15471 Braile St · Detroit, MI 48223

$20,000

3 bd · 1.0 ba · 921 sqft · SingleFamily public records · 6 Days on market

Built 1948 5,227 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this hidden gem, a fantastic investment opportunity for those with a keen eye for potential! This 3-bedroom, 1-bathroom home holds the promise of creating something truly special. Nestled in a quiet neighborhood, this property presents an ideal canvas for investors looking to put their creative touch to work.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $819 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 55.5% 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; 32 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).
• This rent runs 33% of the median local income ($45k/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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $20,000

Questions for the listing agent

1. Built in 1948 — 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. 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?
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: 6.06% ✓
• Cap rate: 55.46%
• Cash-on-cash: 175.60%
• DSCR: 8.81
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $42,366
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15361 Patton St	0.12mi	3/1.0	950 (+3%)	8mo	$80,000	$84	83
15703 Fielding St	0.13mi	3/1.0	871 (-5%)	9mo	$40,000	$46	77
15717 Fielding St	0.14mi	3/1.5	867 (-6%)	9mo	$95,000	$110	74
15366 Patton St	0.13mi	3/1.0	809 (-12%)	7mo	$85,000	$105	68
15835 Burgess St	0.53mi	3/1.0	918 (-0%)	9mo	$93,000	$101	68
16115 Burt Rd	0.34mi	2/1.0 (-1)	859 (-7%)	5mo	$57,000	$66	64
15859 Braile St	0.24mi	2/1.0 (-1)	1,005 (+9%)	11mo	$40,000	$40	60
15421 Westbrook St	0.29mi	2/1.0 (-1)	815 (-12%)	5mo	$31,000	$38	58
20511 Lyndon St	0.72mi	3/1.0	896 (-3%)	8mo	$40,000	$45	55
15363 Plainview Ave	0.46mi	2/1.0 (-1)	800 (-13%)	5mo	$27,000	$34	47
15411 Lahser Rd	0.62mi	3/2.0	1,025 (+11%)	4mo	$42,000	$41	45
14825 Chapel St	0.66mi	4/1.0 (+1)	1,058 (+15%)	11mo	$30,000	$28	30

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: —
• Equity multiple: 9.74×
• Total profit: $48,969
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 20.63×
• Total profit: $109,920
• Equity at exit: $1,729

Cash invested: $5,600 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $819

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 27%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	4d	1	0.10mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	43d	1	0.27mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	43d	1	0.41mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	21d	1	0.42mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	24d	1	0.42mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	16d	1	0.43mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	14d	1	0.44mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	0.64mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	16d	1	0.66mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	0.85mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.91mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	43d	1	0.96mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	4d	1	0.98mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	43d	1	1.00mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	1.00mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	16d	1	1.04mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	1.04mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	1.04mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	1.06mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	43d	1	1.07mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	1.25mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.31mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	1.35mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	43d	1	1.35mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.35mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	1.36mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	16d	1	1.36mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	1.39mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	1.40mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	1.45mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	43d	1	1.45mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	1.49mi

Listing history 5 events

1. 2024-12-17
   status Pending
2. 2023-08-28
   status Pending

   Show marketing remark (321 chars)

   Welcome to this hidden gem, a fantastic investment opportunity for those with a keen eye for potential! This 3-bedroom, 1-bathroom home holds the promise of creating something truly special. Nestled in a quiet neighborhood, this property presents an ideal canvas for investors looking to put their creative touch to work.

3. 2023-08-28
   status Pending 321-char remark

   Show marketing remark (321 chars)

   Welcome to this hidden gem, a fantastic investment opportunity for those with a keen eye for potential! This 3-bedroom, 1-bathroom home holds the promise of creating something truly special. Nestled in a quiet neighborhood, this property presents an ideal canvas for investors looking to put their creative touch to work.

4. 2023-08-22
   listed $20,000 Active

   Show marketing remark (321 chars)

   Welcome to this hidden gem, a fantastic investment opportunity for those with a keen eye for potential! This 3-bedroom, 1-bathroom home holds the promise of creating something truly special. Nestled in a quiet neighborhood, this property presents an ideal canvas for investors looking to put their creative touch to work.

5. 2023-08-22
   listed $20,000 Active 321-char remark

   Show marketing remark (321 chars)

   Welcome to this hidden gem, a fantastic investment opportunity for those with a keen eye for potential! This 3-bedroom, 1-bathroom home holds the promise of creating something truly special. Nestled in a quiet neighborhood, this property presents an ideal canvas for investors looking to put their creative touch to work.

ⓘ 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 ≥98°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: $14,547
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$582
• Taxable income: $10,117
• Est. tax owed @ 24.0%: −$2,428
• After-tax cash flow: $7,405/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

+0.0% since first listed

5 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2023-08-28 Pending — REALCOMP
• 2023-08-28 Pending — MiRealSource-MiMLS
• 2023-08-22 Listed $20,000 MiRealSource-MiMLS
• 2023-08-22 Listed $20,000 REALCOMP

Property tax history

+5.4%/yr

Latest (2025): $2,735 · +82.2% YoY. Source: county tax records.