14773 Kilbourne St · Detroit, MI 48213

$35,000

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 87 Days on market

Built 1941 4,356 sqft lot $30/sqft · 51% below 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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is an investment opportunity on Detroit's Eastside. 2BR Brick Colonial with the full basement. Living room with fireplace. Spacious primary bedroom with original hardwood floors. Good candidate to fix up and rent.

Key facts

• Full basement
• Fireplace
• 4,356 sq ft lot

Tags

• FULL BASEMENT
• FIREPLACE
• ORIGINAL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 31.8% 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: 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($34k/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 $242 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $13k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $2k; list at $35k implies a 1650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1941 — 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: 3.56% ✓
• Cap rate: 31.78%
• Cash-on-cash: 91.03%
• DSCR: 5.05
• GRM: 2.3

CMA / ARV

• ARV (median comp): $71,549
• List price: $35,000
• Delta: -51.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14750 Lannette St	0.05mi	3/1.0 (+1)	1,099 (-5%)	3mo	$78,000	$71	81
14728 Wilfred St	0.17mi	3/1.0 (+1)	1,050 (-10%)	3mo	$30,500	$29	69
14210 Wilfred St	0.36mi	3/1.0 (+1)	1,264 (+9%)	0mo	$17,000	$13	63
13124 Flanders St	0.57mi	3/2.0 (+1)	1,150 (-1%)	0mo	$115,000	$100	63
10904 N Mogul St	0.36mi	3/1.0 (+1)	1,045 (-10%)	0mo	$113,000	$108	61
9500 Lakepointe St	0.71mi	3/1.0 (+1)	1,130 (-3%)	0mo	$125,000	$111	58
13334 Elmdale St	0.61mi	3/1.0 (+1)	1,221 (+5%)	3mo	$89,254	$73	55
10441 Roxbury St	0.71mi	3/1.5 (+1)	1,127 (-3%)	3mo	$59,000	$52	53
15411 Young St St	0.60mi	3/1.5 (+1)	1,240 (+7%)	2mo	$95,000	$77	52
15419 Young St	0.61mi	3/1.0 (+1)	1,250 (+8%)	3mo	$54,500	$44	52
9768 Manistique St	0.49mi	3/1.0 (+1)	986 (-15%)	0mo	$35,000	$35	47
10696 Stratman St	0.54mi	3/1.5 (+1)	1,000 (-14%)	3mo	$53,000	$53	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 91.7%
• Equity multiple: 5.25×
• Total profit: $41,694
• Equity at exit: $5,219

10-year hold

• IRR: 94.6%
• Equity multiple: 10.93×
• Total profit: $97,349
• Equity at exit: $3,026

Cash invested: $9,800 (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 48213

• Active inventory: 190
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $743

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 35%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	0.37mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.47mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	0.49mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	0.53mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.55mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	10d	1	0.55mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	0.58mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	0.60mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	17d	1	0.63mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.65mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	17d	1	0.67mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.69mi
14103 Rochelle Ave Unit 3 Detroit, MI	1.0	1.0	700	$800	$1.14	43d	1	0.69mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	14d	1	0.73mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	0.79mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	4d	1	0.80mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	14d	1	0.80mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	0.84mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.87mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	4d	1	0.88mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	43d	1	0.91mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	0.92mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	43d	1	0.99mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.05mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	1.05mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	1.08mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	1.08mi
13503 E McNichols Rd Unit 7 Detroit, MI	1.0	1.0	750	$800	$1.07	17d	1	1.09mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	4d	1	1.09mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	43d	1	1.14mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	43d	1	1.15mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	1.15mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	14d	1	1.19mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	1.19mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	17d	1	1.21mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	17d	1	1.24mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	1.27mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	1.28mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	17d	1	1.28mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	1.28mi

Listing history 32 events

1. 2026-06-18
   days on market $35,000 Active 87 DOM
2. 2026-06-17
   days on market $35,000 Active 86 DOM
3. 2026-06-15
   days on market $35,000 Active 84 DOM
4. 2026-06-13
   days on market $35,000 Active 82 DOM
5. 2026-06-13
   days on market $35,000 Active 81 DOM
6. 2026-06-09
   days on market $35,000 Active 78 DOM
7. 2026-06-08
   days on market $35,000 Active 77 DOM
8. 2026-06-07
   days on market $35,000 Active 76 DOM
9. 2026-06-04
   days on market $35,000 Active 73 DOM
10. 2026-06-03
    days on market $35,000 Active 72 DOM
11. 2026-06-01
    days on market $35,000 Active 70 DOM
12. 2026-05-31
    days on market $35,000 Active 69 DOM
13. 2026-05-08
    price $39,000 218-char remark

    Show marketing remark (218 chars)

    Here is an investment opportunity on Detroit's Eastside. 2BR Brick Colonial with the full basement. Living room with fireplace. Spacious primary bedroom with original hardwood floors. Good candidate to fix up and rent.

