15773 Kentucky St · Detroit, MI 48238

$74,900

3 bd · 1.5 ba · 1,690 sqft · SingleFamily public records · 45 Days on market

Built 1929 3,920 sqft lot $44/sqft · 9% below area Est $83k · 9% 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 +30.0/30.0
• ARV discount +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Key facts

• 3,920 sq ft lot
• Built 1929
• Listed 45 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Brick exterior
• Construction: Brick construction; Brick/mortar foundation; Built area above grade: 1,690 square feet
• Exterior features: Paved road access; Lot measures approximately 35 x 112 (0.09 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

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 ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 10.2% 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 fast (+6.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,312/mo this rent would consume 47% 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 $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 + 6.1% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1929 — 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: 1.75% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.68%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $82,653
• List price: $74,900
• Delta: -9.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16161 Roselawn St	0.41mi	3/1.5	1,666 (-1%)	1mo	$169,000	$101	78
16224 Washburn St	0.31mi	3/1.5	1,790 (+6%)	1mo	$174,999	$98	75
15396 Kentucky St	0.22mi	3/1.5	1,833 (+8%)	6mo	$132,050	$72	71
16204 Wisconsin St	0.30mi	3/1.5	1,536 (-9%)	1mo	$163,000	$106	70
16233 Washburn St	0.32mi	3/2.0	1,575 (-7%)	6mo	$195,000	$124	67
16241 Wisconsin St	0.32mi	3/1.5	1,896 (+12%)	6mo	$153,000	$81	60
15087 Pinehurst St	0.56mi	3/1.0	1,497 (-11%)	4mo	$55,000	$37	50
16811 Manor St	0.72mi	3/1.5	1,516 (-10%)	1mo	$71,000	$47	49
15841 Steel St	0.67mi	3/1.0	1,460 (-14%)	1mo	$50,000	$34	44
15710 Steel St	0.64mi	3/1.0	1,445 (-14%)	5mo	$149,000	$103	40
17160 Wisconsin St	0.74mi	3/1.5	1,438 (-15%)	5mo	$207,000	$144	36
16260 Appoline St	0.67mi	4/2.5 (+1)	1,900 (+12%)	5mo	$157,000	$83	34

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: 27.7%
• Equity multiple: 2.20×
• Total profit: $25,190
• Equity at exit: $11,168

10-year hold

• IRR: 37.0%
• Equity multiple: 4.97×
• Total profit: $83,259
• 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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $519

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 55%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	43d	1	0.11mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	43d	1	0.22mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	4d	1	0.26mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	43d	1	0.29mi
16211 Kentucky St Detroit, MI	4.0	2.0	2168	$1,995	$0.92	17d	1	0.30mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	17d	1	0.33mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	0.34mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	0.42mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	43d	1	0.43mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	0.62mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	0.67mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	17d	1	0.70mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	4d	1	0.80mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	16d	1	0.81mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	43d	1	0.83mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	24d	1	0.83mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	20d	1	0.83mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	43d	1	0.87mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	21d	1	0.94mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	17d	1	0.95mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	43d	1	1.01mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	1.02mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	43d	1	1.03mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	24d	1	1.04mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	1.05mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	17d	1	1.10mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	1.18mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	1.21mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	1d	1	1.22mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	1.22mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	1.26mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	43d	1	1.26mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	1.27mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	43d	1	1.27mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	4d	1	1.32mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	43d	1	1.33mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	24d	1	1.33mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	24d	1	1.36mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	1.41mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	43d	1	1.42mi

