14930 Lauder St · Detroit, MI 48227

$80,000

3 bd · 1.0 ba · 1,293 sqft · SingleFamily public records · 67 Days on market

Built 1936 3,920 sqft lot $62/sqft · 10% above area Est $73k · 10% 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
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cash flowing investment property with a current rent of $1,200 /month. Professionally managed rental. Clean ledger. Extensive updates and renovations were done to the home before leasing. No showings allowed without an accepted offer first. Do not approach the property or request a showing.

Key facts

• 3,920 sq ft lot
• Built 1936
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 10.0% 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 fast (+5.6%/yr); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 44% of the median local income ($37k/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 $553 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 + 5.6% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $80k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.69% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 4.9

CMA / ARV

• ARV (median comp): $72,736
• List price: $80,000
• Delta: 9.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14644 Hubbell St	0.18mi	3/1.0	1,248 (-4%)	2mo	$45,000	$36	84
14232 Lauder St	0.51mi	3/1.0	1,272 (-2%)	2mo	$60,000	$47	72
14736 Mansfield St	0.74mi	3/1.0	1,318 (+2%)	0mo	$62,000	$47	62
15868 Whitcomb St	0.70mi	3/1.0	1,332 (+3%)	2mo	$95,000	$71	60
15053 Littlefield St	0.75mi	3/2.0	1,286 (-0%)	2mo	$75,000	$58	58
15366 Sussex St	0.37mi	3/1.0	1,100 (-15%)	3mo	$105,000	$95	56
14905 Littlefield St	0.74mi	3/1.0	1,368 (+6%)	1mo	$52,000	$38	55
14321 Ardmore St	0.52mi	2/2.0 (-1)	1,188 (-8%)	2mo	$11,000	$9	52
14063 Freeland St	0.68mi	2/1.0 (-1)	1,219 (-6%)	2mo	$23,000	$19	52
15316 Prevost St NE	0.65mi	2/1.5 (-1)	1,193 (-8%)	2mo	$157,000	$132	48
15770 Stansbury St	0.71mi	3/1.0	1,100 (-15%)	1mo	$50,000	$45	42
15763 Robson St	0.56mi	2/1.5 (-1)	1,485 (+15%)	3mo	$58,500	$39	40

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.69×
• Total profit: $15,450
• Equity at exit: $11,928

10-year hold

• IRR: 27.1%
• Equity multiple: 3.74×
• Total profit: $61,285
• Equity at exit: $6,917

Cash invested: $22,400 (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 48227

• Rents YoY: 5.6%
• Active inventory: 391
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$420
• Tax from tax record: −$226 /mo · $2,713/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $388

Break-even live

Break-even rent $859

Max offer price $80,000

Occupancy floor 66%

Sensitivity live

Price	-10% $433	-5% $411	+0% $388	+5% $365	+10% $343
Rent	-10% $281	-5% $335	+0% $388	+5% $441	+10% $495
Rate	-1.0pp $428	-0.5pp $408	base $388	+0.5pp $367	+1.0pp $346

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	45d	1	0.22mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	18d	1	0.25mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	19d	1	0.27mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	25d	1	0.27mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	14d	1	0.27mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	0.27mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	45d	1	0.28mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	0.29mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	16d	1	0.35mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	45d	1	0.39mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	4d	1	0.41mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	45d	1	0.43mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	45d	1	0.52mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	18d	1	0.55mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	18d	1	0.55mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	14d	1	0.58mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	21d	1	0.58mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	25d	1	0.58mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	18d	1	0.59mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	18d	1	0.62mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	6d	1	0.66mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	25d	1	0.66mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	0.66mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	45d	1	0.66mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	45d	1	0.69mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	18d	1	0.69mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	18d	1	0.72mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	16d	1	0.75mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	18d	1	0.80mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	23d	1	0.80mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	14d	1	0.82mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	6d	1	0.82mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	6d	1	0.82mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	45d	1	0.82mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	45d	1	0.89mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	16d	1	0.91mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	18d	1	0.92mi
14510 Asbury Park Detroit, MI	2.0	1.0	1771	$1,250	$0.71	45d	1	0.92mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	25d	1	0.95mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	45d	1	0.97mi