14. 2026-05-08
    price $39,000 218-char remark

    Show marketing remark (218 chars)

    Here is an investment opportunity on Detroit's Eastside. 2BR Brick Colonial with the full basement. Living room with fireplace. Spacious primary bedroom with original hardwood floors. Good candidate to fix up and rent.

15. 2026-04-10
    price $43,000 218-char remark

    Show marketing remark (218 chars)

    Here is an investment opportunity on Detroit's Eastside. 2BR Brick Colonial with the full basement. Living room with fireplace. Spacious primary bedroom with original hardwood floors. Good candidate to fix up and rent.

16. 2026-04-10
    price $43,000 218-char remark

    Show marketing remark (218 chars)

    Here is an investment opportunity on Detroit's Eastside. 2BR Brick Colonial with the full basement. Living room with fireplace. Spacious primary bedroom with original hardwood floors. Good candidate to fix up and rent.

17. 2026-03-23
    listed $48,000 Active 218-char remark

    Show marketing remark (218 chars)

    Here is an investment opportunity on Detroit's Eastside. 2BR Brick Colonial with the full basement. Living room with fireplace. Spacious primary bedroom with original hardwood floors. Good candidate to fix up and rent.

18. 2026-03-23
    listed $48,000 Active 218-char remark

    Show marketing remark (218 chars)

    Here is an investment opportunity on Detroit's Eastside. 2BR Brick Colonial with the full basement. Living room with fireplace. Spacious primary bedroom with original hardwood floors. Good candidate to fix up and rent.

19. 2010-03-01
    soldstatus $2,000
20. 2010-03-01
    soldstatus $2,000
21. 2009-12-09
    historical
22. 2009-12-04
    listed $2,500
23. 2009-05-15
    listed $2,500
24. 2004-03-31
    soldstatus $77,000
25. 2002-07-24
    soldstatus $40,000
26. 2002-05-07
    soldstatus $42,000
27. 2002-03-15
    listed $39,900
28. 2001-05-18
    soldstatus $43,153
29. 1996-04-26
    soldstatus $20,000
30. 1993-07-12
    soldstatus $9,000
31. 1993-07-12
    soldstatus $11,300
32. 1993-07-12
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 14 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: $14,966
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$1,018
• Taxable income: $8,893
• Est. tax owed @ 24.0%: −$2,134
• After-tax cash flow: $6,786/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% 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: ▼ -122.86%
• Current HPI: 217.2037
• Rent YoY: —
• 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

+333.3% since first listed

20 events — show timeline

• 2026-05-08 Price Changed $39,000 MiRealSource-MiMLS
• 2026-05-08 Price Changed $39,000 REALCOMP
• 2026-04-10 Price Changed $43,000 MiRealSource-MiMLS
• 2026-04-10 Price Changed $43,000 REALCOMP
• 2026-03-23 Listed $48,000 REALCOMP
• 2026-03-23 Listed $48,000 MiRealSource-MiMLS
• 2010-03-01 Sold (MLS) $2,000 MiRealSource-MiMLS
• 2010-03-01 Sold (MLS) $2,000 REALCOMP
• 2009-12-09 Listing Removed — MiRealSource-MiMLS
• 2009-12-04 Listed $2,500 MiRealSource-MiMLS
• 2009-05-15 Listed $2,500 REALCOMP
• 2004-03-31 Sold (Public Records) $77,000 Public Records
• 2002-07-24 Sold (Public Records) $40,000 Public Records
• 2002-05-07 Sold (MLS) $42,000 REALCOMP
• 2002-03-15 Listed $39,900 REALCOMP
• 2001-05-18 Sold (Public Records) $43,153 Public Records
• 1996-04-26 Sold (Public Records) $20,000 Public Records
• 1993-07-12 Sold (Public Records) $20,000 Public Records
• 1993-07-12 Sold (Public Records) $11,300 Public Records
• 1993-07-12 Sold (Public Records) $9,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,879 · -54.2% YoY. Source: county tax records.