14940 Appoline St · Detroit, MI 48227

$85,000

4 bd · 2.0 ba · 2,010 sqft · Townhouse public records · 139 Days on market

Built 1929 3,920 sqft lot $42/sqft · 10% below area Est $95k · 10% 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 +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a large two-family flat featuring upper and lower units. Each unit offers 2 bedrooms and 1 full bathroom. Property is ideal for owner-occupants or investors. The upper unit is currently tenant-occupied, providing immediate rental income, while the lower unit is available, perfect for an owner to move in or rent out. Property being sold AS-IS. BATVAI. Showings must be requested through Showing Time and accompanied with an agent. SentriLock access. Please do not disturb tenant.

Key facts

• 3,920 sq ft lot
• Built 1929
• Listed 139 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: Rents rising fast (+5.6%/yr); 385 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $1,491/mo this rent would consume 49% of the median local household income ($37k/yr) (locally 2371% 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 $588 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 + 5.6% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $62k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 1.75% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.68%
• DSCR: 2.23
• GRM: 4.8

CMA / ARV

• ARV (median comp): $94,527
• List price: $85,000
• Delta: -10.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.06×
• Total profit: $25,225
• Equity at exit: $12,674

10-year hold

• IRR: 34.2%
• Equity multiple: 4.55×
• Total profit: $84,428
• Equity at exit: $7,349

Cash invested: $23,800 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$446
• Tax from tax record: −$147 /mo · $1,770/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $549

Break-even live

Break-even rent $796

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $597	-5% $573	+0% $549	+5% $525	+10% $501
Rent	-10% $431	-5% $490	+0% $549	+5% $608	+10% $667
Rate	-1.0pp $592	-0.5pp $571	base $549	+0.5pp $527	+1.0pp $505

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	44d	1	0.82mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.82mi
15756 Ohio St Detroit, MI	5.0	2.0	1934	$1,700	$0.88	25d	1	0.90mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.93mi
16211 Kentucky St Detroit, MI	4.0	2.0	2168	$1,995	$0.92	18d	1	0.96mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	0.96mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	0.97mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	44d	1	1.05mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	44d	1	1.12mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	1.20mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	1.35mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	1.48mi

Listing history 34 events

1. 2026-06-18
   days on market $85,000 Active 139 DOM
2. 2026-06-17
   days on market $85,000 Active 138 DOM
3. 2026-06-15
   days on market $85,000 Active 136 DOM
4. 2026-06-13
   days on market $85,000 Active 134 DOM
5. 2026-06-13
   days on market $85,000 Active 133 DOM
6. 2026-06-09
   days on market $85,000 Active 130 DOM
7. 2026-06-08
   days on market $85,000 Active 129 DOM
8. 2026-06-07
   days on market $85,000 Active 128 DOM
9. 2026-06-04
   days on market $85,000 Active 125 DOM
10. 2026-06-03
    days on market $85,000 Active 124 DOM
11. 2026-06-01
    days on market $85,000 Active 122 DOM
12. 2026-05-31
    days on market $85,000 Active 121 DOM
13. 2026-01-29
    listed $85,000 Active 505-char remark

    Show marketing remark (505 chars)

    Great opportunity to own a large two-family flat featuring upper and lower units. Each unit offers 2 bedrooms and 1 full bathroom. Property is ideal for owner-occupants or investors. The upper unit is currently tenant-occupied, providing immediate rental income, while the lower unit is available, perfect for an owner to move in or rent out. Property being sold AS-IS. BATVAI. Showings must be requested through Showing Time and accompanied with an agent. SentriLock access. Please do not disturb tenant.

14. 2026-01-29
    listed $85,000 Active 505-char remark

    Show marketing remark (505 chars)

    Great opportunity to own a large two-family flat featuring upper and lower units. Each unit offers 2 bedrooms and 1 full bathroom. Property is ideal for owner-occupants or investors. The upper unit is currently tenant-occupied, providing immediate rental income, while the lower unit is available, perfect for an owner to move in or rent out. Property being sold AS-IS. BATVAI. Showings must be requested through Showing Time and accompanied with an agent. SentriLock access. Please do not disturb tenant.

15. 2018-11-01
    soldstatus $62,405
16. 2016-05-09
    soldstatus $7,500
17. 2016-04-01
    soldstatus $7,500 Sold
18. 2016-04-01
    soldstatus $7,500
19. 2016-04-01
    soldstatus $7,500 Closed
20. 2016-02-23
    status Pending
21. 2016-02-23
    status Pending
22. 2016-02-23
    historical
23. 2016-02-07
    status Active
24. 2016-02-01
    historical
25. 2016-01-29
    price $7,500
26. 2016-01-29
    price $7,500
27. 2015-11-05
    price $9,500
28. 2015-11-05
    price $9,500
29. 2015-11-05
    status Active
30. 2015-11-04
    historical
31. 2015-05-10
    listed $18,000 Active
32. 2015-04-01
    listed $18,000 Active
33. 2015-04-01
    listed $7,500
34. 2013-10-07
    soldstatus $10,000

ⓘ 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: $1,770 · $147/mo
• Projected year-2 tax: $1,770 · $147/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 5/10 Major FEMA zone X (unshaded) · 65% 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: $17,888
• − Mortgage interest: −$4,761
• − Property taxes: −$1,770
• − Insurance: −$425
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$2,473
• Taxable income: $5,597
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $5,245/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+750.0% since first listed

22 events — show timeline

• 2026-01-29 Listed $85,000 REALCOMP
• 2026-01-29 Listed $85,000 MiRealSource-MiMLS
• 2018-11-01 Sold (Public Records) $62,405 Public Records
• 2016-05-09 Sold (Public Records) $7,500 Public Records
• 2016-04-01 Sold (MLS) $7,500 MiRealSource-MiMLS
• 2016-04-01 Sold (MLS) $7,500 MiRealSource-MiMLS
• 2016-04-01 Sold (MLS) $7,500 REALCOMP
• 2016-02-23 Pending — MiRealSource-MiMLS
• 2016-02-23 Pending — REALCOMP
• 2016-02-23 Listing Removed — MiRealSource-MiMLS
• 2016-02-07 Relisted — REALCOMP
• 2016-02-01 Listing Removed — REALCOMP
• 2016-01-29 Price Changed $7,500 MiRealSource-MiMLS
• 2016-01-29 Price Changed $7,500 REALCOMP
• 2015-11-05 Price Changed $9,500 MiRealSource-MiMLS
• 2015-11-05 Price Changed $9,500 REALCOMP
• 2015-11-05 Relisted — REALCOMP
• 2015-11-04 Listing Removed — REALCOMP
• 2015-05-10 Listed $18,000 REALCOMP
• 2015-04-01 Listed $18,000 MiRealSource-MiMLS
• 2015-04-01 Listed $7,500 MiRealSource-MiMLS
• 2013-10-07 Sold (Public Records) $10,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,770 · -50.6% YoY. Source: county tax records.