14140 Seymour St · Detroit, MI 48205

$74,900

4 bd · 1.5 ba · 1,964 sqft · MultiFamily public records · 18 Days on market

Built 1926 3,485 sqft lot Est $79k · at est.

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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 +9.6/15.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

* * * INVESTOR SPECIAL * * * 2 bedroom 1 bath Duplex both upper and lower same size, upper is cash flowing, lower vacant after move out. 1st floor needs small turn to be able to place teannt. New Roof in 2023, foundation repairs 2023

Key facts

• Foundation repairs
• New roof
• 3,485 sq ft lot

Tags

• NEW ROOF
• FOUNDATION REPAIRS

Property features AI

Finance

• Other: Total building area approximately 1,964 square feet; Lot about 3,485 sq ft (35 x 104)
• Financial info: Two residential units total; Upper unit listed with rent of $775
• HOA & community: No HOA details provided

Exterior

• Parking: Paved parking
• Security: No security details provided
• Utilities: Public water; Public sewer / sewer connected; Electricity connected; Natural gas connected
• Home design: Multi-family residential income property; Two-story building (has lower and upper units); Entry levels: lower and upper
• Construction: Brick construction
• Exterior features: Paved road access; Other-type roof

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 2-bedroom units (one lower, one upper)
• Flooring: No flooring details provided
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Has heating
• Interior features: Full basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $658/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.4% vs local median 10.0% 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 (+1.3%/yr); 376 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $2,382/mo this rent would consume 73% of the median local household income ($39k/yr) (locally 2121% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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 $32k; list at $75k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,776 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.18% ✓
• Cap rate: 27.39%
• Cash-on-cash: 75.33%
• DSCR: 4.35
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $78,560
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14134 Seymour St	0.01mi	4/2.0	1,824 (-7%)	16mo	$35,000	$19	72
14069-71 Saratoga St	0.43mi	4/2.0	2,016 (+3%)	17mo	$79,900	$40	60
13413 Jane St	0.53mi	4/2.0	1,727 (-12%)	4mo	$42,000	$24	49
14401 Mapleridge St	0.25mi	3/3.0 (-1)	2,128 (+8%)	18mo	$120,000	$56	48

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: 73.3%
• Equity multiple: 4.23×
• Total profit: $67,843
• Equity at exit: $11,168

10-year hold

• IRR: 76.6%
• Equity multiple: 8.23×
• Total profit: $151,691
• Equity at exit: $6,476

Cash invested: $20,972 (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: 376
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,382 high
• Mortgage (P&I): −$393
• Tax from tax record: −$141 /mo · $1,695/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $1,317

Break-even live

Break-even rent $715

Max offer price $74,900

Occupancy floor 40%

Sensitivity live

Price	-10% $1,359	-5% $1,338	+0% $1,317	+5% $1,295	+10% $1,274
Rent	-10% $1,128	-5% $1,222	+0% $1,317	+5% $1,411	+10% $1,505
Rate	-1.0pp $1,354	-0.5pp $1,336	base $1,317	+0.5pp $1,297	+1.0pp $1,277

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,382
Total (2 units)			$2,382

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	45d	1	0.34mi
18080 Westphalia St Detroit, MI	5.0	3.0	2131	$2,500	$1.17	46d	1	0.67mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	19d	1	1.05mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	5d	1	1.24mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	19d	1	1.24mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	19d	1	1.27mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	19d	1	1.28mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	45d	1	1.39mi
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	13d	1	1.40mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	25d	1	1.41mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	45d	1	1.43mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	5d	1	1.45mi

Listing history 12 events

1. 2026-06-21
   days on market $74,900 Active 18 DOM
2. 2026-06-18
   days on market $74,900 Active 15 DOM
3. 2026-06-17
   days on market $74,900 Active 14 DOM
4. 2026-06-16
   days on market $74,900 Active 13 DOM
5. 2026-06-15
   days on market $74,900 Active 12 DOM
6. 2026-06-13
   days on market $74,900 Active 10 DOM
7. 2026-06-13
   days on market $74,900 Active 9 DOM
8. 2026-06-09
   days on market $74,900 Active 6 DOM
9. 2026-06-08
   days on market $74,900 Active 5 DOM
10. 2026-06-07
    days on market $74,900 Active 4 DOM
11. 2026-06-04
    remarks 239-char remark
12. 2026-06-04
    listed $74,900 Active 1 DOM

ⓘ 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: $1,695 · $141/mo
• Projected year-2 tax: $1,695 · $141/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $28,584
• − Mortgage interest: −$4,196
• − Property taxes: −$1,695
• − Insurance: −$374
• − Repairs & maintenance: −$2,287
• − Management: −$2,287
• − Depreciation: −$2,179
• Taxable income: $15,567
• Est. tax owed @ 24.0%: −$3,736
• After-tax cash flow: $12,063/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

+130.9% since first listed

9 events — show timeline

• 2026-06-03 Listed $74,900 REALCOMP
• 2026-06-03 Listed $74,900 MiRealSource-MiMLS
• 2025-06-15 Rental Removed $775 APPFOLIO
• 2025-05-30 Listed for Rent $775 APPFOLIO
• 2025-03-26 Rental Removed $850 APPFOLIO
• 2025-02-22 Listed for Rent $850 APPFOLIO
• 2024-03-14 Rental Removed $925 APPFOLIO
• 2023-10-07 Listed for Rent $925 APPFOLIO
• 2002-03-01 Sold (Public Records) $32,440 Public Records

Property tax history

+15.7%/yr

Latest (2025): $1,695 · +32.9% YoY. Source: county tax records.