15839 Knight · Detroit, MI 48239

$99,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 8 Days on market

Built 1946 8,712 sqft lot Est $144k · 31% under

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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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.0/10.0
• 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

Opportunity awaits with this 3 bed, 1 bath ranch with full basement and 1.5 car detached garage. Priced to reflect current condition. This property was a certified rental until April 2026. Features newer roof (2021), vinyl windows, double lot, fenced in back yard, hardwood floors, and basement for storage and future finishing. Conveniently located near shopping, dining, and major roadways. Great potential in a solid neighborhood. .. place an offer today!

Key facts

• Vinyl windows
• Newer roof
• Double lot

Tags

• FULL BASEMENT
• DETACHED GARAGE
• NEWER ROOF
• VINYL WINDOWS
• DOUBLE LOT
• FENCED IN BACK YARD

Property features AI

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Vinyl siding
• Construction: Asphalt roof; Block foundation; Built with vinyl siding
• Exterior features: Porch; Paved road access; Lot about 0.2 acre (approx. 70 x 125.4)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; 7 total rooms; Ground-level entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 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 + 3.2% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $55k; list at $99k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $143,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15512 Dixie	0.11mi	3/1.0	924 (-6%)	4mo	$130,000	$141	82
15490 Dixie	0.14mi	3/1.0	912 (-7%)	2mo	$135,000	$148	80
16230 Winston St	0.31mi	3/1.0	917 (-7%)	1mo	$80,000	$87	74
25012 Midland	0.16mi	2/1.0 (-1)	900 (-8%)	4mo	$85,000	$94	70
15938 Lola Dr	0.44mi	2/1.0 (-1)	950 (-4%)	3mo	$139,000	$146	66
16841 Winston St	0.55mi	3/1.0	954 (-3%)	4mo	$95,500	$100	66
15407 Chelsea	0.56mi	3/1.0	960 (-2%)	5mo	$147,500	$154	65
16157 Wormer St	0.35mi	3/2.0	1,042 (+6%)	6mo	$88,000	$84	64
25373 Ivanhoe Ave	0.72mi	3/1.5	946 (-4%)	0mo	$180,250	$191	57
16565 Woodbine St	0.52mi	3/1.0	1,105 (+12%)	2mo	$110,000	$100	54
15051 Dixie	0.52mi	3/1.0	1,100 (+12%)	3mo	$210,000	$191	54
15887 Beech Daly	0.61mi	2/1.0 (-1)	898 (-9%)	4mo	$158,000	$176	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,668
• Equity at exit: $14,761

10-year hold

• IRR: 12.4%
• Equity multiple: 1.99×
• Total profit: $27,471
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$519
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $288

Break-even live

Break-even rent $925

Max offer price $99,000

Occupancy floor 73%

Sensitivity live

Price	-10% $344	-5% $316	+0% $288	+5% $260	+10% $232
Rent	-10% $186	-5% $237	+0% $288	+5% $339	+10% $390
Rate	-1.0pp $338	-0.5pp $313	base $288	+0.5pp $262	+1.0pp $236

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.17mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.43mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	44d	1	0.48mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	0.51mi
15195 Aubrey Redford, MI	3.0	1.0	769	$1,395	$1.81	17d	1	0.54mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	18d	1	0.57mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	44d	1	0.67mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	25d	1	0.83mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	25d	1	0.89mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	1.10mi
14292 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.17mi
14286 Riverview St Unit HF Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.18mi
14302 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.18mi
14300 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.18mi
14296 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.18mi
14298 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.18mi
14294 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.18mi
14310 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.18mi
14284 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.19mi
14282 Riverview St Detroit, MI	2.0	1.0	900	$800	$0.89	44d	1	1.19mi
14283 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.19mi
14252 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.19mi
14250 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.20mi
14280 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.20mi
14268 Riverview St Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	1.20mi
14260 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.20mi
14266 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.20mi
14264 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.20mi
14262 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.20mi
14288 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.20mi
14246 Riverview St Unit RB Detroit, MI	2.0	1.0	900	$895	$0.99	44d	1	1.20mi
14246 Riverview St Unit A Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.20mi
14246 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.20mi
14248 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.20mi
14244 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.20mi
14276 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.20mi
14258 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.20mi
14277 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.21mi
14278 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.21mi
14274 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.21mi

Listing history 6 events

1. 2026-05-19
   status Pending 458-char remark

   Show marketing remark (458 chars)

   Opportunity awaits with this 3 bed, 1 bath ranch with full basement and 1.5 car detached garage. Priced to reflect current condition. This property was a certified rental until April 2026. Features newer roof (2021), vinyl windows, double lot, fenced in back yard, hardwood floors, and basement for storage and future finishing. Conveniently located near shopping, dining, and major roadways. Great potential in a solid neighborhood. .. place an offer today!

2. 2026-05-19
   status Pending

   Show marketing remark (458 chars)

   Opportunity awaits with this 3 bed, 1 bath ranch with full basement and 1.5 car detached garage. Priced to reflect current condition. This property was a certified rental until April 2026. Features newer roof (2021), vinyl windows, double lot, fenced in back yard, hardwood floors, and basement for storage and future finishing. Conveniently located near shopping, dining, and major roadways. Great potential in a solid neighborhood. .. place an offer today!

3. 2026-05-11
   listed $99,000 Active

   Show marketing remark (458 chars)

   Opportunity awaits with this 3 bed, 1 bath ranch with full basement and 1.5 car detached garage. Priced to reflect current condition. This property was a certified rental until April 2026. Features newer roof (2021), vinyl windows, double lot, fenced in back yard, hardwood floors, and basement for storage and future finishing. Conveniently located near shopping, dining, and major roadways. Great potential in a solid neighborhood. .. place an offer today!

4. 2026-05-11
   listed $99,000 Active 458-char remark

   Show marketing remark (458 chars)

   Opportunity awaits with this 3 bed, 1 bath ranch with full basement and 1.5 car detached garage. Priced to reflect current condition. This property was a certified rental until April 2026. Features newer roof (2021), vinyl windows, double lot, fenced in back yard, hardwood floors, and basement for storage and future finishing. Conveniently located near shopping, dining, and major roadways. Great potential in a solid neighborhood. .. place an offer today!

5. 2021-08-23
   soldstatus $55,000
6. 2000-09-07
   soldstatus $75,000

ⓘ 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: $2,047 · $171/mo
• Projected year-2 tax: $2,047 · $171/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 (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: $15,477
• − Mortgage interest: −$5,546
• − Property taxes: −$2,047
• − Insurance: −$495
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,880
• Taxable income: $2,033
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $2,967/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: 572,865
• 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

+32.0% since first listed

6 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-11 Listed $99,000 REALCOMP
• 2026-05-11 Listed $99,000 MiRealSource-MiMLS
• 2021-08-23 Sold (Public Records) $55,000 Public Records
• 2000-09-07 Sold (Public Records) $75,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,047 · -45.8% YoY. Source: county tax records.