15710 Rutherford St · Detroit, MI 48227

$60,000

3 bd · 1.0 ba · 1,043 sqft · SingleFamily public records · 24 Days on market

Built 1938 4,792 sqft lot Est $99k · 39% 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 +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

Here is your chance at a true turnkey gem! This home features a newer roof and furnace. Lovely brick bungalow that is currently rented out at $950 per month. Long term tenants that want to stay. Pay timely and don't cause any problems. This is every investors dream! The location is great and the cap rates are even better! Get your offers in today.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1938

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$99,085) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.6% 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 (+5.6%/yr); 392 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,379/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 $415 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 + 5.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $25k; list at $60k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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: 2.30% ✓
• Cap rate: 18.56%
• Cash-on-cash: 43.82%
• DSCR: 2.95
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $99,085
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15508 Saint Marys St	0.12mi	3/1.0	1,100 (+6%)	0mo	$59,900	$54	85
15751 Biltmore St	0.35mi	3/1.0	1,000 (-4%)	5mo	$119,000	$119	73
15454 Asbury Park	0.24mi	3/1.5	956 (-8%)	5mo	$149,000	$156	69
15366 Sussex St	0.49mi	3/1.0	1,100 (+6%)	3mo	$105,000	$95	66
15918 Sussex St	0.52mi	3/1.0	1,000 (-4%)	6mo	$52,000	$52	64
15316 Prevost St NE	0.24mi	2/1.5 (-1)	1,193 (+14%)	2mo	$157,000	$132	56
16174 Lauder St	0.72mi	3/2.0	1,084 (+4%)	3mo	$102,900	$95	53
15800 Biltmore St	0.34mi	3/2.5	1,188 (+14%)	3mo	$112,000	$94	52
16199 Ferguson St	0.45mi	3/1.0	1,192 (+14%)	4mo	$85,000	$71	52
16853 Mansfield St	0.67mi	3/2.0	950 (-9%)	4mo	$205,000	$216	47
15721 Robson St	0.56mi	3/2.0	1,193 (+14%)	4mo	$190,000	$159	42
16818 Gilchrist St	0.74mi	3/1.0	1,190 (+14%)	3mo	$83,000	$70	39

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 43.9%
• Equity multiple: 2.97×
• Total profit: $33,094
• Equity at exit: $8,946

10-year hold

• IRR: 51.1%
• Equity multiple: 6.67×
• Total profit: $95,320
• Equity at exit: $5,188

Cash invested: $16,800 (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: 392
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$315
• Tax from tax record: −$136 /mo · $1,636/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $613

Break-even live

Break-even rent $603

Max offer price $60,000

Occupancy floor 51%

Sensitivity live

Price	-10% $647	-5% $630	+0% $613	+5% $596	+10% $579
Rent	-10% $505	-5% $559	+0% $613	+5% $668	+10% $722
Rate	-1.0pp $644	-0.5pp $629	base $613	+0.5pp $598	+1.0pp $582

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	6d	1	0.06mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	18d	1	0.14mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	26d	1	0.20mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	18d	1	0.22mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	18d	1	0.32mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	5d	1	0.45mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	45d	1	0.46mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	45d	1	0.47mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	0.48mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	26d	1	0.48mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	45d	1	0.51mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	45d	1	0.54mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	26d	1	0.56mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	14d	1	0.56mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	26d	1	0.56mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	19d	1	0.57mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	14d	1	0.58mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	6d	1	0.58mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	16d	1	0.58mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	26d	1	0.60mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	16d	1	0.64mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	18d	1	0.65mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	21d	1	0.70mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	18d	1	0.72mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	45d	1	0.73mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	45d	1	0.73mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	45d	1	0.74mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	45d	1	0.82mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	0.82mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	4d	1	0.87mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	0d	1	0.87mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	18d	1	0.87mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	45d	1	0.90mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	18d	1	0.90mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	45d	1	1.02mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	45d	1	1.06mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	22d	1	1.06mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	45d	1	1.08mi
17573 Asbury Park Detroit, MI	3.0	2.0	990	$1,400	$1.41	0d	1	1.11mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	26d	1	1.14mi

Listing history 19 events

1. 2024-12-17
   status Pending
2. 2023-08-25
   status Pending 349-char remark

   Show marketing remark (349 chars)

   Here is your chance at a true turnkey gem! This home features a newer roof and furnace. Lovely brick bungalow that is currently rented out at $950 per month. Long term tenants that want to stay. Pay timely and don't cause any problems. This is every investors dream! The location is great and the cap rates are even better! Get your offers in today.

