14225 Kentucky St · Detroit, MI 48238

$55,000

2 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 212 Days on market

Built 1931 3,485 sqft lot $51/sqft · 59% above area

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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
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special. Located in Fitzgerald Neighborhood features hard wood floors in living area and in bedrooms. Beautiful 2/1 in Kentucky street; updated bathroom and kitchen. Was rehabbed in 2020. Buyer to pay $495 processing fee to listing broker.

Key facts

• 3,485 sq ft lot
• Built 1931
• Listed 211 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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 (+6.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 42% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 + 6.1% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 18y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $55k implies a 817% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1931 — 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: 2.10% ✓
• Cap rate: 17.97%
• Cash-on-cash: 41.70%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (median comp): $35,316
• List price: $55,000
• Delta: 55.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14249 Cloverlawn St	0.32mi	3/1.0 (+1)	1,035 (-4%)	5mo	$69,000	$67	70
8731 Chalfonte St	0.55mi	3/1.0 (+1)	1,089 (+1%)	10mo	$24,000	$22	59
13544 Mendota St	0.48mi	3/1.0 (+1)	1,080 (+1%)	16mo	$67,500	$63	58
14892 Ilene St	0.52mi	3/1.0 (+1)	1,100 (+2%)	14mo	$77,000	$70	56
8539 Desoto St	0.62mi	3/1.0 (+1)	988 (-8%)	3mo	$31,529	$32	50
13124 Kentucky St	0.56mi	3/1.5 (+1)	1,140 (+6%)	10mo	$31,000	$27	49
14111 Steel St	0.67mi	3/1.0 (+1)	1,100 (+2%)	16mo	$15,000	$14	46
12740 Mendota St	0.71mi	3/1.0 (+1)	972 (-10%)	6mo	$90,000	$93	41
14929 Birwood St	0.60mi	3/2.0 (+1)	999 (-7%)	13mo	$65,000	$65	40
15061 Pinehurst St	0.74mi	2/1.0	970 (-10%)	15mo	$85,000	$88	37
12765 Wyoming Ave	0.63mi	3/1.0 (+1)	928 (-14%)	10mo	$35,000	$38	35
12754 Mendota St	0.70mi	3/1.0 (+1)	1,224 (+14%)	8mo	$28,500	$23	33

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 41.8%
• Equity multiple: 2.88×
• Total profit: $28,953
• Equity at exit: $8,201

10-year hold

• IRR: 49.5%
• Equity multiple: 6.56×
• Total profit: $85,657
• Equity at exit: $4,755

Cash invested: $15,400 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,156 high
• Mortgage (P&I): −$288
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $535

Break-even live

Break-even rent $479

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	0.24mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.28mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	12d	1	0.36mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.38mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	0.39mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.53mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	0.61mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	17d	1	0.70mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	20d	1	0.71mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	24d	4	0.80mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	0.88mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.88mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.94mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	18d	1	0.96mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	0.96mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	0.97mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.02mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	1.02mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	1.02mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	1.03mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	44d	1	1.05mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	1.05mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	1.07mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.09mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	1.10mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	1.12mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	18d	1	1.12mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.13mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	1.13mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	1.14mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	1.15mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	44d	1	1.18mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	1.19mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	24d	1	1.22mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	44d	1	1.22mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	1.23mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	1.23mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	3d	1	1.23mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	44d	1	1.24mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	1.26mi

Listing history 49 events

1. 2026-06-15
   days on market $55,000 Active 212 DOM
2. 2026-06-13
   days on market $55,000 Active 210 DOM
3. 2026-06-13
   days on market $55,000 Active 209 DOM
4. 2026-06-09
   days on market $55,000 Active 206 DOM
5. 2026-06-08
   days on market $55,000 Active 205 DOM
6. 2026-06-07
   days on market $55,000 Active 204 DOM
7. 2026-06-04
   days on market $55,000 Active 201 DOM
8. 2026-06-03
   days on market $55,000 Active 200 DOM
9. 2026-06-01
   days on market $55,000 Active 198 DOM
10. 2026-05-31
    days on market $55,000 Active 197 DOM
11. 2026-03-13
    price $55,000 248-char remark

    Show marketing remark (248 chars)

    Investor Special. Located in Fitzgerald Neighborhood features hard wood floors in living area and in bedrooms. Beautiful 2/1 in Kentucky street; updated bathroom and kitchen. Was rehabbed in 2020. Buyer to pay $495 processing fee to listing broker.

12. 2026-03-13
    price $55,000 248-char remark

    Show marketing remark (248 chars)

    Investor Special. Located in Fitzgerald Neighborhood features hard wood floors in living area and in bedrooms. Beautiful 2/1 in Kentucky street; updated bathroom and kitchen. Was rehabbed in 2020. Buyer to pay $495 processing fee to listing broker.

13. 2026-01-30
    status Active 248-char remark

    Show marketing remark (248 chars)

    Investor Special. Located in Fitzgerald Neighborhood features hard wood floors in living area and in bedrooms. Beautiful 2/1 in Kentucky street; updated bathroom and kitchen. Was rehabbed in 2020. Buyer to pay $495 processing fee to listing broker.

14. 2026-01-30
    status Active 248-char remark

    Show marketing remark (248 chars)

    Investor Special. Located in Fitzgerald Neighborhood features hard wood floors in living area and in bedrooms. Beautiful 2/1 in Kentucky street; updated bathroom and kitchen. Was rehabbed in 2020. Buyer to pay $495 processing fee to listing broker.

