14888 Mendota St · Detroit, MI 48238

$99,900

4 bd · 1.0 ba · 1,371 sqft · SingleFamily public records · 64 Days on market

Built 1928 3,920 sqft lot $73/sqft · 56% above 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for both homeowners and investors! This solid brick multi-family property is perfect for a house hack or to add to your portfolio. Each unit features a spacious layout with 2 bedrooms and 1 full bath, offering comfortable living and strong rental potential. The interiors provide generous living space with plenty of natural light, making each unit feel open and inviting. A large shared basement adds extra storage or potential for additional value. Whether you’re looking to live in one unit and rent the other or maximize cash flow, this property delivers versatility and long term potential.

Key facts

• 3,920 sq ft lot
• Built 1928
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% 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 (+6.1%/yr); 346 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).
• At $1,352/mo this rent would consume 49% of the median local household income ($33k/yr) (locally 2172% 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 $691 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 + 6.1% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $27k; list at $100k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1928 — 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: 1.35% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.2

CMA / ARV

• ARV (median comp): $63,892
• List price: $99,900
• Delta: 56.36%
• 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
14889 Manor St	0.19mi	4/2.5	1,375 (+0%)	0mo	$159,000	$116	84
14931 Monte Vista St	0.14mi	3/1.5 (-1)	1,307 (-5%)	0mo	$35,000	$27	78
15374 Birwood St	0.32mi	4/2.0	1,378 (+0%)	4mo	$132,000	$96	77
15087 Pinehurst St	0.18mi	3/1.0 (-1)	1,497 (+9%)	4mo	$55,000	$37	68
14905 Littlefield St	0.58mi	3/1.0 (-1)	1,368 (-0%)	1mo	$52,000	$38	67
14265 Appoline St	0.54mi	3/2.0 (-1)	1,384 (+1%)	0mo	$76,000	$55	64
15103 Cheyenne St	0.55mi	4/2.0	1,317 (-4%)	4mo	$121,500	$92	61
15771 Birwood St	0.55mi	3/1.5 (-1)	1,290 (-6%)	0mo	$128,995	$100	57
14885 Ward Ave	0.47mi	4/1.0	1,222 (-11%)	4mo	$45,000	$37	57
14974 Cheyenne St	0.50mi	3/2.5 (-1)	1,300 (-5%)	4mo	$155,000	$119	54
15053 Littlefield St	0.59mi	3/2.0 (-1)	1,286 (-6%)	2mo	$75,000	$58	51
15841 Steel St	0.74mi	3/1.0 (-1)	1,460 (+6%)	1mo	$50,000	$34	49

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.38×
• Total profit: $10,739
• Equity at exit: $14,895

10-year hold

• IRR: 21.1%
• Equity multiple: 3.06×
• Total profit: $57,732
• Equity at exit: $8,638

Cash invested: $27,972 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$524
• Tax from tax record: −$149 /mo · $1,793/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $353

Break-even live

Break-even rent $905

Max offer price $99,900

Occupancy floor 69%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	0.01mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	0.50mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	43d	1	0.56mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	16d	1	0.65mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	0.67mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.67mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	0.68mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.72mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	0.76mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	0.78mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	0.84mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.85mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	0.90mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.90mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	43d	1	0.92mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	1d	1	0.93mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	0.93mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	43d	1	0.99mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	0.99mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	1.01mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	43d	1	1.05mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	1.15mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	1.17mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	3d	1	1.17mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	1.21mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	1.22mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	12d	1	1.22mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	1.23mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	1.28mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	43d	1	1.28mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	17d	1	1.28mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	1.39mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	43d	1	1.42mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	16d	1	1.43mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	1.47mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.48mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	1.48mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	1.48mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	1.48mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $99,900 Active 64 DOM
2. 2026-06-17
   days on market $99,900 Active 63 DOM
3. 2026-06-15
   days on market $99,900 Active 61 DOM
4. 2026-06-13
   days on market $99,900 Active 59 DOM
5. 2026-06-13
   days on market $99,900 Active 58 DOM
6. 2026-06-09
   days on market $99,900 Active 55 DOM
7. 2026-06-08
   days on market $99,900 Active 54 DOM
8. 2026-06-07
   days on market $99,900 Active 53 DOM
9. 2026-06-04
   days on market $99,900 Active 50 DOM
10. 2026-06-03
    days on market $99,900 Active 49 DOM
11. 2026-06-02
    days on market $99,900 Active 48 DOM
12. 2026-06-01
    days on market $99,900 Active 47 DOM
13. 2026-05-31
    days on market $99,900 Active 46 DOM
14. 2026-04-15
    listed $99,900 Active 619-char remark

    Show marketing remark (613 chars)

    Great opportunity for both homeowners and investors! This solid brick multi-family property is perfect for a house hack or to add to your portfolio. Each unit features a spacious layout with 2 bedrooms and 1 full bath, offering comfortable living and strong rental potential. The interiors provide generous living space with plenty of natural light, making each unit feel open and inviting. A large shared basement adds extra storage or potential for additional value. Whether you're looking to live in one unit and rent the other or maximize cash flow, this property delivers versatility and long term potential.

15. 2026-04-15
    listed $99,900 Active 613-char remark

    Show marketing remark (613 chars)

    Great opportunity for both homeowners and investors! This solid brick multi-family property is perfect for a house hack or to add to your portfolio. Each unit features a spacious layout with 2 bedrooms and 1 full bath, offering comfortable living and strong rental potential. The interiors provide generous living space with plenty of natural light, making each unit feel open and inviting. A large shared basement adds extra storage or potential for additional value. Whether you're looking to live in one unit and rent the other or maximize cash flow, this property delivers versatility and long term potential.

16. 2021-07-14
    soldstatus $27,000 Sold
17. 2021-07-14
    soldstatus $27,000 Closed
18. 2021-06-17
    status Pending
19. 2021-06-17
    status Pending
20. 2021-06-08
    historical Accepting Backup Offers
21. 2021-06-08
    historical Accepting Backup Offers
22. 2021-04-22
    listed $39,900 Active
23. 2021-04-22
    listed $39,900 Active

ⓘ 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: $1,793 · $149/mo
• Projected year-2 tax: $1,793 · $149/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 2/10 Low 7 d/yr ≥97°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: $16,223
• − Mortgage interest: −$5,596
• − Property taxes: −$1,793
• − Insurance: −$500
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,906
• Taxable income: $2,832
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $3,557/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+150.4% since first listed

10 events — show timeline

• 2026-04-15 Listed $99,900 REALCOMP
• 2026-04-15 Listed $99,900 MiRealSource-MiMLS
• 2021-07-14 Sold (MLS) $27,000 MiRealSource-MiMLS
• 2021-07-14 Sold (MLS) $27,000 REALCOMP
• 2021-06-17 Pending — MiRealSource-MiMLS
• 2021-06-17 Pending — REALCOMP
• 2021-06-08 Contingent — MiRealSource-MiMLS
• 2021-06-08 Contingent — REALCOMP
• 2021-04-22 Listed $39,900 MiRealSource-MiMLS
• 2021-04-22 Listed $39,900 REALCOMP

Property tax history

+5.8%/yr

Latest (2025): $1,793 · -35.4% YoY. Source: county tax records.