3. 2023-08-25
   status Pending

   Show marketing remark (349 chars)

   Here is your chance at a true turnkey gem! This home features a newer roof and furnace. Lovely brick bungalow that is currently rented out at $950 per month. Long term tenants that want to stay. Pay timely and don't cause any problems. This is every investors dream! The location is great and the cap rates are even better! Get your offers in today.

4. 2023-08-01
   listed $60,000 Active

   Show marketing remark (349 chars)

   Here is your chance at a true turnkey gem! This home features a newer roof and furnace. Lovely brick bungalow that is currently rented out at $950 per month. Long term tenants that want to stay. Pay timely and don't cause any problems. This is every investors dream! The location is great and the cap rates are even better! Get your offers in today.

5. 2023-08-01
   listed $60,000 Active 349-char remark

   Show marketing remark (349 chars)

   Here is your chance at a true turnkey gem! This home features a newer roof and furnace. Lovely brick bungalow that is currently rented out at $950 per month. Long term tenants that want to stay. Pay timely and don't cause any problems. This is every investors dream! The location is great and the cap rates are even better! Get your offers in today.

6. 2018-11-09
   historical
7. 2018-11-09
   historical
8. 2018-09-13
   listed $39,900 Active
9. 2018-09-13
   listed $39,900 Active
10. 2018-01-31
    soldstatus $25,000 Sold
11. 2018-01-31
    soldstatus $25,000 Closed
12. 2017-11-29
    status Pending
13. 2017-11-29
    status Pending
14. 2017-10-20
    status Active
15. 2017-10-12
    historical
16. 2017-06-16
    listed $32,000 Active
17. 2017-06-09
    listed $32,000 Active
18. 2007-04-17
    soldstatus $25,500
19. 2007-02-08
    listed $24,900

ⓘ 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: $1,636 · $136/mo
• Projected year-2 tax: $1,636 · $136/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 ≥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: $16,549
• − Mortgage interest: −$3,361
• − Property taxes: −$1,636
• − Insurance: −$300
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$1,745
• Taxable income: $6,858
• Est. tax owed @ 24.0%: −$1,646
• After-tax cash flow: $5,716/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

+141.0% since first listed

19 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2023-08-25 Pending — MiRealSource-MiMLS
• 2023-08-25 Pending — REALCOMP
• 2023-08-01 Listed $60,000 MiRealSource-MiMLS
• 2023-08-01 Listed $60,000 REALCOMP
• 2018-11-09 Listing Removed — REALCOMP
• 2018-11-09 Listing Removed — MiRealSource-MiMLS
• 2018-09-13 Listed $39,900 MiRealSource-MiMLS
• 2018-09-13 Listed $39,900 REALCOMP
• 2018-01-31 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2018-01-31 Sold (MLS) $25,000 REALCOMP
• 2017-11-29 Pending — MiRealSource-MiMLS
• 2017-11-29 Pending — REALCOMP
• 2017-10-20 Relisted — REALCOMP
• 2017-10-12 Listing Removed — REALCOMP
• 2017-06-16 Listed $32,000 MiRealSource-MiMLS
• 2017-06-09 Listed $32,000 REALCOMP
• 2007-04-17 Sold (MLS) $25,500 REALCOMP
• 2007-02-08 Listed $24,900 REALCOMP

Property tax history

+1.9%/yr

Latest (2025): $1,636 · -9.6% YoY. Source: county tax records.