
• Built 1953
• Listed 2 days

Property features AI

Finance

• Other: Residential property in the B E Taylors Brightmoor-Canfield subdivision; Directions: North of Acacia Ave and one block west of W Outer Dr

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Entry at ground level with steps
• Construction: Aluminum siding; Built on a slab foundation
• Exterior features: Paved road access; Lot approximately 0.09 acres (34 x 126)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Total of 4 rooms; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $75k).

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: 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 98% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $35,500
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14437 Dacosta St	0.18mi	2/1.0	707 (-0%)	2mo	$66,995	$95	90
11747 W Outer Dr	0.25mi	2/1.0	736 (+4%)	7mo	$70,000	$95	76
14371 Dacosta St	0.16mi	3/1.0 (+1)	755 (+6%)	7mo	$4,200	$6	71
14024 Lamphere St	0.29mi	2/1.0	736 (+4%)	16mo	$37,000	$50	66
14889 Dacosta St	0.41mi	2/1.0	665 (-6%)	8mo	$24,999	$38	64
12937 Trinity St	0.74mi	2/1.0	729 (+3%)	14mo	$15,500	$21	50
15119 Grayfield St	0.73mi	2/1.0	700 (-1%)	23mo	$79,000	$113	44

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $1,887
• Equity at exit: $11,168

10-year hold

• IRR: 12.0%
• Equity multiple: 1.94×
• Total profit: $19,799
• Equity at exit: $6,476

Cash invested: $20,972 (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 48223

• Active inventory: 158
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $975 high
• Mortgage (P&I): −$393
• Tax from tax record: −$127 /mo · $1,523/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $220

Break-even live

Break-even rent $697

Max offer price $74,900

Occupancy floor 72%

Sensitivity live

Price	-10% $262	-5% $241	+0% $220	+5% $198	+10% $177
Rent	-10% $143	-5% $181	+0% $220	+5% $258	+10% $297
Rate	-1.0pp $257	-0.5pp $239	base $220	+0.5pp $200	+1.0pp $180

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	0.60mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	44d	6	0.61mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	44d	1	0.72mi
23620 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	0.77mi
23604 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	0.77mi
23608 Schoolcraft Rd Detroit, MI	1.0	1.0	550	$895	$1.63	44d	1	0.77mi
23616 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	0.77mi
23612 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.77mi
23600 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$995	$1.33	44d	1	0.77mi
14130 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	44d	1	0.77mi
14134 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	44d	1	0.77mi
14154 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	44d	1	0.77mi
14158 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	44d	1	0.77mi
14162 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	44d	1	0.77mi
14166 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	0.77mi
14108 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.77mi
14104 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.77mi
14138 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	44d	1	0.77mi
14146 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	44d	1	0.77mi
14150 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	44d	1	0.77mi
14120 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	0.78mi
14170 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.78mi
14116 Riverview St Detroit, MI	1.0	1.0	550	$795	$1.45	44d	1	0.78mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	0.78mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	0.78mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	44d	1	0.78mi
14090 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.78mi
14094 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	44d	1	0.78mi
14084 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	0.78mi
14190 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	0.78mi
14186 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	0.78mi
14176 Riverview St Unit 119 Detroit, MI	1.0	1.0	550	$845	$1.54	44d	1	0.78mi
14176 Riverview St Unit 118 Detroit, MI	1.0	1.0	550	$800	$1.45	44d	1	0.78mi
14176 Riverview St Unit 218 Detroit, MI	1.0	1.0	550	$795	$1.45	44d	1	0.78mi
14176 Riverview St Unit 120 Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	0.78mi
14208 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	0.78mi
14216 Riverview St Detroit, MI	1.0	1.0	750	$950	$1.27	44d	1	0.78mi
14204 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.78mi
14200 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.78mi
14212 Riverview St Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	0.78mi

Listing history 3 events

1. 2026-06-18
   days on market $74,900 Active 2 DOM
2. 2026-06-17
   remarks 351-char remark
3. 2026-06-17
   listed $74,900 Active 1 DOM

ⓘ 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: $1,523 · $127/mo
• Projected year-2 tax: $1,523 · $127/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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,705
• − Mortgage interest: −$4,196
• − Property taxes: −$1,523
• − Insurance: −$374
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,179
• Taxable income: $1,560
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,261/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• 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

+41.3% since first listed

10 events — show timeline

• 2026-06-16 Listed $74,900 REALCOMP
• 2026-06-16 Listed $74,900 MiRealSource-MiMLS
• 2025-11-14 Listing Removed — REALCOMP
• 2025-11-14 Listing Removed — MiRealSource-MiMLS
• 2025-06-04 Listed $79,900 REALCOMP
• 2025-06-04 Listed $79,900 MiRealSource-MiMLS
• 2019-01-03 Sold (Public Records) $420,000 Public Records
• 2009-01-10 Listing Removed — REALCOMP
• 2008-09-16 Listed $15,000 REALCOMP
• 2005-12-02 Sold (Public Records) $53,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,523 · +1.4% YoY. Source: county tax records.