15118 Sorrento Ave · Detroit, MI 48227

$99,900

2 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 10 Days on market

Built 1962 3,920 sqft lot

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Why this score? — see what drove the C+ 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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and bright from day into night. 15118 Sorrento feels perfectly right. With updates throughout and a stylish new glow. This Detroit beauty is ready to show. Two cozy bedrooms, one full bath upstairs, Plus a finished basement buyers will compare. A convenient half bath adds comfort and class, With extra living space that's built to last. From modern touches to a warm inviting feel, This move-in ready home is truly a steal. Whether relaxing inside or entertaining friends, 15188 Sorrento is where comfort never ends.

Key facts

• 3,920 sq ft lot
• Built 1962
• Listed 10 days

Property features AI

Exterior

• Utilities: Public water; Natural gas for water heating
• Home design: Ranch-style single family home; Built in 1962
• Construction: Brick construction; Shingle roof; Approximately 1,026 square feet living area
• Exterior features: Corner lot

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Insulated windows; 6 total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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 (+5.6%/yr); 391 active listings in the ZIP; 40 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).
• This rent runs 39% of the median local income ($37k/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 $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 + 5.6% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $3k; list at $100k implies a 3230% gain — meaningful room to come down on a strong offer.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1962 — 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: 1.19% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $55,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15041 Lesure St	0.48mi	3/1.0 (+1)	1,021 (-0%)	2mo	$50,000	$49	70
15756 Meyers Rd	0.39mi	2/1.0	946 (-8%)	4mo	$65,000	$69	66
15754 Meyers Rd	0.38mi	2/1.0	946 (-8%)	4mo	$65,000	$69	66
15430 Mark Twain St	0.75mi	3/1.0 (+1)	1,026 (0%)	1mo	$95,000	$93	60
15732 Manor St	0.38mi	3/1.0 (+1)	930 (-9%)	3mo	$50,000	$54	59
15824 Snowden St	0.50mi	3/1.0 (+1)	1,127 (+10%)	0mo	$61,000	$54	55
15824 Snowden St	0.50mi	3/1.0 (+1)	1,127 (+10%)	0mo	$61,000	$54	55
15775 Hartwell St	0.48mi	3/1.0 (+1)	1,123 (+10%)	3mo	$88,000	$78	54
15770 Stansbury St	0.63mi	3/1.0 (+1)	1,100 (+7%)	1mo	$50,000	$45	53
14565 Hartwell St	0.50mi	3/1.0 (+1)	900 (-12%)	3mo	$65,000	$72	49
16180 Snowden St	0.66mi	3/1.0 (+1)	1,137 (+11%)	0mo	$61,000	$54	46
16246 Snowden St	0.72mi	3/1.5 (+1)	1,153 (+12%)	3mo	$58,500	$51	36

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.32×
• Total profit: $8,988
• Equity at exit: $14,895

10-year hold

• IRR: 19.2%
• Equity multiple: 2.78×
• Total profit: $49,743
• 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 48227

• Rents YoY: 5.6%
• Active inventory: 391
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$524
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $346

Break-even live

Break-even rent $746

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $403	-5% $375	+0% $346	+5% $318	+10% $290
Rent	-10% $253	-5% $300	+0% $346	+5% $393	+10% $440
Rate	-1.0pp $397	-0.5pp $372	base $346	+0.5pp $320	+1.0pp $294

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
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	0.16mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	23d	1	0.19mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	0.30mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	19d	1	0.31mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	44d	1	0.31mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.39mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	0.41mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	0.42mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	6d	1	0.44mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.44mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	0.48mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	0.50mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	6d	1	0.50mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	25d	1	0.55mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	0.63mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	44d	1	0.66mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	0.70mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	0.74mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	18d	1	0.80mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	0.82mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	17d	1	0.82mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	44d	1	0.84mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	6d	1	0.86mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	0.86mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	12d	1	0.88mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	0.92mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	0.95mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	0.99mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	19d	1	0.99mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	13d	1	1.00mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	1.01mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	1.05mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	18d	1	1.09mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	19d	1	1.10mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	1.11mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	25d	1	1.11mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	1.11mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	44d	2	1.12mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	25d	1	1.12mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.12mi

Listing history 13 events

1. 2026-06-07
   status $99,900 Pending 10 DOM
2. 2026-06-04
   days on market $99,900 Active 10 DOM
3. 2026-06-03
   days on market $99,900 Active 9 DOM
4. 2026-06-02
   days on market $99,900 Active 8 DOM
5. 2026-06-01
   days on market $99,900 Active 7 DOM
6. 2026-05-31
   days on market $99,900 Active 6 DOM
7. 2026-05-26
   listed $99,900 Active
8. 2026-05-26
   historical $99,900
9. 2026-05-22
   listed $99,900 Active 526-char remark

   Show marketing remark (526 chars)

   Charming and bright from day into night. 15118 Sorrento feels perfectly right. With updates throughout and a stylish new glow. This Detroit beauty is ready to show. Two cozy bedrooms, one full bath upstairs, Plus a finished basement buyers will compare. A convenient half bath adds comfort and class, With extra living space that's built to last. From modern touches to a warm inviting feel, This move-in ready home is truly a steal. Whether relaxing inside or entertaining friends, 15188 Sorrento is where comfort never ends.

10. 2026-05-22
    listed $99,900 Active 526-char remark

    Show marketing remark (526 chars)

    Charming and bright from day into night. 15118 Sorrento feels perfectly right. With updates throughout and a stylish new glow. This Detroit beauty is ready to show. Two cozy bedrooms, one full bath upstairs, Plus a finished basement buyers will compare. A convenient half bath adds comfort and class, With extra living space that's built to last. From modern touches to a warm inviting feel, This move-in ready home is truly a steal. Whether relaxing inside or entertaining friends, 15188 Sorrento is where comfort never ends.

11. 2008-06-16
    soldstatus $3,000
12. 2007-09-24
    listed $6,000
13. 2006-04-11
    soldstatus $65,000

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$628/yr (+$52/mo · 222.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 15 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: $14,208
• − Mortgage interest: −$5,596
• − Property taxes: −$283
• − Insurance: −$500
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,906
• Taxable income: $2,650
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $3,519/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+53.7% since first listed

7 events — show timeline

• 2026-05-26 Listed $99,900 SW Michigan MLS
• 2026-05-26 Coming Soon $99,900 SW Michigan MLS
• 2026-05-22 Listed $99,900 MiRealSource-MiMLS
• 2026-05-22 Listed $99,900 REALCOMP
• 2008-06-16 Sold (MLS) $3,000 REALCOMP
• 2007-09-24 Listed $6,000 REALCOMP
• 2006-04-11 Sold (Public Records) $65,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $283 · +461.8% YoY. Source: county tax records.