14035 Kentfield St · Detroit, MI 48223

$26,500

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 71 Days on market

Built 1948 3,920 sqft lot $37/sqft · 37% below area Est $42k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great fix & flip / buy & hold opportunity in Detroit, MI Great value add opportunity for a beginner or experienced investor. Buy & Hold investors looking to add a potential cash flowing rental to their portfolio, this is a steal. The property can be used as a traditional rental or rooming house to increase ROI The property is currently occupied but will be delivered vacant at closing. The house is Sold AS-IS, WHERE IS & buyer pays for closing costs. The house needs to be updated Cash, Hard Money, Conventional Financing Preferred.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $25k (6.0% below list) — sets the bar for market timing.
• Cap rate 37.9% 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: 158 active listings in the ZIP; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $183 of loan paydown is wiped out by about $795 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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.
• Current owner paid $5k; list at $26k implies a 441% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,910 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1948 — 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: 4.10% ✓
• Cap rate: 37.91%
• Cash-on-cash: 112.92%
• DSCR: 6.02
• GRM: 2.0

CMA / ARV

• ARV (median comp): $42,131
• List price: $26,500
• Delta: -37.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14128 Patton St	0.15mi	2/1.0	696 (-3%)	18mo	$11,500	$17	73
13540 Minock St	0.45mi	2/1.0	709 (-2%)	10mo	$24,000	$34	69
13535 Evergreen Rd	0.30mi	2/1.0	754 (+5%)	13mo	$45,700	$61	67
12937 Trinity St	0.51mi	2/1.0	729 (+1%)	14mo	$15,500	$21	63
14336 Plainview Ave	0.34mi	2/1.0	736 (+2%)	22mo	$70,000	$95	62
12642 Kentfield St	0.56mi	2/1.0	742 (+3%)	10mo	$40,000	$54	60
14359 Grandville Ave	0.53mi	3/1.0 (+1)	739 (+3%)	13mo	$105,000	$142	55
13619 Stahelin Ave	0.74mi	2/1.0	672 (-7%)	14mo	$50,000	$74	43
14411 Stout St	0.31mi	3/1.0 (+1)	807 (+12%)	22mo	$14,000	$17	42

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: —
• Equity multiple: 6.42×
• Total profit: $40,180
• Equity at exit: $3,951

10-year hold

• IRR: —
• Equity multiple: 13.43×
• Total profit: $92,263
• Equity at exit: $2,291

Cash invested: $7,420 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,087 high
• Mortgage (P&I): −$139
• Tax from tax record: −$11 /mo · $130/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $698

Break-even live

Break-even rent $204

Max offer price $26,500

Occupancy floor 31%

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: $6,625
• Closing costs: $795
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	0.47mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	44d	1	0.66mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	22d	1	0.84mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	24d	1	0.84mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	44d	6	0.87mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	0.96mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	1.01mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	1.47mi
12611 Memorial St Unit 629203 Detroit, MI	1.0	1.0	635	$995	$1.57	24d	1	1.48mi
12611 Memorial St Unit 629104 Detroit, MI	1.0	1.0	700	$995	$1.42	44d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $26,500 Active 71 DOM
2. 2026-06-17
   days on market $26,500 Active 70 DOM
3. 2026-06-15
   days on market $26,500 Active 68 DOM
4. 2026-06-13
   days on market $26,500 Active 66 DOM
5. 2026-06-13
   days on market $26,500 Active 65 DOM
6. 2026-06-09
   days on market $26,500 Active 62 DOM
7. 2026-06-08
   days on market $26,500 Active 61 DOM
8. 2026-06-07
   days on market $26,500 Active 60 DOM
9. 2026-06-04
   days on market $26,500 Active 57 DOM
10. 2026-06-03
    days on market $26,500 Active 56 DOM
11. 2026-06-02
    days on market $26,500 Active 55 DOM
12. 2026-06-01
    days on market $26,500 Active 54 DOM
13. 2026-05-31
    days on market $26,500 Active 53 DOM
14. 2026-04-08
    listed $26,500 Active 560-char remark

    Show marketing remark (560 chars)

    Great fix & flip / buy & hold opportunity in Detroit, MI Great value add opportunity for a beginner or experienced investor. Buy & Hold investors looking to add a potential cash flowing rental to their portfolio, this is a steal. The property can be used as a traditional rental or rooming house to increase ROI The property is currently occupied but will be delivered vacant at closing. The house is Sold AS-IS, WHERE IS & buyer pays for closing costs. The house needs to be updated Cash, Hard Money, Conventional Financing Preferred.

15. 2026-04-07
    listed $26,500 Active 559-char remark

    Show marketing remark (559 chars)

    Great fix & flip / buy & hold opportunity in Detroit, MI Great value add opportunity for a beginner or experienced investor. Buy & Hold investors looking to add a potential cash flowing rental to their portfolio, this is a steal. The property can be used as a traditional rental or rooming house to increase ROI The property is currently occupied but will be delivered vacant at closing. The house is Sold AS-IS, WHERE IS & buyer pays for closing costs. The house needs to be updated Cash, Hard Money, Conventional Financing Preferred.

16. 2026-04-05
    historical
17. 2026-04-05
    historical
18. 2026-02-21
    price $37,900
19. 2026-02-21
    price $37,900
20. 2026-02-12
    price $39,000
21. 2026-02-12
    price $39,000
22. 2026-02-04
    listed $43,700 Active
23. 2026-02-04
    listed $43,700 Active
24. 2010-05-13
    soldstatus $4,900
25. 2010-03-04
    listed $4,900
26. 2010-03-03
    historical
27. 2009-09-05
    listed $4,900

ⓘ 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: $130 · $11/mo
• Projected year-2 tax: $269 · $22/mo
• Expected delta: +$139/yr (+$12/mo · 107.0%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,049
• − Mortgage interest: −$1,484
• − Property taxes: −$130
• − Insurance: −$132
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$771
• Taxable income: $8,444
• Est. tax owed @ 24.0%: −$2,026
• After-tax cash flow: $6,352/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

+440.8% since first listed

14 events — show timeline

• 2026-04-08 Listed $26,500 REALCOMP
• 2026-04-07 Listed $26,500 MiRealSource-MiMLS
• 2026-04-05 Listing Removed — MiRealSource-MiMLS
• 2026-04-05 Listing Removed — REALCOMP
• 2026-02-21 Price Changed $37,900 MiRealSource-MiMLS
• 2026-02-21 Price Changed $37,900 REALCOMP
• 2026-02-12 Price Changed $39,000 MiRealSource-MiMLS
• 2026-02-12 Price Changed $39,000 REALCOMP
• 2026-02-04 Listed $43,700 MiRealSource-MiMLS
• 2026-02-04 Listed $43,700 REALCOMP
• 2010-05-13 Sold (MLS) $4,900 REALCOMP
• 2010-03-04 Listed $4,900 REALCOMP
• 2010-03-03 Listing Removed — REALCOMP
• 2009-09-05 Listed $4,900 REALCOMP

Property tax history

-14.8%/yr

Latest (2025): $130 · -90.4% YoY. Source: county tax records.