14869 Freeland St · Detroit, MI 48227

$84,900

3 bd · 1.0 ba · 1,285 sqft · SingleFamily public records · 210 Days on market

Built 1928 4,356 sqft lot $66/sqft · 33% above area Est $64k · 33% over ↓ 23% since listing

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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
• 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

Nice 3 bedroom brick Colonial. Recently remodeled. The perfect house for the 1st time hombuyer or a nice property for your investors portfolio

Key facts

• 4,356 sq ft lot
• Garage
• Built 1928

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/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.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $587 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 22y 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 $61k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1928 — 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: 1.57% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.72%
• DSCR: 1.83
• GRM: 5.3

CMA / ARV

• ARV (median comp): $63,647
• List price: $84,900
• Delta: 33.39%
• 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
14644 Hubbell St	0.18mi	3/1.0	1,248 (-3%)	2mo	$45,000	$36	86
14232 Lauder St	0.52mi	3/1.0	1,272 (-1%)	2mo	$60,000	$47	72
15053 Littlefield St	0.52mi	3/2.0	1,286 (+0%)	2mo	$75,000	$58	70
14905 Littlefield St	0.49mi	3/1.0	1,368 (+6%)	1mo	$52,000	$38	65
15328 Prest St E	0.66mi	3/1.5	1,298 (+1%)	3mo	$66,999	$52	63
14974 Cheyenne St	0.58mi	3/2.5	1,300 (+1%)	4mo	$155,000	$119	62
14321 Ardmore St	0.37mi	2/2.0 (-1)	1,188 (-8%)	2mo	$11,000	$9	60
14063 Freeland St	0.58mi	2/1.0 (-1)	1,219 (-5%)	2mo	$23,000	$19	58
15103 Cheyenne St	0.59mi	4/2.0 (+1)	1,317 (+2%)	4mo	$121,500	$92	56
15366 Sussex St	0.58mi	3/1.0	1,100 (-14%)	3mo	$105,000	$95	47
15770 Stansbury St	0.64mi	3/1.0	1,100 (-14%)	1mo	$50,000	$45	46
15775 Hartwell St	0.71mi	3/1.0	1,123 (-13%)	3mo	$88,000	$78	43

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: 13.7%
• Equity multiple: 1.57×
• Total profit: $13,507
• Equity at exit: $12,659

10-year hold

• IRR: 24.7%
• Equity multiple: 3.44×
• Total profit: $57,933
• Equity at exit: $7,341

Cash invested: $23,772 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$445
• Tax from tax record: −$203 /mo · $2,433/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $371

Break-even live

Break-even rent $865

Max offer price $84,900

Occupancy floor 67%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	0.15mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	0.17mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	0.19mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	0.30mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.40mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	0.42mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	0.43mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	0.44mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	0.44mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.44mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.49mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.49mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.49mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.49mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	0.53mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.57mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.57mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	0.58mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	0.60mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	0.61mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	44d	1	0.64mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	0.69mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.73mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	17d	1	0.76mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	20d	1	0.79mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.84mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	0.89mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	0.90mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	44d	1	0.90mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	44d	1	0.94mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	0.95mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	0.97mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	44d	1	0.97mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	0.98mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	44d	1	1.04mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	1.06mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	1.06mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	1.06mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	17d	1	1.06mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.07mi

Listing history 35 events

1. 2026-05-02
   price $84,900 142-char remark

   Show marketing remark (142 chars)

   Nice 3 bedroom brick Colonial. Recently remodeled. The perfect house for the 1st time hombuyer or a nice property for your investors portfolio

2. 2026-05-02
   price $84,900 142-char remark

   Show marketing remark (142 chars)

   Nice 3 bedroom brick Colonial. Recently remodeled. The perfect house for the 1st time hombuyer or a nice property for your investors portfolio

3. 2026-03-27
   status Active 142-char remark

   Show marketing remark (142 chars)

   Nice 3 bedroom brick Colonial. Recently remodeled. The perfect house for the 1st time hombuyer or a nice property for your investors portfolio

4. 2026-03-27
   historical 142-char remark

   Show marketing remark (142 chars)

   Nice 3 bedroom brick Colonial. Recently remodeled. The perfect house for the 1st time hombuyer or a nice property for your investors portfolio

5. 2026-03-08
   status Active 142-char remark

   Show marketing remark (142 chars)

   Nice 3 bedroom brick Colonial. Recently remodeled. The perfect house for the 1st time hombuyer or a nice property for your investors portfolio

6. 2026-03-08
   status Active 142-char remark

   Show marketing remark (142 chars)

   Nice 3 bedroom brick Colonial. Recently remodeled. The perfect house for the 1st time hombuyer or a nice property for your investors portfolio

7. 2026-02-25
   historical 142-char remark

   Show marketing remark (142 chars)