15. 2026-01-15
    status Pending 248-char remark

    Show marketing remark (248 chars)

    Investor Special. Located in Fitzgerald Neighborhood features hard wood floors in living area and in bedrooms. Beautiful 2/1 in Kentucky street; updated bathroom and kitchen. Was rehabbed in 2020. Buyer to pay $495 processing fee to listing broker.

16. 2026-01-15
    status Pending 248-char remark

    Show marketing remark (248 chars)

    Investor Special. Located in Fitzgerald Neighborhood features hard wood floors in living area and in bedrooms. Beautiful 2/1 in Kentucky street; updated bathroom and kitchen. Was rehabbed in 2020. Buyer to pay $495 processing fee to listing broker.

17. 2025-10-29
    listed $60,000 Active 248-char remark

    Show marketing remark (248 chars)

    Investor Special. Located in Fitzgerald Neighborhood features hard wood floors in living area and in bedrooms. Beautiful 2/1 in Kentucky street; updated bathroom and kitchen. Was rehabbed in 2020. Buyer to pay $495 processing fee to listing broker.

18. 2025-10-29
    listed $60,000 Active 248-char remark

    Show marketing remark (248 chars)

    Investor Special. Located in Fitzgerald Neighborhood features hard wood floors in living area and in bedrooms. Beautiful 2/1 in Kentucky street; updated bathroom and kitchen. Was rehabbed in 2020. Buyer to pay $495 processing fee to listing broker.

19. 2019-01-04
    soldstatus $6,000 Sold
20. 2019-01-04
    soldstatus $6,000 Closed
21. 2018-10-16
    status Pending
22. 2018-10-16
    status Pending
23. 2018-09-21
    status Active
24. 2018-09-21
    status Active
25. 2018-09-07
    status Pending
26. 2018-09-07
    status Pending
27. 2018-06-13
    listed $12,000 Active
28. 2018-06-13
    listed $12,000 Active
29. 2018-04-16
    historical
30. 2018-04-05
    status Pending
31. 2018-04-05
    status Pending
32. 2018-04-05
    historical
33. 2018-04-03
    price $9,000
34. 2018-04-02
    price $9,000
35. 2018-01-28
    price $10,000
36. 2018-01-27
    price $10,000
37. 2017-09-30
    listed $12,000 Active
38. 2017-09-30
    listed $12,000 Active
39. 2009-08-18
    soldstatus $1,400
40. 2009-08-18
    soldstatus $1,400
41. 2009-07-21
    historical
42. 2009-04-02
    listed $1,400
43. 2009-04-02
    listed $1,400
44. 2009-04-01
    historical
45. 2008-12-31
    listed $4,900
46. 2008-12-31
    historical
47. 2008-08-29
    listed $4,900
48. 2008-07-29
    historical
49. 2008-04-30
    listed $10,900

ⓘ 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: $805 · $67/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$21/yr (+$2/mo · 2.6%)

ⓘ 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 ≥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: $13,876
• − Mortgage interest: −$3,081
• − Property taxes: −$805
• − Insurance: −$275
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$1,600
• Taxable income: $5,895
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $5,006/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+404.6% since first listed

39 events — show timeline

• 2026-03-13 Price Changed $55,000 MiRealSource-MiMLS
• 2026-03-13 Price Changed $55,000 REALCOMP
• 2026-01-30 Relisted — MiRealSource-MiMLS
• 2026-01-30 Relisted — REALCOMP
• 2026-01-15 Pending — MiRealSource-MiMLS
• 2026-01-15 Pending — REALCOMP
• 2025-10-29 Listed $60,000 REALCOMP
• 2025-10-29 Listed $60,000 MiRealSource-MiMLS
• 2019-01-04 Sold (MLS) $6,000 MiRealSource-MiMLS
• 2019-01-04 Sold (MLS) $6,000 REALCOMP
• 2018-10-16 Pending — MiRealSource-MiMLS
• 2018-10-16 Pending — REALCOMP
• 2018-09-21 Relisted — MiRealSource-MiMLS
• 2018-09-21 Relisted — REALCOMP
• 2018-09-07 Pending — MiRealSource-MiMLS
• 2018-09-07 Pending — REALCOMP
• 2018-06-13 Listed $12,000 MiRealSource-MiMLS
• 2018-06-13 Listed $12,000 REALCOMP
• 2018-04-16 Listing Removed — REALCOMP
• 2018-04-05 Pending — MiRealSource-MiMLS
• 2018-04-05 Pending — REALCOMP
• 2018-04-05 Listing Removed — MiRealSource-MiMLS
• 2018-04-03 Price Changed $9,000 MiRealSource-MiMLS
• 2018-04-02 Price Changed $9,000 REALCOMP
• 2018-01-28 Price Changed $10,000 MiRealSource-MiMLS
• 2018-01-27 Price Changed $10,000 REALCOMP
• 2017-09-30 Listed $12,000 MiRealSource-MiMLS
• 2017-09-30 Listed $12,000 REALCOMP
• 2009-08-18 Sold (MLS) $1,400 REALCOMP
• 2009-08-18 Sold (MLS) $1,400 MiRealSource-MiMLS
• 2009-07-21 Listing Removed — MiRealSource-MiMLS
• 2009-04-02 Listed $1,400 REALCOMP
• 2009-04-02 Listed $1,400 MiRealSource-MiMLS
• 2009-04-01 Listing Removed — REALCOMP
• 2008-12-31 Listing Removed — REALCOMP
• 2008-12-31 Listed $4,900 REALCOMP
• 2008-08-29 Listed $4,900 REALCOMP
• 2008-07-29 Listing Removed — REALCOMP
• 2008-04-30 Listed $10,900 REALCOMP

Property tax history

-5.1%/yr

Latest (2025): $805 · -36.3% YoY. Source: county tax records.