Listing history 38 events

1. 2026-06-21
   days on market $80,000 Active 67 DOM
2. 2026-06-18
   days on market $80,000 Active 64 DOM
3. 2026-06-18
   price $80,000 Active 63 DOM
4. 2026-06-17
   days on market $85,000 Active 63 DOM
5. 2026-06-16
   listing id $85,000 Active 61 DOM
6. 2026-06-15
   days on marketlisting id $85,000 Active 61 DOM
7. 2026-06-13
   days on market $85,000 Active 59 DOM
8. 2026-06-13
   days on market $85,000 Active 58 DOM
9. 2026-06-09
   days on market $85,000 Active 55 DOM
10. 2026-06-08
    pricedays on market $85,000 Active 54 DOM
11. 2026-06-07
    days on market $90,000 Active 53 DOM
12. 2026-06-04
    days on market $90,000 Active 50 DOM
13. 2026-06-03
    days on market $90,000 Active 49 DOM
14. 2026-06-02
    days on market $90,000 Active 48 DOM
15. 2026-06-01
    days on market $90,000 Active 47 DOM
16. 2026-05-31
    days on market $90,000 Active 46 DOM
17. 2026-04-15
    listed $90,000 Active 291-char remark

    Show marketing remark (291 chars)

    Cash flowing investment property with a current rent of $1,200 /month. Professionally managed rental. Clean ledger. Extensive updates and renovations were done to the home before leasing. No showings allowed without an accepted offer first. Do not approach the property or request a showing.

18. 2026-04-15
    listed $90,000 Active 291-char remark

    Show marketing remark (291 chars)

    Cash flowing investment property with a current rent of $1,200 /month. Professionally managed rental. Clean ledger. Extensive updates and renovations were done to the home before leasing. No showings allowed without an accepted offer first. Do not approach the property or request a showing.

19. 2023-12-26
    historical $1,200
20. 2023-11-28
    listed $1,200
21. 2023-08-25
    soldstatus $34,500 Sold
22. 2023-08-25
    soldstatus $34,500 Closed
23. 2023-08-10
    status Pending
24. 2023-08-10
    status Active
25. 2023-07-03
    status Pending
26. 2023-07-03
    status Pending
27. 2023-06-22
    listed $55,000 Active
28. 2023-06-22
    listed $55,000 Active
29. 2023-01-06
    status Pending
30. 2023-01-06
    status Pending
31. 2023-01-02
    historical
32. 2023-01-02
    historical
33. 2022-11-18
    price $50,000
34. 2022-11-17
    price $50,000
35. 2022-10-26
    listed $60,000 Active
36. 2022-10-24
    listed $60,000 Active
37. 2009-06-10
    soldstatus $5,501
38. 2008-11-07
    listed $6,600

ⓘ 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: $2,713 · $226/mo
• Projected year-2 tax: $2,713 · $226/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $16,206
• − Mortgage interest: −$4,481
• − Property taxes: −$2,713
• − Insurance: −$400
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,327
• Taxable income: $3,691
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $3,769/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

+1263.6% since first listed

22 events — show timeline

• 2026-04-15 Listed $90,000 REALCOMP
• 2026-04-15 Listed $90,000 MiRealSource-MiMLS
• 2023-12-26 Rental Removed $1,200 APPFOLIO
• 2023-11-28 Listed for Rent $1,200 APPFOLIO
• 2023-08-25 Sold (MLS) $34,500 MiRealSource-MiMLS
• 2023-08-25 Sold (MLS) $34,500 REALCOMP
• 2023-08-10 Pending — REALCOMP
• 2023-08-10 Relisted — REALCOMP
• 2023-07-03 Pending — REALCOMP
• 2023-07-03 Pending — MiRealSource-MiMLS
• 2023-06-22 Listed $55,000 MiRealSource-MiMLS
• 2023-06-22 Listed $55,000 REALCOMP
• 2023-01-06 Pending — MiRealSource-MiMLS
• 2023-01-06 Pending — REALCOMP
• 2023-01-02 Listing Removed — MiRealSource-MiMLS
• 2023-01-02 Listing Removed — REALCOMP
• 2022-11-18 Price Changed $50,000 MiRealSource-MiMLS
• 2022-11-17 Price Changed $50,000 REALCOMP
• 2022-10-26 Listed $60,000 REALCOMP
• 2022-10-24 Listed $60,000 MiRealSource-MiMLS
• 2009-06-10 Sold (MLS) $5,501 REALCOMP
• 2008-11-07 Listed $6,600 REALCOMP

Property tax history

+6.5%/yr

Latest (2025): $2,713 · -54.4% YoY. Source: county tax records.