   Nice 3 bedroom brick Colonial. Recently remodeled. The perfect house for the 1st time hombuyer or a nice property for your investors portfolio

8. 2025-12-01
   price $89,900 142-char remark

   Show marketing remark (142 chars)

   Nice 3 bedroom brick Colonial. Recently remodeled. The perfect house for the 1st time hombuyer or a nice property for your investors portfolio

9. 2025-11-30
   price $89,900 142-char remark

   Show marketing remark (142 chars)

   Nice 3 bedroom brick Colonial. Recently remodeled. The perfect house for the 1st time hombuyer or a nice property for your investors portfolio

10. 2025-10-17
    listed $94,900 Active 142-char remark

    Show marketing remark (142 chars)

    Nice 3 bedroom brick Colonial. Recently remodeled. The perfect house for the 1st time hombuyer or a nice property for your investors portfolio

11. 2025-10-17
    listed $94,900 Active 142-char remark

    Show marketing remark (142 chars)

    Nice 3 bedroom brick Colonial. Recently remodeled. The perfect house for the 1st time hombuyer or a nice property for your investors portfolio

12. 2024-10-30
    historical
13. 2024-10-30
    historical
14. 2024-09-09
    status Active
15. 2024-09-09
    status Active
16. 2024-07-30
    historical
17. 2024-07-30
    historical
18. 2024-07-09
    price $84,900
19. 2024-07-08
    price $84,900
20. 2024-07-07
    listed $94,500 Active
21. 2024-07-07
    listed $94,500 Active
22. 2023-03-01
    historical
23. 2023-02-28
    historical
24. 2022-10-26
    listed $75,000 Active
25. 2022-10-26
    listed $75,000 Active
26. 2018-11-27
    soldstatus $61,000
27. 2018-11-16
    historical
28. 2018-11-16
    historical
29. 2018-10-04
    listed $75,000 Active
30. 2018-10-04
    listed $75,000 Active
31. 2009-03-16
    soldstatus $5,000
32. 2009-01-16
    listed $7,900
33. 2005-08-02
    soldstatus $113,000
34. 2005-02-28
    historical
35. 2004-11-01
    listed $110,000

ⓘ 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: $2,433 · $203/mo
• Projected year-2 tax: $2,433 · $203/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: $16,013
• − Mortgage interest: −$4,756
• − Property taxes: −$2,433
• − Insurance: −$424
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$2,470
• Taxable income: $3,368
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $3,642/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

-22.8% since first listed

35 events — show timeline

• 2026-05-02 Price Changed $84,900 MiRealSource-MiMLS
• 2026-05-02 Price Changed $84,900 REALCOMP
• 2026-03-27 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-08 Relisted — MiRealSource-MiMLS
• 2026-03-08 Relisted — REALCOMP
• 2026-02-25 Listing Removed — MiRealSource-MiMLS
• 2025-12-01 Price Changed $89,900 MiRealSource-MiMLS
• 2025-11-30 Price Changed $89,900 REALCOMP
• 2025-10-17 Listed $94,900 REALCOMP
• 2025-10-17 Listed $94,900 MiRealSource-MiMLS
• 2024-10-30 Listing Removed — MiRealSource-MiMLS
• 2024-10-30 Listing Removed — REALCOMP
• 2024-09-09 Relisted — MiRealSource-MiMLS
• 2024-09-09 Relisted — REALCOMP
• 2024-07-30 Listing Removed — MiRealSource-MiMLS
• 2024-07-30 Listing Removed — REALCOMP
• 2024-07-09 Price Changed $84,900 MiRealSource-MiMLS
• 2024-07-08 Price Changed $84,900 REALCOMP
• 2024-07-07 Listed $94,500 MiRealSource-MiMLS
• 2024-07-07 Listed $94,500 REALCOMP
• 2023-03-01 Listing Removed — MiRealSource-MiMLS
• 2023-02-28 Listing Removed — REALCOMP
• 2022-10-26 Listed $75,000 MiRealSource-MiMLS
• 2022-10-26 Listed $75,000 REALCOMP
• 2018-11-27 Sold (Public Records) $61,000 Public Records
• 2018-11-16 Listing Removed — MiRealSource-MiMLS
• 2018-11-16 Listing Removed — REALCOMP
• 2018-10-04 Listed $75,000 MiRealSource-MiMLS
• 2018-10-04 Listed $75,000 REALCOMP
• 2009-03-16 Sold (MLS) $5,000 REALCOMP
• 2009-01-16 Listed $7,900 REALCOMP
• 2005-08-02 Sold (Public Records) $113,000 Public Records
• 2005-02-28 Listing Removed — REALCOMP
• 2004-11-01 Listed $110,000 REALCOMP

Property tax history

+11.0%/yr

Latest (2025): $2,433 · -4.2% YoY. Source: county tax records.