15392 Dixie · Detroit, MI 48239

$125,000

4 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 36 Days on market

Built 1941 3,920 sqft lot Est $189k · 34% under ↓ 7% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is being sold strictly AS-IS, seller will make no repairs. Great opportunity in Redford with strong upside potential. This home is currently set up as a 4-bedroom, 1-bath with 1,440 sq ft, a basement, and a garage. The main floor offers two bedrooms and is currently livable, while the second floor includes two additional bedrooms and a flexible layout that will require renovation, offering potential to reconfigure into additional bedrooms, expanded living space, and possibly a second bathroom. The basement provides additional storage or future finishing space, and major mechanicals have been updated within the last five years. Seller will require occupancy through May 31, 2026. Seller is open to reviewing all offers that reflect the value of the property. Seller will be taking the refrigerator, range, and washer.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1941

Property features AI

Exterior

• Parking: Detached garage and driveway; Approximately 1.5 garage spaces
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Aluminum siding; Brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.09 acres (35 x 115)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, unfinished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% 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.
• Redford Union Schools District No. 1 (suburban): math 8% / reading 23% proficiency, ranked #489 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.2%/yr); 188 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 + 3.2% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.81%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $188,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15392 Dixie	0.00mi	4/1.0	1,440 (0%)	1mo	$120,000	$83	99
15028 Sumner	0.59mi	4/2.0	1,444 (+0%)	0mo	$209,800	$145	68
25002 Donald	0.54mi	3/1.5 (-1)	1,411 (-2%)	4mo	$216,000	$153	61
14910 Aubrey	0.60mi	3/2.0 (-1)	1,450 (+1%)	2mo	$225,000	$155	60
16101 Salem St	0.42mi	3/2.0 (-1)	1,333 (-7%)	3mo	$70,000	$53	57
25325 Ivanhoe Ave	0.54mi	3/2.0 (-1)	1,321 (-8%)	2mo	$153,000	$116	51
15422 Chelsea	0.56mi	4/2.0	1,299 (-10%)	3mo	$195,000	$150	50
15910 Beech Daly Rd	0.70mi	3/1.0 (-1)	1,368 (-5%)	8mo	$120,000	$88	48
15881 Pomona Dr	0.67mi	3/1.5 (-1)	1,353 (-6%)	6mo	$212,900	$157	46
15395 Centralia	0.73mi	3/1.0 (-1)	1,318 (-8%)	1mo	$150,000	$114	46
15955 Leona Dr	0.56mi	3/1.5 (-1)	1,260 (-12%)	8mo	$164,900	$131	39
15389 Centralia	0.73mi	3/1.0 (-1)	1,224 (-15%)	7mo	$150,000	$123	30

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $13,217
• Equity at exit: $18,638

10-year hold

• IRR: 18.9%
• Equity multiple: 2.59×
• Total profit: $55,708
• Equity at exit: $10,808

Cash invested: $35,000 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$656
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $519

Break-even live

Break-even rent $986

Max offer price $125,000

Occupancy floor 63%

Sensitivity live

Price	-10% $590	-5% $555	+0% $519	+5% $484	+10% $449
Rent	-10% $390	-5% $455	+0% $519	+5% $584	+10% $649
Rate	-1.0pp $582	-0.5pp $551	base $519	+0.5pp $487	+1.0pp $454

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	5d	1	0.12mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.59mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	0.61mi
14256 Salem Redford, MI	3.0	1.5	1168	$1,675	$1.43	17d	1	0.77mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	18d	1	0.79mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	44d	1	0.85mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	1.06mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	1.16mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	17d	1	1.31mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	44d	1	1.46mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	44d	1	1.48mi

Listing history 6 events

1. 2026-05-07
   status Pending 833-char remark

   Show marketing remark (833 chars)

   Property is being sold strictly AS-IS, seller will make no repairs. Great opportunity in Redford with strong upside potential. This home is currently set up as a 4-bedroom, 1-bath with 1,440 sq ft, a basement, and a garage. The main floor offers two bedrooms and is currently livable, while the second floor includes two additional bedrooms and a flexible layout that will require renovation, offering potential to reconfigure into additional bedrooms, expanded living space, and possibly a second bathroom. The basement provides additional storage or future finishing space, and major mechanicals have been updated within the last five years. Seller will require occupancy through May 31, 2026. Seller is open to reviewing all offers that reflect the value of the property. Seller will be taking the refrigerator, range, and washer.

