15158 Dacosta St · Detroit, MI 48223

$89,000

1 bd · 1.0 ba · 643 sqft · SingleFamily public records · 92 Days on market

Built 1922 3,920 sqft lot $138/sqft · 182% above area Est $93k · at est. ↓ 10% since listing

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Why this score? — see what drove the D+ 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 +19.2/30.0
• ARV discount +9.2/15.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: Charming Multi-Family Home with Live/Work Flexibility – 1 Bed + Studio Welcome to this versatile and well-maintained multi-family home, ideal for investors, creatives, or those seeking a flexible live/work lifestyle. This unique property features two distinct units: Upper Unit: A bright and airy 1-bedroom, 1-bathroom space with an open living/dining area, a well-equipped kitchen, and plenty of natural light. Perfect as a comfortable primary residence or rental. Lower Unit: A stylish studio with its own private entrance, full bathroom, and kitchenette. Ideal as a creative workspace, home office, or guest suite—or convert it into a fully self-contained rental for additional income. Whether you're looking to live in one unit and rent the other, set up a home-based business, or accommodate extended family, this property offers endless possibilities. Located in a desirable neighborhood with easy access to shops, transit, and amenities, this home is a smart investment with flexible functionality. Don't miss your chance to own this dynamic property—schedule your private showing today!

Key facts

• Full bathroom
• Natural light
• Distinct units

Tags

• MULTI-FAMILY HOME
• DISTINCT UNITS
• PRIVATE ENTRANCE
• FULL BATHROOM
• WELL-EQUIPPED KITCHEN
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (1.6% below list).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $615 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.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (median comp): $92,518
• List price: $89,000
• Delta: -3.80%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15341 Bramell St	0.25mi	2/1.0 (+1)	644 (+0%)	7mo	$12,000	$19	77
14889 Dacosta St	0.22mi	2/1.0 (+1)	665 (+3%)	8mo	$24,999	$38	72
14437 Dacosta St	0.50mi	2/1.0 (+1)	707 (+10%)	2mo	$66,995	$95	54
11747 W Outer Dr	0.41mi	2/1.0 (+1)	736 (+14%)	7mo	$70,000	$95	46
15777 Chatham	0.43mi	2/1.0 (+1)	696 (+8%)	21mo	$10,000	$14	44
15119 Grayfield St	0.39mi	2/1.0 (+1)	700 (+9%)	23mo	$79,000	$113	43

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-8,338
• Equity at exit: $13,270

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $579
• Equity at exit: $7,695

Cash invested: $24,920 (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: 8.5×

Monthly cashflow live

• Estimated rent: $876 high
• Mortgage (P&I): −$467
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $95

Break-even live

Break-even rent $755

Max offer price $89,000

Occupancy floor 84%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	0.81mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	12d	1	0.96mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	43d	1	0.98mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	4d	1	0.98mi
14242 Riverview St Unit 118 Detroit, MI	1.0	1.0	550	$800	$1.45	43d	1	1.00mi
14272 Riverview St Unit 214 Detroit, MI	1.0	1.0	550	$695	$1.26	43d	1	1.01mi
14272 Riverview St Unit 216 Detroit, MI	1.0	1.0	550	$795	$1.45	43d	1	1.01mi
14272 Riverview St Apt 213 Detroit, MI	1.0	1.0	550	$845	$1.54	43d	1	1.01mi
14220 Riverview St Unit 201 Detroit, MI	1.0	1.0	500	$800	$1.60	43d	1	1.01mi
14220 Riverview St Unit 202 Detroit, MI	1.0	1.0	550	$795	$1.45	24d	1	1.01mi
14220 Riverview St Unit 206 Detroit, MI	1.0	1.0	550	$695	$1.26	43d	1	1.01mi
14220 Riverview St Apt 101 Detroit, MI	1.0	1.0	550	$845	$1.54	24d	1	1.01mi
14220 Riverview St Apt 102 Detroit, MI	1.0	1.0	500	$845	$1.69	43d	1	1.01mi
14242 Riverview St Unit 215 Detroit, MI	1.0	1.0	550	$795	$1.45	43d	1	1.02mi
14242 Riverview St Apt 218 Detroit, MI	1.0	1.0	550	$845	$1.54	43d	1	1.02mi
14200 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	43d	1	1.02mi
14216 Riverview St Detroit, MI	1.0	1.0	750	$950	$1.27	43d	1	1.02mi
14212 Riverview St Detroit, MI	1.0	1.0	750	$900	$1.20	43d	1	1.02mi
14208 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	43d	1	1.02mi
14204 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	43d	1	1.02mi
14186 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	43d	1	1.03mi
14190 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	43d	1	1.03mi
14180 Riverview St Unit 203 Detroit, MI	1.0	1.0	550	$795	$1.45	43d	1	1.04mi
14180 Riverview St Unit 101 Detroit, MI	2.0	1.0	750	$975	$1.30	43d	1	1.04mi
24244 Dale St Unit 211 Detroit, MI	1.0	1.0	550	$800	$1.45	24d	1	1.04mi
14290 Riverview St Unit 208 Detroit, MI	1.0	1.0	550	$845	$1.54	43d	1	1.04mi
14290 Riverview St Unit 106 Detroit, MI	1.0	1.0	550	$695	$1.26	43d	1	1.04mi
14245 Riverview St Detroit, MI	2.0	1.0	750	$985	$1.31	43d	1	1.05mi
14179 Riverview St Unit 219 Detroit, MI	1.0	1.0	750	$845	$1.13	43d	1	1.05mi
14281 Riverview St Unit 116 Detroit, MI	1.0	1.0	550	$800	$1.45	43d	1	1.05mi
14176 Riverview St Unit 119 Detroit, MI	1.0	1.0	550	$845	$1.54	43d	1	1.05mi
14176 Riverview St Unit 118 Detroit, MI	1.0	1.0	550	$800	$1.45	43d	1	1.05mi
14176 Riverview St Unit 120 Detroit, MI	2.0	1.0	750	$975	$1.30	43d	1	1.05mi
14176 Riverview St Unit 218 Detroit, MI	1.0	1.0	550	$795	$1.45	43d	1	1.05mi
14170 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	43d	1	1.05mi
14158 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	43d	1	1.05mi
14166 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	43d	1	1.05mi
14162 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	43d	1	1.05mi
14154 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	43d	1	1.05mi
14281 Riverview St Unit 216 Detroit, MI	1.0	1.0	550	$795	$1.45	14d	1	1.05mi

