15443 Troester St · Detroit, MI 48205

$84,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 228 Days on market

Built 1941 4,356 sqft lot $71/sqft · 10% above area Est $77k · 10% over

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• ARV discount +3.0/15.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1,204 sq. ft. , 3 bedroom, 1.5 bath, brick colonial on nice street and within walking distance to high school, large living room with natural fireplace, formal dining room, large open kitchen with great natural light, hardwood floors, ½ bath on main level, large upper bedrooms with good spacing and wood floors, full bath on 2nd level, full basement great for storage and rec room. 1 car detached garage. Furnace and water tank to be installed prior to closing.

Key facts

• Formal dining room
• Great natural light
• Natural fireplace

Tags

• BRICK COLONIAL
• NATURAL FIREPLACE
• FORMAL DINING ROOM
• LARGE OPEN KITCHEN
• GREAT NATURAL LIGHT
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 10.0% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+1.3%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 41% of the median local income ($39k/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 $587 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 + 1.3% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask is 5579% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $62k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.93%
• DSCR: 1.98
• GRM: 5.3

CMA / ARV

• ARV (median comp): $77,142
• List price: $84,900
• Delta: 10.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15411 Young St St	0.17mi	3/1.5	1,240 (+3%)	2mo	$95,000	$77	84
15419 Young St	0.17mi	3/1.0	1,250 (+4%)	3mo	$54,500	$44	84
15469 Troester St	0.02mi	3/1.0	1,375 (+14%)	1mo	$60,000	$44	74
15416 Eastwood St	0.49mi	3/1.0	1,211 (+1%)	2mo	$70,000	$58	74
11742 Whitehill St	0.44mi	3/1.5	1,228 (+2%)	1mo	$61,000	$50	73
12519 Riad St	0.45mi	3/1.0	1,135 (-6%)	0mo	$100,000	$88	69
15430 Mapleridge St	0.16mi	4/1.5 (+1)	1,320 (+10%)	1mo	$123,000	$93	68
15309 Mapleridge St	0.20mi	3/1.5	1,348 (+12%)	3mo	$116,000	$86	66
15256 Fordham St	0.55mi	3/1.5	1,099 (-9%)	3mo	$60,000	$55	55
14750 Lannette St	0.74mi	3/1.0	1,099 (-9%)	3mo	$78,000	$71	48
10904 N Mogul St	0.69mi	3/1.0	1,045 (-13%)	0mo	$113,000	$108	46
14728 Wilfred St	0.68mi	3/1.0	1,050 (-13%)	3mo	$30,500	$29	44

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.49×
• Total profit: $11,756
• Equity at exit: $12,659

10-year hold

• IRR: 20.2%
• Equity multiple: 2.57×
• Total profit: $37,317
• Equity at exit: $7,341

Cash invested: $23,772 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$445
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $434

Break-even live

Break-even rent $775

Max offer price $84,900

Occupancy floor 62%

Sensitivity live

Price	-10% $482	-5% $458	+0% $434	+5% $410	+10% $386
Rent	-10% $330	-5% $382	+0% $434	+5% $487	+10% $539
Rate	-1.0pp $477	-0.5pp $456	base $434	+0.5pp $412	+1.0pp $390

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15238 Seymour St Detroit, MI	3.0	1.0	1064	$1,300	$1.22	0d	1	0.12mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	0.15mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	45d	1	0.29mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	18d	1	0.43mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	45d	1	0.53mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	0.57mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	45d	1	0.58mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	18d	1	0.59mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	18d	1	0.67mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	12d	1	0.69mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	45d	1	0.70mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	4d	1	0.70mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	0.72mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	45d	1	0.74mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	0.74mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	0.76mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	45d	1	0.77mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	0.79mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	14d	1	0.79mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	14d	1	0.79mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	18d	1	0.81mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	19d	1	0.82mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	45d	1	0.82mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	0.83mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	45d	1	0.83mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.84mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.86mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	45d	1	0.87mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	0.94mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	25d	1	0.95mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	5d	1	0.98mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	45d	1	1.04mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	16d	1	1.07mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	18d	1	1.08mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	5d	1	1.08mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	45d	1	1.09mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	18d	1	1.10mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	45d	1	1.11mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	45d	1	1.12mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	45d	1	1.12mi

Listing history 21 events

1. 2026-06-21
   days on market $84,900 Active 228 DOM
2. 2026-06-18
   days on market $84,900 Active 225 DOM
3. 2026-06-17
   days on market $84,900 Active 224 DOM
4. 2026-06-15
   days on market $84,900 Active 222 DOM
5. 2026-06-13
   days on market $84,900 Active 220 DOM
6. 2026-06-13
   days on market $84,900 Active 219 DOM
7. 2026-06-09
   days on market $84,900 Active 216 DOM
8. 2026-06-08
   days on market $84,900 Active 215 DOM
9. 2026-06-07
   days on market $84,900 Active 214 DOM
10. 2026-06-04
    days on market $84,900 Active 211 DOM
11. 2026-06-03
    days on market $84,900 Active 210 DOM
12. 2026-06-01
    days on market $84,900 Active 208 DOM
13. 2026-05-31
    days on market $84,900 Active 207 DOM
14. 2025-11-06
    listed $1,495
15. 2025-11-05
    listed $84,900 Active 469-char remark

    Show marketing remark (469 chars)

    1,204 sq. ft. , 3 bedroom, 1.5 bath, brick colonial on nice street and within walking distance to high school, large living room with natural fireplace, formal dining room, large open kitchen with great natural light, hardwood floors, ½ bath on main level, large upper bedrooms with good spacing and wood floors, full bath on 2nd level, full basement great for storage and rec room. 1 car detached garage. Furnace and water tank to be installed prior to closing.

16. 2025-11-05
    listed $84,900 Active 469-char remark

    Show marketing remark (469 chars)

    1,204 sq. ft. , 3 bedroom, 1.5 bath, brick colonial on nice street and within walking distance to high school, large living room with natural fireplace, formal dining room, large open kitchen with great natural light, hardwood floors, ½ bath on main level, large upper bedrooms with good spacing and wood floors, full bath on 2nd level, full basement great for storage and rec room. 1 car detached garage. Furnace and water tank to be installed prior to closing.

17. 2019-03-21
    soldstatus $62,000
18. 2014-02-28
    historical
19. 2014-02-28
    historical
20. 2013-10-04
    listed $14,500
21. 2013-10-04
    listed $14,500

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,584 · $132/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 ≥95°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: $15,904
• − Mortgage interest: −$4,756
• − Property taxes: −$1,584
• − Insurance: −$424
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,470
• Taxable income: $4,125
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $4,223/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

-89.7% since first listed

8 events — show timeline

• 2025-11-06 Listed for Rent $1,495 REALCOMP
• 2025-11-05 Listed $84,900 REALCOMP
• 2025-11-05 Listed $84,900 MiRealSource-MiMLS
• 2019-03-21 Sold (Public Records) $62,000 Public Records
• 2014-02-28 Listing Removed — REALCOMP
• 2014-02-28 Listing Removed — MiRealSource-MiMLS
• 2013-10-04 Listed $14,500 REALCOMP
• 2013-10-04 Listed $14,500 MiRealSource-MiMLS

Property tax history

-2.1%/yr

Latest (2025): $1,584 · -54.1% YoY. Source: county tax records.