15905 Westbrook St · Detroit, MI 48223

$69,000

2 bd · 1.0 ba · 919 sqft · SingleFamily public records · 56 Days on market

Built 1964 7,405 sqft lot $75/sqft · 17% above area Est $59k · 17% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home on Detroit !!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

Key facts

• Close to restaurants
• Newer windows
• Close to shops

Tags

• NEWER WINDOWS
• UPDATED KITCHEN
• UPDATED BATHROOM
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPS
• CLOSE TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: Residential property
• Financial info: Details not provided
• HOA & community: Details not provided

Exterior

• Parking: Detached 2-car garage
• Security: Details not provided
• Utilities: Water available; Sewer available
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Built with vinyl siding; Brick/mortar foundation
• Exterior features: Paved road access; Lot dimensions approximately 40.00 x 179.00 (0.17 acres)

Interior

• Kitchen: Details not provided
• Bedrooms: Details not provided
• Flooring: Details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement; 5 total rooms
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: 158 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 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 + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y 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 $60k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1964 — 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: 1.61% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.86%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $58,928
• List price: $69,000
• Delta: 17.09%
• 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
15835 Burgess St	0.22mi	3/1.0 (+1)	918 (-0%)	9mo	$93,000	$101	78
16115 Burt Rd	0.17mi	2/1.0	859 (-6%)	5mo	$57,000	$66	77
15421 Westbrook St	0.33mi	2/1.0	815 (-11%)	5mo	$31,000	$38	61
15757 Dacosta St	0.54mi	3/1.0 (+1)	960 (+4%)	2mo	$65,000	$68	61
15361 Patton St	0.52mi	3/1.0 (+1)	950 (+3%)	8mo	$80,000	$84	59
16555 Bramell St	0.75mi	3/1.0 (+1)	918 (-0%)	3mo	$60,000	$65	58
15703 Fielding St	0.46mi	3/1.0 (+1)	871 (-5%)	9mo	$40,000	$46	57
15717 Fielding St	0.45mi	3/1.5 (+1)	867 (-6%)	9mo	$95,000	$110	55
16804 Dolphin St	0.58mi	3/2.0 (+1)	943 (+3%)	10mo	$75,000	$80	52
15411 Lahser Rd	0.48mi	3/2.0 (+1)	1,025 (+12%)	4mo	$42,000	$41	46
15366 Patton St	0.53mi	3/1.0 (+1)	809 (-12%)	7mo	$85,000	$105	44
17295 Braile St	0.75mi	3/1.0 (+1)	996 (+8%)	6mo	$75,000	$75	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.74×
• Total profit: $14,323
• Equity at exit: $10,288

10-year hold

• IRR: 26.7%
• Equity multiple: 3.35×
• Total profit: $45,358
• Equity at exit: $5,966

Cash invested: $19,320 (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 48223

• Active inventory: 158
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $400

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 59%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	0.34mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	0.44mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	14d	1	0.45mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	4d	1	0.50mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	12d	1	0.56mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	43d	1	0.60mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	4d	1	0.60mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	4d	1	0.64mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	43d	1	0.68mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.70mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	0.70mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	0.72mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	43d	1	0.72mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	43d	1	0.73mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	16d	1	0.77mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	24d	1	0.83mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	21d	1	0.83mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	0.90mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.97mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	24d	1	0.98mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	1.00mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	16d	1	1.04mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	4d	2	1.05mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	16d	1	1.08mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	1.15mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	1.18mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	43d	1	1.18mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.19mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	1.21mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	24d	1	1.22mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	1.22mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	1.23mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	14d	1	1.23mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	4d	1	1.25mi
24244 Dale St Unit 211 Detroit, MI	1.0	1.0	550	$800	$1.45	24d	1	1.27mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	1.27mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.32mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	43d	1	1.34mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	43d	1	1.36mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	16d	1	1.37mi

Listing history 24 events

1. 2026-06-18
   days on market $69,000 Active 56 DOM
2. 2026-06-17
   days on market $69,000 Active 55 DOM
3. 2026-06-15
   days on market $69,000 Active 53 DOM
4. 2026-06-13
   days on market $69,000 Active 51 DOM
5. 2026-06-13
   days on market $69,000 Active 50 DOM
6. 2026-06-09
   days on market $69,000 Active 47 DOM
7. 2026-06-08
   days on market $69,000 Active 46 DOM
8. 2026-06-07
   days on market $69,000 Active 45 DOM
9. 2026-06-04
   days on market $69,000 Active 42 DOM
10. 2026-06-03
    days on market $69,000 Active 41 DOM
11. 2026-06-02
    days on market $69,000 Active 40 DOM
12. 2026-06-01
    days on market $69,000 Active 39 DOM
13. 2026-05-31
    days on market $69,000 Active 38 DOM
14. 2026-04-23
    listed $69,000 Active 267-char remark

    Show marketing remark (267 chars)

    Welcome to this charming home on Detroit !!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

15. 2026-04-23
    listed $69,000 Active 267-char remark

    Show marketing remark (267 chars)

    Welcome to this charming home on Detroit !!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

16. 2026-04-16
    historical
17. 2026-04-16
    historical
18. 2025-04-25
    status Active
19. 2025-04-24
    historical
20. 2025-04-09
    listed $75,000 Active
21. 2025-04-09
    listed $75,000 Active
22. 2020-07-30
    soldstatus $59,900
23. 1997-12-28
    historical
24. 1997-10-27
    listed $43,500

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $13,322
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,007
• Taxable income: $3,938
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $3,857/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• Rent YoY: —
• 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

+58.6% since first listed

11 events — show timeline

• 2026-04-23 Listed $69,000 REALCOMP
• 2026-04-23 Listed $69,000 MiRealSource-MiMLS
• 2026-04-16 Listing Removed — MiRealSource-MiMLS
• 2026-04-16 Listing Removed — REALCOMP
• 2025-04-25 Relisted — MiRealSource-MiMLS
• 2025-04-24 Listing Removed — MiRealSource-MiMLS
• 2025-04-09 Listed $75,000 REALCOMP
• 2025-04-09 Listed $75,000 MiRealSource-MiMLS
• 2020-07-30 Sold (Public Records) $59,900 Public Records
• 1997-12-28 Listing Removed — REALCOMP
• 1997-10-27 Listed $43,500 REALCOMP

Property tax history

+10.7%/yr

Latest (2025): $3,821 · +98.3% YoY. Source: county tax records.