14255 Burt Rd · Detroit, MI 48223

$99,000

2 bd · 1.0 ba · 717 sqft · SingleFamily public records · 93 Days on market

Built 1949 4,792 sqft lot $138/sqft · 265% above area

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Why this score? — see what drove the D+ 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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• 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

* * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

Key facts

• 4,792 sq ft lot
• Built 1949
• Listed 92 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Gompers Elementarymiddle School (math 24% / reading 24%, grade F, #980 of 1,397 statewide, top 74%, 838 students, 91% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 89% FRL track the district average.
• Market conditions: 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 $684 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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.00% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $37,801
• List price: $99,000
• Delta: 161.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14128 Patton St	0.24mi	2/1.0	696 (-3%)	18mo	$11,500	$17	69
11747 W Outer Dr	0.54mi	2/1.0	736 (+3%)	7mo	$70,000	$95	64
14437 Dacosta St	0.70mi	2/1.0	707 (-1%)	2mo	$66,995	$95	64
12937 Trinity St	0.51mi	2/1.0	729 (+2%)	14mo	$15,500	$21	62
14336 Plainview Ave	0.59mi	2/1.0	736 (+3%)	22mo	$70,000	$95	50
13535 Evergreen Rd	0.67mi	2/1.0	754 (+5%)	14mo	$45,700	$61	49
14371 Dacosta St	0.69mi	3/1.0 (+1)	755 (+5%)	7mo	$4,200	$6	48
15059 Evergreen Rd	0.75mi	2/1.0	653 (-9%)	3mo	$66,300	$102	47
14024 Lamphere St	0.74mi	2/1.0	736 (+3%)	16mo	$37,000	$50	47
14411 Stout St	0.31mi	3/1.0 (+1)	807 (+13%)	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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-9,778
• Equity at exit: $14,761

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-408
• Equity at exit: $8,560

Cash invested: $27,720 (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: 161
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $990 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $98

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 85%

Sensitivity live

Price	-10% $167	-5% $132	+0% $98	+5% $64	+10% $30
Rent	-10% $20	-5% $59	+0% $98	+5% $137	+10% $176
Rate	-1.0pp $148	-0.5pp $123	base $98	+0.5pp $72	+1.0pp $46

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	45d	1	0.62mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	45d	6	0.73mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	26d	1	0.74mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	24d	1	0.79mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	26d	1	0.79mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	7d	4	0.83mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	17d	1	1.28mi
23620 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	45d	1	1.30mi
23616 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	45d	1	1.30mi
23608 Schoolcraft Rd Detroit, MI	1.0	1.0	550	$895	$1.63	45d	1	1.30mi
23604 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	45d	1	1.30mi
23612 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	45d	1	1.30mi
23600 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$995	$1.33	45d	1	1.30mi
14108 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	45d	1	1.31mi
14104 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	45d	1	1.31mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	45d	1	1.31mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	45d	1	1.31mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	45d	1	1.31mi
14090 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	45d	1	1.31mi
14084 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	45d	1	1.31mi
14094 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	45d	1	1.31mi
14130 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	45d	1	1.31mi
14134 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	45d	1	1.31mi
14120 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	45d	1	1.32mi
14116 Riverview St Detroit, MI	1.0	1.0	550	$795	$1.45	45d	1	1.32mi
23624 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	45d	1	1.32mi
14158 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	45d	1	1.32mi
14154 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	45d	1	1.32mi
14166 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	45d	1	1.32mi
14162 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	45d	1	1.32mi
14138 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	45d	1	1.32mi
14146 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	45d	1	1.32mi
23628 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	45d	1	1.32mi
23636 Schoolcraft Rd Unit 211 Detroit, MI	1.0	1.0	750	$950	$1.27	45d	1	1.32mi
23636 Schoolcraft Rd Unit 210 Detroit, MI	1.0	1.0	550	$845	$1.54	26d	1	1.32mi
23636 Schoolcraft Rd Unit 111 Detroit, MI	1.0	1.0	550	$795	$1.45	45d	1	1.32mi
23636 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$975	$1.30	45d	1	1.32mi
23636 Schoolcraft Rd Apt 212 Detroit, MI	2.0	1.0	750	$985	$1.31	45d	1	1.32mi
14150 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	45d	1	1.32mi
23632 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	45d	1	1.33mi

Listing history 3 events

1. 2026-02-25
   listed $99,000 Active 122-char remark

   Show marketing remark (122 chars)

   * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

2. 2026-02-25
   listed $99,000 Active 122-char remark

   Show marketing remark (122 chars)

   * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

3. 2022-05-24
   soldstatus $91,900

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $11,883
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$2,880
• Taxable loss: −$424
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $1,279/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

+7.7% since first listed

3 events — show timeline

• 2026-02-25 Listed $99,000 REALCOMP
• 2026-02-25 Listed $99,000 MiRealSource-MiMLS
• 2022-05-24 Sold (Public Records) $91,900 Public Records

Property tax history

-24.6%/yr

Latest (2025): $30 · -11.8% YoY. Source: county tax records.