Listing history 24 events

1. 2026-06-18
   days on market $89,000 Active 92 DOM
2. 2026-06-17
   days on market $89,000 Active 91 DOM
3. 2026-06-15
   days on market $89,000 Active 89 DOM
4. 2026-06-13
   days on market $89,000 Active 87 DOM
5. 2026-06-13
   days on market $89,000 Active 86 DOM
6. 2026-06-09
   days on market $89,000 Active 83 DOM
7. 2026-06-08
   days on market $89,000 Active 82 DOM
8. 2026-06-07
   days on market $89,000 Active 81 DOM
9. 2026-06-04
   days on market $89,000 Active 78 DOM
10. 2026-06-03
    days on market $89,000 Active 77 DOM
11. 2026-06-01
    days on market $89,000 Active 75 DOM
12. 2026-05-31
    days on market $89,000 Active 74 DOM
13. 2026-03-18
    listed $89,000 Active 1121-char remark

    Show marketing remark (1126 chars)

    Remarks: Charming Multi-Family Home with Live/Work Flexibility – 1 Bed + Studio Welcome to this versatile and well-maintained multi-family home, ideal for investors, creatives, or those seeking a flexible live/work lifestyle. This unique property features two distinct units: Upper Unit: A bright and airy 1-bedroom, 1-bathroom space with an open living/dining area, a well-equipped kitchen, and plenty of natural light. Perfect as a comfortable primary residence or rental. Lower Unit: A stylish studio with its own private entrance, full bathroom, and kitchenette. Ideal as a creative workspace, home office, or guest suite - or convert it into a fully self-contained rental for additional income. Whether you're looking to live in one unit and rent the other, set up a home-based business, or accommodate extended family, this property offers endless possibilities. Located in a desirable neighborhood with easy access to shops, transit, and amenities, this home is a smart investment with flexible functionality. Don't miss your chance to own this dynamic property - schedule your private showing today!

14. 2026-03-18
    listed $89,000 Active 1126-char remark

    Show marketing remark (1126 chars)

    Remarks: Charming Multi-Family Home with Live/Work Flexibility – 1 Bed + Studio Welcome to this versatile and well-maintained multi-family home, ideal for investors, creatives, or those seeking a flexible live/work lifestyle. This unique property features two distinct units: Upper Unit: A bright and airy 1-bedroom, 1-bathroom space with an open living/dining area, a well-equipped kitchen, and plenty of natural light. Perfect as a comfortable primary residence or rental. Lower Unit: A stylish studio with its own private entrance, full bathroom, and kitchenette. Ideal as a creative workspace, home office, or guest suite - or convert it into a fully self-contained rental for additional income. Whether you're looking to live in one unit and rent the other, set up a home-based business, or accommodate extended family, this property offers endless possibilities. Located in a desirable neighborhood with easy access to shops, transit, and amenities, this home is a smart investment with flexible functionality. Don't miss your chance to own this dynamic property - schedule your private showing today!

15. 2025-12-30
    status Pending
16. 2025-12-30
    status Pending
17. 2025-12-23
    historical
18. 2025-12-23
    historical
19. 2025-12-16
    price $79,000
20. 2025-12-15
    price $79,000
21. 2025-10-04
    price $89,000
22. 2025-10-04
    price $89,000
23. 2025-09-23
    listed $99,000 Active
24. 2025-09-23
    listed $99,000 Active

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,243 · $104/mo
• Expected delta: +$128/yr (+$11/mo · 11.5%)

ⓘ 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 ≥99°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: $10,514
• − Mortgage interest: −$4,985
• − Property taxes: −$1,115
• − Insurance: −$445
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$2,589
• Taxable loss: −$302
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,218/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

-10.1% since first listed

12 events — show timeline

• 2026-03-18 Listed $89,000 REALCOMP
• 2026-03-18 Listed $89,000 MiRealSource-MiMLS
• 2025-12-30 Pending — MiRealSource-MiMLS
• 2025-12-30 Pending — REALCOMP
• 2025-12-23 Listing Removed — REALCOMP
• 2025-12-23 Listing Removed — MiRealSource-MiMLS
• 2025-12-16 Price Changed $79,000 MiRealSource-MiMLS
• 2025-12-15 Price Changed $79,000 REALCOMP
• 2025-10-04 Price Changed $89,000 MiRealSource-MiMLS
• 2025-10-04 Price Changed $89,000 REALCOMP
• 2025-09-23 Listed $99,000 REALCOMP
• 2025-09-23 Listed $99,000 MiRealSource-MiMLS

Property tax history

+5.7%/yr

Latest (2025): $1,115 · +364.4% YoY. Source: county tax records.