15572 Normandy St · Detroit, MI 48238

$65,000

3 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 266 Days on market

Built 1922 4,356 sqft lot $47/sqft · 17% above area Est $55k · 17% over ↓ 32% since listing

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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
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner's personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

Key facts

• 4,356 sq ft lot
• Built 1922
• Listed 266 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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: Rents rising fast (+6.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,319/mo this rent would consume 48% 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 $449 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 + 6.1% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 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 1922 — 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: 2.03% ✓
• Cap rate: 17.37%
• Cash-on-cash: 39.57%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $55,347
• List price: $65,000
• Delta: 17.44%
• 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
15877 Baylis St	0.20mi	3/1.0	1,400 (+2%)	5mo	$71,000	$51	84
16177 Inverness St	0.38mi	3/1.0	1,404 (+2%)	4mo	$70,000	$50	76
15580 Linwood St	0.06mi	3/1.0	1,546 (+12%)	6mo	$45,000	$29	71
16180 Wildemere St	0.47mi	3/1.5	1,454 (+6%)	2mo	$115,000	$79	65
16141 Wildemere St	0.46mi	3/1.5	1,448 (+5%)	5mo	$165,000	$114	64
15376 Parkside St	0.31mi	3/1.0	1,488 (+8%)	11mo	$65,000	$44	63
15904 Parkside St	0.35mi	3/1.5	1,204 (-12%)	2mo	$140,000	$116	60
15840 Lawton St	0.23mi	3/1.0	1,176 (-14%)	6mo	$38,000	$32	60
361 Pilgrim St	0.61mi	2/1.0 (-1)	1,368 (-1%)	10mo	$8,000	$6	57
16570 Inverness St	0.53mi	4/2.0 (+1)	1,300 (-6%)	3mo	$120,000	$92	55
2476 Ford St	0.69mi	3/1.0	1,344 (-2%)	11mo	$46,500	$35	54
16533 Parkside St	0.55mi	3/2.0	1,500 (+9%)	2mo	$205,000	$137	54

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: 39.4%
• Equity multiple: 2.76×
• Total profit: $32,005
• Equity at exit: $9,692

10-year hold

• IRR: 47.3%
• Equity multiple: 6.27×
• Total profit: $95,965
• Equity at exit: $5,620

Cash invested: $18,200 (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: 346
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$341
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $600

Break-even live

Break-even rent $559

Max offer price $65,000

Occupancy floor 49%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	16d	1	0.33mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	43d	1	0.33mi
16174 Princeton St Unit 2 Detroit, MI	2.0	1.0	985	$1,100	$1.12	43d	1	0.39mi
16174 Princeton St Detroit, MI	2.0	1.0	985	$1,100	$1.12	19d	1	0.39mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	17d	1	0.69mi
16927 Inverness St Detroit, MI	2.0	1.0	897	$1,650	$1.84	16d	1	0.76mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	43d	1	0.77mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	24d	1	0.79mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	4d	1	0.81mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	19d	1	0.85mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	4d	1	0.85mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	43d	1	0.95mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	3d	1	0.96mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	17d	1	1.00mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	16d	1	1.13mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	43d	1	1.14mi
885 Covington Dr Unit 201 Highland Park, MI	2.0	2.0	1350	$1,695	$1.26	43d	1	1.16mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	17d	1	1.16mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	43d	1	1.17mi
17666 Manderson Rd Unit 17666 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	43d	1	1.17mi
17670 Manderson Rd Unit 17670 Detroit, MI	2.0	1.0	1199	$1,595	$1.33	43d	1	1.17mi
1029 Covington Dr Unit 1029 Detroit, MI	2.0	1.0	1200	$1,495	$1.25	43d	1	1.18mi
1031 Covington Dr Unit 1061 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	43d	1	1.19mi
17765 Manderson Rd Unit 8 Highland Park, MI	2.0	1.0	1000	$1,215	$1.22	1d	1	1.21mi
17765 Manderson Rd Unit 14 Highland Park, MI	2.0	1.0	1000	$1,175	$1.18	43d	1	1.21mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	17d	1	1.21mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	14d	1	1.22mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	24d	1	1.25mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	4d	1	1.25mi
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	17d	1	1.27mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	16d	1	1.29mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	1.30mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	16d	1	1.30mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	43d	1	1.30mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	24d	1	1.32mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	43d	1	1.33mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	1.37mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	43d	1	1.40mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.40mi
2285 Cortland St Detroit, MI	2.0	1.0	900	$1,000	$1.11	16d	1	1.41mi

Listing history 43 events

1. 2026-06-18
   days on market $65,000 Active 266 DOM
2. 2026-06-17
   days on market $65,000 Active 265 DOM
3. 2026-06-15
   days on market $65,000 Active 263 DOM
4. 2026-06-13
   days on market $65,000 Active 261 DOM
5. 2026-06-13
   days on market $65,000 Active 260 DOM
6. 2026-06-09
   days on market $65,000 Active 257 DOM
7. 2026-06-08
   days on market $65,000 Active 256 DOM
8. 2026-06-07
   pricedays on market $65,000 Active 255 DOM
9. 2026-06-04
   days on market $68,000 Active 252 DOM
10. 2026-06-03
    days on market $68,000 Active 251 DOM
11. 2026-06-01
    days on market $68,000 Active 249 DOM
12. 2026-05-31
    days on market $68,000 Active 248 DOM
13. 2026-05-09
    price $68,000 748-char remark

