15472 Mendota St · Detroit, MI 48238

$90,000

5 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 22 Days on market

Built 1928 4,792 sqft lot Est $127k · 29% 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 +15.0/15.0
• 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

Listing remarks MLS

Welcome to this wonderful 5 bedroom home conveniently located just a few bock away from local freeways! This home features a nice living and dining area, full basement, a small walk-out porch to one of the upstairs bedrooms. A cute little sitting area upstair that can easily be a small office or playroom, it's certainly enough room to style to fit your needs. A full basement; unfinished but a nice foundation that can easily be finished and become a nice entertaining area. This home is very spacious and located within the heart of the Motor City! This home can also be an investor's dream income property!

Key facts

• 4,792 sq ft lot
• Built 1928
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 10.0% 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); 350 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,561/mo this rent would consume 56% 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 $622 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 + 6.1% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 13 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.
• Current owner paid $64k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.73% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.39%
• DSCR: 2.13
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $127,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15374 Birwood St	0.13mi	4/2.0 (-1)	1,378 (-0%)	5mo	$132,000	$96	81
15430 Mendota St	0.04mi	4/2.0 (-1)	1,306 (-6%)	9mo	$130,000	$100	72
14889 Manor St	0.46mi	4/2.5 (-1)	1,375 (-1%)	0mo	$159,000	$116	66
15703 Northlawn St	0.58mi	4/1.0 (-1)	1,365 (-1%)	5mo	$70,000	$51	62
15767 Northlawn St	0.59mi	5/2.0	1,420 (+3%)	3mo	$55,000	$39	61
8282 Desoto St	0.66mi	4/2.0 (-1)	1,380 (-0%)	7mo	$149,000	$108	54
8240 Desoto St	0.70mi	4/1.0 (-1)	1,368 (-1%)	8mo	$59,500	$43	54
15103 Cheyenne St	0.57mi	4/2.0 (-1)	1,317 (-5%)	4mo	$121,500	$92	53
15495 Littlefield St	0.57mi	4/2.0 (-1)	1,338 (-3%)	8mo	$80,000	$60	52
14885 Ward Ave	0.63mi	4/1.0 (-1)	1,222 (-12%)	4mo	$45,000	$37	43
16627 Appoline St	0.67mi	4/1.5 (-1)	1,544 (+12%)	4mo	$64,000	$41	39
16631 Sorrento St	0.73mi	4/2.0 (-1)	1,537 (+11%)	3mo	$154,400	$100	36

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: 22.7%
• Equity multiple: 1.97×
• Total profit: $24,527
• Equity at exit: $13,419

10-year hold

• IRR: 32.8%
• Equity multiple: 4.48×
• Total profit: $87,630
• Equity at exit: $7,782

Cash invested: $25,200 (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: 350
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$472
• Tax from tax record: −$190 /mo · $2,285/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $533

Break-even live

Break-even rent $886

Max offer price $90,000

Occupancy floor 61%

Sensitivity live

Price	-10% $584	-5% $559	+0% $533	+5% $508	+10% $482
Rent	-10% $410	-5% $471	+0% $533	+5% $595	+10% $656
Rate	-1.0pp $578	-0.5pp $556	base $533	+0.5pp $510	+1.0pp $486

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	45d	1	0.84mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	45d	1	1.01mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	3d	1	1.24mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	1.24mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	45d	1	1.29mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	18d	1	1.38mi
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	45d	1	1.49mi
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	25d	1	1.49mi

Listing history 42 events

1. 2026-03-01
   status Pending 611-char remark

   Show marketing remark (610 chars)

   Welcome to this wonderful 5 bedroom home conveniently located just a few bock away from local freeways! This home features a nice living and dining area, full basement, a small walk-out porch to one of the upstairs bedrooms. A cute little sitting area upstair that can easily be a small office or playroom, it's certainly enough room to style to fit your needs. A full basement; unfinished but a nice foundation that can easily be finished and become a nice entertaining area. This home is very spacious and located within the heart of the Motor City! This home can also be an investor's dream income property!