Listing history 50 events

1. 2026-06-18
   days on market $74,900 Active 45 DOM
2. 2026-06-17
   days on market $74,900 Active 44 DOM
3. 2026-06-15
   days on market $74,900 Active 42 DOM
4. 2026-06-13
   days on market $74,900 Active 40 DOM
5. 2026-06-13
   days on market $74,900 Active 39 DOM
6. 2026-06-09
   days on market $74,900 Active 36 DOM
7. 2026-06-08
   days on market $74,900 Active 35 DOM
8. 2026-06-07
   days on market $74,900 Active 34 DOM
9. 2026-06-04
   days on market $74,900 Active 31 DOM
10. 2026-06-03
    days on market $74,900 Active 30 DOM
11. 2026-06-02
    days on market $74,900 Active 29 DOM
12. 2026-06-01
    days on market $74,900 Active 28 DOM
13. 2026-05-31
    days on market $74,900 Active 27 DOM
14. 2026-04-28
    listed $74,900 Active
15. 2026-04-28
    listed $74,900 Active
16. 2024-06-11
    status Pending
17. 2024-06-11
    status Pending
18. 2024-06-10
    historical
19. 2024-06-10
    historical
20. 2024-01-02
    status Active
21. 2024-01-02
    status Active
22. 2024-01-01
    historical
23. 2024-01-01
    historical
24. 2023-09-03
    listed $99,999 Active
25. 2023-09-03
    listed $99,999 Active
26. 2022-10-14
    soldstatus $70,000
27. 2022-01-04
    historical
28. 2022-01-04
    historical
29. 2021-12-10
    price $38,000
30. 2021-12-10
    price $38,000
31. 2021-12-07
    price $39,900
32. 2021-12-07
    price $39,900
33. 2021-11-20
    listed $45,000 Active
34. 2021-11-20
    listed $45,000 Active
35. 2008-08-12
    soldstatus $11,000
36. 2008-03-28
    soldstatus $11,000
37. 2008-03-05
    historical
38. 2007-11-28
    listed $12,900
39. 2007-11-27
    historical
40. 2007-11-07
    listed $12,900
41. 2007-09-04
    listed $29,900
42. 2007-07-25
    historical
43. 2007-07-10
    listed $29,900
44. 2007-07-09
    historical
45. 2007-07-09
    historical
46. 2007-04-15
    listed $29,900
47. 2007-03-19
    historical
48. 2007-03-19
    historical
49. 2007-03-16
    listed $29,900
50. 2007-01-09
    listed $49,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,741
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$2,179
• Taxable income: $5,350
• Est. tax owed @ 24.0%: −$1,284
• After-tax cash flow: $4,940/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

+29.6% since first listed

51 events — show timeline

• 2026-04-28 Listed $74,900 REALCOMP
• 2026-04-28 Listed $74,900 MiRealSource-MiMLS
• 2024-06-11 Pending — MiRealSource-MiMLS
• 2024-06-11 Pending — REALCOMP
• 2024-06-10 Listing Removed — MiRealSource-MiMLS
• 2024-06-10 Listing Removed — REALCOMP
• 2024-01-02 Relisted — MiRealSource-MiMLS
• 2024-01-02 Relisted — REALCOMP
• 2024-01-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-01 Listing Removed — REALCOMP
• 2023-09-03 Listed $99,999 MiRealSource-MiMLS
• 2023-09-03 Listed $99,999 REALCOMP
• 2022-10-14 Sold (Public Records) $70,000 Public Records
• 2022-01-04 Listing Removed — MiRealSource-MiMLS
• 2022-01-04 Listing Removed — REALCOMP
• 2021-12-10 Price Changed $38,000 MiRealSource-MiMLS
• 2021-12-10 Price Changed $38,000 REALCOMP
• 2021-12-07 Price Changed $39,900 MiRealSource-MiMLS
• 2021-12-07 Price Changed $39,900 REALCOMP
• 2021-11-20 Listed $45,000 MiRealSource-MiMLS
• 2021-11-20 Listed $45,000 REALCOMP
• 2008-08-12 Sold (MLS) $11,000 REALCOMP
• 2008-03-28 Sold (MLS) $11,000 MiRealSource-MiMLS
• 2008-03-05 Listing Removed — MiRealSource-MiMLS
• 2007-11-28 Listed $12,900 REALCOMP
• 2007-11-27 Listing Removed — REALCOMP
• 2007-11-07 Listed $12,900 MiRealSource-MiMLS
• 2007-09-04 Listed $29,900 REALCOMP
• 2007-07-25 Listing Removed — REALCOMP
• 2007-07-10 Listed $29,900 REALCOMP
• 2007-07-09 Listing Removed — MiRealSource-MiMLS
• 2007-07-09 Listing Removed — REALCOMP
• 2007-04-15 Listed $29,900 REALCOMP
• 2007-03-19 Listing Removed — MiRealSource-MiMLS
• 2007-03-19 Listing Removed — REALCOMP
• 2007-03-16 Listed $29,900 MiRealSource-MiMLS
• 2007-01-09 Listed $49,900 MiRealSource-MiMLS
• 2007-01-09 Listed $49,900 REALCOMP
• 2006-12-26 Listing Removed — MiRealSource-MiMLS
• 2006-12-26 Listing Removed — REALCOMP
• 2006-11-22 Sold (Public Records) $115,000 Public Records
• 2006-06-26 Listed $54,900 MiRealSource-MiMLS
• 2006-06-26 Listed $54,900 REALCOMP
• 2005-07-22 Sold (Public Records) $139,000 Public Records
• 2002-10-23 Sold (Public Records) $32,000 Public Records
• 2002-06-20 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2002-06-20 Sold (MLS) $32,000 REALCOMP
• 2002-05-29 Listing Removed — MiRealSource-MiMLS
• 2002-02-16 Listed $44,500 MiRealSource-MiMLS
• 2002-02-16 Listed $44,500 REALCOMP
• 2001-05-30 Sold (Public Records) $57,800 Public Records

Property tax history

+12.8%/yr

Latest (2025): $4,256 · +44.5% YoY. Source: county tax records.