14931 Flanders St · Detroit, MI 48205

$64,000

2 bd · 1.0 ba · 690 sqft · SingleFamily public records · 463 Days on market

Built 1939 3,485 sqft lot $93/sqft · 31% above area Est $49k · 31% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is a tenant occupied Ranch on Detroit's East Side. Current rent is 1000 / month. Lease and ledger available upon request. No showings prior to accepted offer. Room sizes estimated. BATVAI.

Key facts

• 3,485 sq ft lot
• Garage
• Built 1939

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+1.3%/yr); 373 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 30% of the median local income ($39k/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 $442 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 + 1.3% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 463 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $46k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 463 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 1939 — 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: 1.54% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.03%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (median comp): $48,836
• List price: $64,000
• Delta: 31.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14981 Flanders St	0.04mi	2/1.0	755 (+9%)	1mo	$30,005	$40	81
15001 Flanders St	0.06mi	2/1.0	769 (+11%)	6mo	$80,000	$104	73
14531 Promenade St	0.42mi	2/1.0	741 (+7%)	8mo	$19,000	$26	61
11974 Duchess St	0.60mi	2/1.0	724 (+5%)	5mo	$37,000	$51	60
11330 Stockwell St	0.29mi	2/1.0	766 (+11%)	18mo	$83,000	$108	53
11415 Stockwell St	0.21mi	2/2.0	768 (+11%)	20mo	$80,000	$104	50
14915 Troester St	0.45mi	3/1.0 (+1)	755 (+9%)	14mo	$78,000	$103	47
13066 Glenfield St	0.75mi	2/1.0	750 (+9%)	23mo	$35,000	$47	31

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.55×
• Total profit: $9,915
• Equity at exit: $9,543

10-year hold

• IRR: 21.6%
• Equity multiple: 2.70×
• Total profit: $30,418
• Equity at exit: $5,534

Cash invested: $17,920 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $985 high
• Mortgage (P&I): −$336
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $344

Break-even live

Break-even rent $550

Max offer price $64,000

Occupancy floor 60%

Sensitivity live

Price	-10% $380	-5% $362	+0% $344	+5% $326	+10% $308
Rent	-10% $266	-5% $305	+0% $344	+5% $383	+10% $422
Rate	-1.0pp $376	-0.5pp $360	base $344	+0.5pp $327	+1.0pp $310

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14103 Rochelle Ave Unit 3 Detroit, MI	1.0	1.0	700	$800	$1.14	44d	1	0.68mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	0.85mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	0.91mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	1.01mi
13067 Wade St Detroit, MI	2.0	1.0	660	$900	$1.36	5d	1	1.05mi
13503 E McNichols Rd Unit 7 Detroit, MI	1.0	1.0	750	$800	$1.07	18d	1	1.06mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	1.10mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	44d	1	1.26mi
16241 Seven Mile E Unit 4 Detroit, MI	1.0	1.0	650	$650	$1.00	44d	1	1.32mi

Listing history 21 events

1. 2026-06-18
   days on market $64,000 Active 463 DOM
2. 2026-06-17
   days on market $64,000 Active 462 DOM
3. 2026-06-15
   days on market $64,000 Active 460 DOM
4. 2026-06-13
   days on market $64,000 Active 458 DOM
5. 2026-06-13
   days on market $64,000 Active 457 DOM
6. 2026-06-09
   days on market $64,000 Active 454 DOM
7. 2026-06-08
   days on market $64,000 Active 453 DOM
8. 2026-06-07
   days on market $64,000 Active 452 DOM
9. 2026-06-04
   days on market $64,000 Active 449 DOM
10. 2026-06-03
    days on market $64,000 Active 448 DOM
11. 2026-06-01
    days on market $64,000 Active 446 DOM
12. 2026-05-31
    days on market $64,000 Active 445 DOM
13. 2026-03-27
    status Active 193-char remark

    Show marketing remark (193 chars)

    Here is a tenant occupied Ranch on Detroit's East Side. Current rent is 1000 / month. Lease and ledger available upon request. No showings prior to accepted offer. Room sizes estimated. BATVAI.

14. 2026-03-27
    historical 193-char remark

    Show marketing remark (193 chars)

    Here is a tenant occupied Ranch on Detroit's East Side. Current rent is 1000 / month. Lease and ledger available upon request. No showings prior to accepted offer. Room sizes estimated. BATVAI.

15. 2026-03-19
    price $64,000 193-char remark

    Show marketing remark (193 chars)

    Here is a tenant occupied Ranch on Detroit's East Side. Current rent is 1000 / month. Lease and ledger available upon request. No showings prior to accepted offer. Room sizes estimated. BATVAI.

16. 2026-03-18
    price $64,000 193-char remark

    Show marketing remark (193 chars)

    Here is a tenant occupied Ranch on Detroit's East Side. Current rent is 1000 / month. Lease and ledger available upon request. No showings prior to accepted offer. Room sizes estimated. BATVAI.

17. 2025-04-22
    status Active 193-char remark

    Show marketing remark (193 chars)

    Here is a tenant occupied Ranch on Detroit's East Side. Current rent is 1000 / month. Lease and ledger available upon request. No showings prior to accepted offer. Room sizes estimated. BATVAI.

18. 2025-04-21
    historical 193-char remark

    Show marketing remark (193 chars)

    Here is a tenant occupied Ranch on Detroit's East Side. Current rent is 1000 / month. Lease and ledger available upon request. No showings prior to accepted offer. Room sizes estimated. BATVAI.

19. 2025-03-11
    listed $65,000 Active 193-char remark

    Show marketing remark (193 chars)

    Here is a tenant occupied Ranch on Detroit's East Side. Current rent is 1000 / month. Lease and ledger available upon request. No showings prior to accepted offer. Room sizes estimated. BATVAI.

20. 2025-03-11
    listed $65,000 Active 193-char remark

    Show marketing remark (193 chars)

    Here is a tenant occupied Ranch on Detroit's East Side. Current rent is 1000 / month. Lease and ledger available upon request. No showings prior to accepted offer. Room sizes estimated. BATVAI.

21. 2019-04-10
    soldstatus $45,900

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $926 · $77/mo
• Expected delta: +$59/yr (+$5/mo · 6.8%)

ⓘ 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 ≥95°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: $11,825
• − Mortgage interest: −$3,585
• − Property taxes: −$867
• − Insurance: −$320
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$1,862
• Taxable income: $3,299
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $3,335/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+39.4% since first listed

9 events — show timeline

• 2026-03-27 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-19 Price Changed $64,000 MiRealSource-MiMLS
• 2026-03-18 Price Changed $64,000 REALCOMP
• 2025-04-22 Relisted — REALCOMP
• 2025-04-21 Listing Removed — REALCOMP
• 2025-03-11 Listed $65,000 MiRealSource-MiMLS
• 2025-03-11 Listed $65,000 REALCOMP
• 2019-04-10 Sold (Public Records) $45,900 Public Records

Property tax history

-0.8%/yr

Latest (2025): $867 · -53.5% YoY. Source: county tax records.