2. 2026-03-01
   status Pending 610-char remark

   Show marketing remark (610 chars)

   Welcome to this wonderful 5 bedroom home conveniently located just a few bock away from local freeways! This home features a nice living and dining area, full basement, a small walk-out porch to one of the upstairs bedrooms. A cute little sitting area upstair that can easily be a small office or playroom, it's certainly enough room to style to fit your needs. A full basement; unfinished but a nice foundation that can easily be finished and become a nice entertaining area. This home is very spacious and located within the heart of the Motor City! This home can also be an investor's dream income property!

3. 2026-03-01
   status Pending

   Show marketing remark (610 chars)

   Welcome to this wonderful 5 bedroom home conveniently located just a few bock away from local freeways! This home features a nice living and dining area, full basement, a small walk-out porch to one of the upstairs bedrooms. A cute little sitting area upstair that can easily be a small office or playroom, it's certainly enough room to style to fit your needs. A full basement; unfinished but a nice foundation that can easily be finished and become a nice entertaining area. This home is very spacious and located within the heart of the Motor City! This home can also be an investor's dream income property!

4. 2026-02-06
   listed $90,000 Active 611-char remark

   Show marketing remark (610 chars)

   Welcome to this wonderful 5 bedroom home conveniently located just a few bock away from local freeways! This home features a nice living and dining area, full basement, a small walk-out porch to one of the upstairs bedrooms. A cute little sitting area upstair that can easily be a small office or playroom, it's certainly enough room to style to fit your needs. A full basement; unfinished but a nice foundation that can easily be finished and become a nice entertaining area. This home is very spacious and located within the heart of the Motor City! This home can also be an investor's dream income property!

5. 2026-02-06
   listed $90,000 Active 610-char remark

   Show marketing remark (610 chars)

   Welcome to this wonderful 5 bedroom home conveniently located just a few bock away from local freeways! This home features a nice living and dining area, full basement, a small walk-out porch to one of the upstairs bedrooms. A cute little sitting area upstair that can easily be a small office or playroom, it's certainly enough room to style to fit your needs. A full basement; unfinished but a nice foundation that can easily be finished and become a nice entertaining area. This home is very spacious and located within the heart of the Motor City! This home can also be an investor's dream income property!

6. 2026-02-06
   listed $90,000 Active

   Show marketing remark (610 chars)

   Welcome to this wonderful 5 bedroom home conveniently located just a few bock away from local freeways! This home features a nice living and dining area, full basement, a small walk-out porch to one of the upstairs bedrooms. A cute little sitting area upstair that can easily be a small office or playroom, it's certainly enough room to style to fit your needs. A full basement; unfinished but a nice foundation that can easily be finished and become a nice entertaining area. This home is very spacious and located within the heart of the Motor City! This home can also be an investor's dream income property!

7. 2026-02-02
   historical $90,000 610-char remark

   Show marketing remark (610 chars)

   Welcome to this wonderful 5 bedroom home conveniently located just a few bock away from local freeways! This home features a nice living and dining area, full basement, a small walk-out porch to one of the upstairs bedrooms. A cute little sitting area upstair that can easily be a small office or playroom, it's certainly enough room to style to fit your needs. A full basement; unfinished but a nice foundation that can easily be finished and become a nice entertaining area. This home is very spacious and located within the heart of the Motor City! This home can also be an investor's dream income property!

8. 2026-02-02
   historical $90,000

   Show marketing remark (610 chars)

   Welcome to this wonderful 5 bedroom home conveniently located just a few bock away from local freeways! This home features a nice living and dining area, full basement, a small walk-out porch to one of the upstairs bedrooms. A cute little sitting area upstair that can easily be a small office or playroom, it's certainly enough room to style to fit your needs. A full basement; unfinished but a nice foundation that can easily be finished and become a nice entertaining area. This home is very spacious and located within the heart of the Motor City! This home can also be an investor's dream income property!