    Show marketing remark (748 chars)

    Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner's personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

14. 2026-05-08
    price $68,000 754-char remark

    Show marketing remark (754 chars)

    Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner’s personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

15. 2026-04-10
    status Active 748-char remark

    Show marketing remark (754 chars)

    Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner’s personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

16. 2026-04-10
    status Active 754-char remark

    Show marketing remark (754 chars)

    Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner’s personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

17. 2026-03-05
    status Pending 748-char remark

    Show marketing remark (754 chars)

    Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner’s personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

18. 2026-03-05
    status Pending 754-char remark

    Show marketing remark (754 chars)

    Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner’s personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

19. 2026-02-25
    historical Accepting Backup Offers 748-char remark

    Show marketing remark (754 chars)

    Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner’s personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

20. 2026-02-25
    historical Active Under Contract 754-char remark

    Show marketing remark (754 chars)

    Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner’s personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

21. 2025-09-03
    price $70,000 748-char remark

    Show marketing remark (754 chars)

    Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner’s personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

22. 2025-09-03
    price $70,000 754-char remark

    Show marketing remark (754 chars)

    Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner’s personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

23. 2025-08-21
    listed $75,000 Active 748-char remark

    Show marketing remark (754 chars)

    Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner’s personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

24. 2025-08-21
    listed $75,000 Active 754-char remark

    Show marketing remark (754 chars)

    Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner’s personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

25. 2025-08-19
    historical $75,000 748-char remark

    Show marketing remark (748 chars)

    Back to Market - buyer financing fell through. Many FHA repairs have been proactively addressed. The big-ticket updates are already complete! This home offers peace of mind with a roof approximately 5 years old, a boiler heating system just 2 years old, and low-maintenance vinyl siding installed about 4 years ago. Inside, the main level provides generous living space well-suited for gatherings and everyday living. The covered front and back porches extend the living area, offering comfortable outdoor spaces to enjoy in any season. The interior is clean and functional, ready for its new owner's personal updates and finishing touches. Situated on a quiet street, this home combines important upgrades with the opportunity to make it your own!

26. 2025-08-01
    historical
27. 2025-08-01
    historical
28. 2025-06-25
    price $69,900
29. 2025-06-25
    price $69,900
30. 2025-06-05
    status Active
31. 2025-06-05
    status Active
32. 2025-04-17
    status Pending
33. 2025-04-17
    status Pending
34. 2025-03-15
    listed $74,900 Active
35. 2025-03-05
    listed $74,900 Active
36. 2025-02-24
    historical
37. 2025-02-24
    historical
38. 2024-12-16
    price $75,000
39. 2024-12-16
    price $75,000
40. 2024-10-26
    price $89,500
41. 2024-10-26
    price $89,500
42. 2024-09-04
    listed $99,500 Active
43. 2024-09-04
    listed $99,500 Active

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$58/yr (+$5/mo · 6.5%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,827
• − Mortgage interest: −$3,641
• − Property taxes: −$886
• − Insurance: −$325
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$1,891
• Taxable income: $6,552
• Est. tax owed @ 24.0%: −$1,572
• After-tax cash flow: $5,630/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

-31.7% since first listed

31 events — show timeline

• 2026-05-09 Price Changed $68,000 MiRealSource-MiMLS
• 2026-05-08 Price Changed $68,000 REALCOMP
• 2026-04-10 Relisted — MiRealSource-MiMLS
• 2026-04-10 Relisted — REALCOMP
• 2026-03-05 Pending — MiRealSource-MiMLS
• 2026-03-05 Pending — REALCOMP
• 2026-02-25 Contingent — MiRealSource-MiMLS
• 2026-02-25 Contingent — REALCOMP
• 2025-09-03 Price Changed $70,000 MiRealSource-MiMLS
• 2025-09-03 Price Changed $70,000 REALCOMP
• 2025-08-21 Listed $75,000 MiRealSource-MiMLS
• 2025-08-21 Listed $75,000 REALCOMP
• 2025-08-19 Coming Soon $75,000 MiRealSource-MiMLS
• 2025-08-01 Listing Removed — REALCOMP
• 2025-08-01 Listing Removed — MiRealSource-MiMLS
• 2025-06-25 Price Changed $69,900 MiRealSource-MiMLS
• 2025-06-25 Price Changed $69,900 REALCOMP
• 2025-06-05 Relisted — MiRealSource-MiMLS
• 2025-06-05 Relisted — REALCOMP
• 2025-04-17 Pending — MiRealSource-MiMLS
• 2025-04-17 Pending — REALCOMP
• 2025-03-15 Listed $74,900 MiRealSource-MiMLS
• 2025-03-05 Listed $74,900 REALCOMP
• 2025-02-24 Listing Removed — MiRealSource-MiMLS
• 2025-02-24 Listing Removed — REALCOMP
• 2024-12-16 Price Changed $75,000 MiRealSource-MiMLS
• 2024-12-16 Price Changed $75,000 REALCOMP
• 2024-10-26 Price Changed $89,500 MiRealSource-MiMLS
• 2024-10-26 Price Changed $89,500 REALCOMP
• 2024-09-04 Listed $99,500 REALCOMP
• 2024-09-04 Listed $99,500 MiRealSource-MiMLS

Property tax history

-0.0%/yr

Latest (2025): $886 · -7.7% YoY. Source: county tax records.