15732-34 Meyers Rd · Detroit, MI 48227

$99,999

4 bd · 1.0 ba · 928 sqft · Townhouse public records · 55 Days on market

Built 1946 6,098 sqft lot $108/sqft · 14661% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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

Discover the potential of this solid brick duplex, an excellent opportunity for both investors and owner-occupants seeking income and long-term value. Each well-designed unit offers 2 bedrooms, 1 full bath, a private entrance, and its own basement, providing privacy, convenience, and ample storage for residents. One unit is currently tenant-occupied on a month-to-month basis at $700 per month, delivering immediate rental income. The second unit is vacant, presenting the ideal opportunity for an owner-occupant or an investor looking to enhance rental income and overall returns. Ideally situated near a variety of shopping, dining, and retail amenities, and just moments from DMC Sinai-Grace Hospital, the property offers a convenient location that appeals to both tenants and homeowners alike. Schedule your showing today!

Key facts

• Tenant occupied
• Own basement
• Solid brick duplex

Tags

• SOLID BRICK DUPLEX
• PRIVATE ENTRANCE
• OWN BASEMENT
• TENANT OCCUPIED
• VACANT UNIT
• NEAR SHOPPING DINING RETAIL

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,382/mo this rent would consume 45% of the median local household income ($37k/yr) (locally 2371% 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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1946 — 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: 1.38% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.65%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (median comp): $1,348
• List price: $99,999
• Delta: 7315.86%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.54×
• Total profit: $15,200
• Equity at exit: $14,910

10-year hold

• IRR: 23.9%
• Equity multiple: 3.32×
• Total profit: $64,906
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$524
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $435

Break-even live

Break-even rent $832

Max offer price $99,999

Occupancy floor 64%

Sensitivity live

Price	-10% $492	-5% $463	+0% $435	+5% $407	+10% $378
Rent	-10% $326	-5% $380	+0% $435	+5% $490	+10% $544
Rate	-1.0pp $485	-0.5pp $460	base $435	+0.5pp $409	+1.0pp $383

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	45d	1	0.18mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	45d	1	0.38mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	0.52mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	19d	1	0.62mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	14d	1	0.66mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	0.69mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	18d	1	0.76mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	12d	1	0.82mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	14d	1	1.01mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	18d	1	1.07mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.09mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	18d	1	1.17mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	18d	1	1.19mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	5d	1	1.25mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	18d	1	1.26mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	19d	1	1.28mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	14d	1	1.28mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	1.28mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	25d	1	1.28mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,500	$1.49	0d	1	1.30mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	45d	1	1.44mi

Listing history 17 events

1. 2026-05-13
   status Pending 828-char remark

   Show marketing remark (828 chars)

   Discover the potential of this solid brick duplex, an excellent opportunity for both investors and owner-occupants seeking income and long-term value. Each well-designed unit offers 2 bedrooms, 1 full bath, a private entrance, and its own basement, providing privacy, convenience, and ample storage for residents. One unit is currently tenant-occupied on a month-to-month basis at $700 per month, delivering immediate rental income. The second unit is vacant, presenting the ideal opportunity for an owner-occupant or an investor looking to enhance rental income and overall returns. Ideally situated near a variety of shopping, dining, and retail amenities, and just moments from DMC Sinai-Grace Hospital, the property offers a convenient location that appeals to both tenants and homeowners alike. Schedule your showing today!

2. 2026-05-13
   status Pending 828-char remark

   Show marketing remark (828 chars)

   Discover the potential of this solid brick duplex, an excellent opportunity for both investors and owner-occupants seeking income and long-term value. Each well-designed unit offers 2 bedrooms, 1 full bath, a private entrance, and its own basement, providing privacy, convenience, and ample storage for residents. One unit is currently tenant-occupied on a month-to-month basis at $700 per month, delivering immediate rental income. The second unit is vacant, presenting the ideal opportunity for an owner-occupant or an investor looking to enhance rental income and overall returns. Ideally situated near a variety of shopping, dining, and retail amenities, and just moments from DMC Sinai-Grace Hospital, the property offers a convenient location that appeals to both tenants and homeowners alike. Schedule your showing today!