9. 2023-10-09
   soldstatus $64,000
10. 2023-10-06
    soldstatus $65,000 Sold
11. 2023-10-06
    soldstatus $65,000 Closed
12. 2023-09-26
    historical Accepting Backup Offers
13. 2023-09-26
    historical Accepting Backup Offers
14. 2023-08-04
    price $70,000
15. 2023-08-04
    price $70,000
16. 2023-03-21
    listed $85,000 Active
17. 2023-03-14
    listed $85,000 Active
18. 2023-03-01
    historical
19. 2023-02-28
    historical
20. 2022-12-14
    price $85,000
21. 2022-12-13
    price $85,000
22. 2022-08-27
    listed $100,000 Active
23. 2022-08-26
    listed $100,000 Active
24. 2022-08-10
    historical
25. 2022-08-10
    historical
26. 2022-05-24
    listed $100,000 Active
27. 2022-05-24
    listed $100,000 Active
28. 2018-01-16
    soldstatus $50,000
29. 2017-10-11
    historical
30. 2017-10-11
    historical
31. 2017-08-15
    listed $13,000 Active
32. 2017-08-15
    listed $13,000 Active
33. 2005-08-31
    soldstatus $39,000
34. 2005-07-27
    historical
35. 2005-06-14
    listed $42,900
36. 2003-04-21
    soldstatus $110,000
37. 2002-11-25
    soldstatus $26,000
38. 2002-11-15
    historical
39. 2002-11-13
    listed $29,900
40. 2002-01-25
    soldstatus $47,216
41. 2000-10-24
    soldstatus $20,000
42. 2000-10-24
    soldstatus $35,000

ⓘ 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: $2,285 · $190/mo
• Projected year-2 tax: $2,285 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $18,729
• − Mortgage interest: −$5,041
• − Property taxes: −$2,285
• − Insurance: −$450
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$2,618
• Taxable income: $5,338
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $5,116/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

+350.0% since first listed

42 events — show timeline

• 2026-03-01 Pending — REALCOMP
• 2026-03-01 Pending — MiRealSource-MiMLS
• 2026-03-01 Pending — SW Michigan MLS
• 2026-02-06 Listed $90,000 REALCOMP
• 2026-02-06 Listed $90,000 MiRealSource-MiMLS
• 2026-02-06 Listed $90,000 SW Michigan MLS
• 2026-02-02 Coming Soon $90,000 MiRealSource-MiMLS
• 2026-02-02 Coming Soon $90,000 SW Michigan MLS
• 2023-10-09 Sold (Public Records) $64,000 Public Records
• 2023-10-06 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2023-10-06 Sold (MLS) $65,000 REALCOMP
• 2023-09-26 Contingent — MiRealSource-MiMLS
• 2023-09-26 Contingent — REALCOMP
• 2023-08-04 Price Changed $70,000 MiRealSource-MiMLS
• 2023-08-04 Price Changed $70,000 REALCOMP
• 2023-03-21 Listed $85,000 REALCOMP
• 2023-03-14 Listed $85,000 MiRealSource-MiMLS
• 2023-03-01 Listing Removed — MiRealSource-MiMLS
• 2023-02-28 Listing Removed — REALCOMP
• 2022-12-14 Price Changed $85,000 MiRealSource-MiMLS
• 2022-12-13 Price Changed $85,000 REALCOMP
• 2022-08-27 Listed $100,000 REALCOMP
• 2022-08-26 Listed $100,000 MiRealSource-MiMLS
• 2022-08-10 Listing Removed — REALCOMP
• 2022-08-10 Listing Removed — MiRealSource-MiMLS
• 2022-05-24 Listed $100,000 MiRealSource-MiMLS
• 2022-05-24 Listed $100,000 REALCOMP
• 2018-01-16 Sold (Public Records) $50,000 Public Records
• 2017-10-11 Listing Removed — REALCOMP
• 2017-10-11 Listing Removed — MiRealSource-MiMLS
• 2017-08-15 Listed $13,000 MiRealSource-MiMLS
• 2017-08-15 Listed $13,000 REALCOMP
• 2005-08-31 Sold (MLS) $39,000 MiRealSource-MiMLS
• 2005-07-27 Listing Removed — MiRealSource-MiMLS
• 2005-06-14 Listed $42,900 MiRealSource-MiMLS
• 2003-04-21 Sold (Public Records) $110,000 Public Records
• 2002-11-25 Sold (MLS) $26,000 MiRealSource-MiMLS
• 2002-11-15 Listing Removed — MiRealSource-MiMLS
• 2002-11-13 Listed $29,900 MiRealSource-MiMLS
• 2002-01-25 Sold (Public Records) $47,216 Public Records
• 2000-10-24 Sold (Public Records) $35,000 Public Records
• 2000-10-24 Sold (Public Records) $20,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $2,285 · -55.9% YoY. Source: county tax records.