2. 2026-05-07
   status Pending

   Show marketing remark (833 chars)

   Property is being sold strictly AS-IS, seller will make no repairs. Great opportunity in Redford with strong upside potential. This home is currently set up as a 4-bedroom, 1-bath with 1,440 sq ft, a basement, and a garage. The main floor offers two bedrooms and is currently livable, while the second floor includes two additional bedrooms and a flexible layout that will require renovation, offering potential to reconfigure into additional bedrooms, expanded living space, and possibly a second bathroom. The basement provides additional storage or future finishing space, and major mechanicals have been updated within the last five years. Seller will require occupancy through May 31, 2026. Seller is open to reviewing all offers that reflect the value of the property. Seller will be taking the refrigerator, range, and washer.

3. 2026-04-28
   price $125,000 833-char remark

   Show marketing remark (833 chars)

   Property is being sold strictly AS-IS, seller will make no repairs. Great opportunity in Redford with strong upside potential. This home is currently set up as a 4-bedroom, 1-bath with 1,440 sq ft, a basement, and a garage. The main floor offers two bedrooms and is currently livable, while the second floor includes two additional bedrooms and a flexible layout that will require renovation, offering potential to reconfigure into additional bedrooms, expanded living space, and possibly a second bathroom. The basement provides additional storage or future finishing space, and major mechanicals have been updated within the last five years. Seller will require occupancy through May 31, 2026. Seller is open to reviewing all offers that reflect the value of the property. Seller will be taking the refrigerator, range, and washer.

4. 2026-04-27
   price $125,000
5. 2026-04-01
   listed $135,000 Active 833-char remark

   Show marketing remark (833 chars)

   Property is being sold strictly AS-IS, seller will make no repairs. Great opportunity in Redford with strong upside potential. This home is currently set up as a 4-bedroom, 1-bath with 1,440 sq ft, a basement, and a garage. The main floor offers two bedrooms and is currently livable, while the second floor includes two additional bedrooms and a flexible layout that will require renovation, offering potential to reconfigure into additional bedrooms, expanded living space, and possibly a second bathroom. The basement provides additional storage or future finishing space, and major mechanicals have been updated within the last five years. Seller will require occupancy through May 31, 2026. Seller is open to reviewing all offers that reflect the value of the property. Seller will be taking the refrigerator, range, and washer.

6. 2026-04-01
   listed $135,000 Active

   Show marketing remark (833 chars)

   Property is being sold strictly AS-IS, seller will make no repairs. Great opportunity in Redford with strong upside potential. This home is currently set up as a 4-bedroom, 1-bath with 1,440 sq ft, a basement, and a garage. The main floor offers two bedrooms and is currently livable, while the second floor includes two additional bedrooms and a flexible layout that will require renovation, offering potential to reconfigure into additional bedrooms, expanded living space, and possibly a second bathroom. The basement provides additional storage or future finishing space, and major mechanicals have been updated within the last five years. Seller will require occupancy through May 31, 2026. Seller is open to reviewing all offers that reflect the value of the property. Seller will be taking the refrigerator, range, and washer.

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $1,389 · $116/mo
• Expected delta: +$536/yr (+$45/mo · 62.9%)

ⓘ 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 (shaded) · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,718
• − Mortgage interest: −$7,002
• − Property taxes: −$853
• − Insurance: −$625
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$3,636
• Taxable income: $4,447
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $5,166/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: Redford Union Schools District No. 1
• NCES district ID: 2629460
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 23% ▬ 0.00%
• Median HH income: $49,778
• Composite: 14.1/100
• National rank: #9460
• State rank: #489 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

• County: Wayne County · 1,562,939 people
• City population: 61,771
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

-7.4% since first listed

6 events — show timeline

• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-04-28 Price Changed $125,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $125,000 REALCOMP
• 2026-04-01 Listed $135,000 REALCOMP
• 2026-04-01 Listed $135,000 MiRealSource-MiMLS

Property tax history

-5.2%/yr

Latest (2025): $853 · -59.9% YoY. Source: county tax records.