3. 2026-03-19
   listed $99,999 Active 828-char remark

   Show marketing remark (828 chars)

   Discover the potential of this solid brick duplex, an excellent opportunity for both investors and owner-occupants seeking income and long-term value. Each well-designed unit offers 2 bedrooms, 1 full bath, a private entrance, and its own basement, providing privacy, convenience, and ample storage for residents. One unit is currently tenant-occupied on a month-to-month basis at $700 per month, delivering immediate rental income. The second unit is vacant, presenting the ideal opportunity for an owner-occupant or an investor looking to enhance rental income and overall returns. Ideally situated near a variety of shopping, dining, and retail amenities, and just moments from DMC Sinai-Grace Hospital, the property offers a convenient location that appeals to both tenants and homeowners alike. Schedule your showing today!

4. 2026-03-19
   listed $99,999 Active 828-char remark

   Show marketing remark (828 chars)

   Discover the potential of this solid brick duplex, an excellent opportunity for both investors and owner-occupants seeking income and long-term value. Each well-designed unit offers 2 bedrooms, 1 full bath, a private entrance, and its own basement, providing privacy, convenience, and ample storage for residents. One unit is currently tenant-occupied on a month-to-month basis at $700 per month, delivering immediate rental income. The second unit is vacant, presenting the ideal opportunity for an owner-occupant or an investor looking to enhance rental income and overall returns. Ideally situated near a variety of shopping, dining, and retail amenities, and just moments from DMC Sinai-Grace Hospital, the property offers a convenient location that appeals to both tenants and homeowners alike. Schedule your showing today!

5. 2018-07-03
   soldstatus $95,000
6. 2018-07-03
   soldstatus $57,500
7. 2017-08-02
   soldstatus $46,000
8. 2017-07-05
   soldstatus $46,000 Sold
9. 2017-07-05
   soldstatus $46,000 Closed
10. 2017-07-05
    soldstatus $46,000 Closed
11. 2017-03-24
    status Pending
12. 2017-03-24
    status Pending
13. 2017-03-24
    status Pending
14. 2017-02-15
    listed $50,000 Active
15. 2017-02-15
    listed $50,000 Active
16. 2017-02-15
    listed $50,000 Active
17. 1998-07-21
    soldstatus $27,500

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $1,316 · $110/mo
• Expected delta: +$224/yr (+$19/mo · 20.6%)

ⓘ 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: $16,588
• − Mortgage interest: −$5,601
• − Property taxes: −$1,091
• − Insurance: −$500
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,909
• Taxable income: $3,832
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $4,301/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

+263.6% since first listed

17 events — show timeline

• 2026-05-13 Pending — REALCOMP
• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-03-19 Listed $99,999 MiRealSource-MiMLS
• 2026-03-19 Listed $99,999 REALCOMP
• 2018-07-03 Sold (Public Records) $57,500 Public Records
• 2018-07-03 Sold (Public Records) $95,000 Public Records
• 2017-08-02 Sold (Public Records) $46,000 Public Records
• 2017-07-05 Sold (MLS) $46,000 MiRealSource-MiMLS
• 2017-07-05 Sold (MLS) $46,000 MiRealSource-MiMLS
• 2017-07-05 Sold (MLS) $46,000 REALCOMP
• 2017-03-24 Pending — MiRealSource-MiMLS
• 2017-03-24 Pending — MiRealSource-MiMLS
• 2017-03-24 Pending — REALCOMP
• 2017-02-15 Listed $50,000 MiRealSource-MiMLS
• 2017-02-15 Listed $50,000 MiRealSource-MiMLS
• 2017-02-15 Listed $50,000 REALCOMP
• 1998-07-21 Sold (Public Records) $27,500 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,091 · -8.5% YoY. Source: county tax records.