15730 Ohio St · Detroit, MI 48238

$95,000

3 bd · 1.5 ba · 1,868 sqft · SingleFamily public records · 67 Days on market

Built 1931 3,485 sqft lot $51/sqft · at area comps Est $94k · at est.

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.1/15.0
• 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

Attention investors! This 3-bedroom, 1-bath home presents an excellent investment opportunity. Located in a stable, tenant-friendly neighborhood, this property offers strong potential for consistent cash flow and long-term returns. The home does require some improvements, making it a great opportunity for value-add investors looking to build equity. Schedule your showing today!

Key facts

• 3,485 sq ft lot
• Garage
• Built 1931

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Mary Mcleod Bethune Elementarymiddle School (706 students, 91% FRL); Mumford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 889 students, 86% FRL) — zoned schools at 89% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 353 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $1,336/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 $657 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y 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: property tax is 2.7% of price; built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.41% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.87%
• DSCR: 1.62
• GRM: 5.9

CMA / ARV

• ARV (median comp): $94,232
• List price: $95,000
• Delta: 0.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15396 Kentucky St	0.23mi	3/1.5	1,833 (-2%)	6mo	$132,050	$72	82
16241 Wisconsin St	0.36mi	3/1.5	1,896 (+2%)	6mo	$153,000	$81	76
16224 Washburn St	0.44mi	3/1.5	1,790 (-4%)	2mo	$174,999	$98	71
16161 Roselawn St	0.32mi	3/1.5	1,666 (-11%)	1mo	$169,000	$101	66
8549 Marygrove Dr	0.48mi	3/1.5	1,993 (+7%)	1mo	$224,000	$112	66
15775 Washburn St	0.31mi	3/2.5	1,750 (-6%)	9mo	$50,000	$29	64
16532 Griggs St	0.57mi	3/1.5	1,991 (+7%)	2mo	$137,000	$69	61
16579 Northlawn St	0.47mi	3/2.0	2,027 (+8%)	9mo	$260,000	$128	55
16525 Roselawn St	0.43mi	3/2.0	1,640 (-12%)	8mo	$208,000	$127	51
16801 Washburn St	0.64mi	4/2.0 (+1)	2,031 (+9%)	2mo	$230,000	$113	47
16558 Indiana St	0.46mi	4/3.5 (+1)	2,091 (+12%)	9mo	$250,000	$120	38
15828 Santa Rosa Dr	0.67mi	4/1.5 (+1)	1,600 (-14%)	8mo	$125,000	$78	33

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: 8.0%
• Equity multiple: 1.32×
• Total profit: $8,622
• Equity at exit: $14,165

10-year hold

• IRR: 20.0%
• Equity multiple: 2.96×
• Total profit: $52,100
• Equity at exit: $8,214

Cash invested: $26,600 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 353
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$498
• Tax from tax record: −$211 /mo · $2,526/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $307

Break-even live

Break-even rent $947

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $361	-5% $334	+0% $307	+5% $281	+10% $254
Rent	-10% $202	-5% $255	+0% $307	+5% $360	+10% $413
Rate	-1.0pp $355	-0.5pp $332	base $307	+0.5pp $283	+1.0pp $258

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	46d	1	0.05mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	26d	1	0.17mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	46d	1	0.29mi
16211 Kentucky St Detroit, MI	4.0	2.0	2168	$1,945	$0.90	1d	1	0.37mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	46d	1	0.42mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	7d	1	0.46mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	19d	1	0.53mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	19d	1	0.69mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	22d	1	0.75mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	19d	1	0.78mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	46d	1	0.81mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	46d	1	0.91mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	26d	1	0.99mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	46d	1	1.00mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	46d	1	1.07mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	24d	1	1.13mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	4d	1	1.17mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	19d	1	1.17mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	26d	1	1.18mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	22d	1	1.19mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	46d	1	1.22mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	26d	1	1.22mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	46d	1	1.27mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	7d	1	1.33mi
16503 Linwood St Detroit, MI	4.0	2.0	2415	$1,800	$0.75	6d	1	1.43mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	46d	1	1.47mi

Listing history 46 events

1. 2026-06-22
   days on market $95,000 Active 67 DOM
2. 2026-06-21
   days on market $95,000 Active 66 DOM
3. 2026-06-18
   days on market $95,000 Active 63 DOM
4. 2026-06-17
   days on market $95,000 Active 62 DOM
5. 2026-06-15
   days on market $95,000 Active 60 DOM
6. 2026-06-13
   days on market $95,000 Active 58 DOM
7. 2026-06-13
   days on market $95,000 Active 57 DOM
8. 2026-06-09
   days on market $95,000 Active 54 DOM
9. 2026-06-08
   days on market $95,000 Active 53 DOM
10. 2026-06-07
    pricedays on market $95,000 Active 52 DOM
11. 2026-06-04
    days on market $99,000 Active 49 DOM
12. 2026-06-03
    days on market $99,000 Active 48 DOM
13. 2026-06-02
    days on market $99,000 Active 47 DOM
14. 2026-06-01
    days on market $99,000 Active 46 DOM
15. 2026-05-31
    days on market $99,000 Active 45 DOM
16. 2026-04-16
    listed $99,000 Active 380-char remark

    Show marketing remark (380 chars)

    Attention investors! This 3-bedroom, 1-bath home presents an excellent investment opportunity. Located in a stable, tenant-friendly neighborhood, this property offers strong potential for consistent cash flow and long-term returns. The home does require some improvements, making it a great opportunity for value-add investors looking to build equity. Schedule your showing today!

17. 2026-04-16
    historical

    Show marketing remark (380 chars)

    Attention investors! This 3-bedroom, 1-bath home presents an excellent investment opportunity. Located in a stable, tenant-friendly neighborhood, this property offers strong potential for consistent cash flow and long-term returns. The home does require some improvements, making it a great opportunity for value-add investors looking to build equity. Schedule your showing today!

18. 2026-04-16
    listed $99,000 Active

    Show marketing remark (380 chars)

    Attention investors! This 3-bedroom, 1-bath home presents an excellent investment opportunity. Located in a stable, tenant-friendly neighborhood, this property offers strong potential for consistent cash flow and long-term returns. The home does require some improvements, making it a great opportunity for value-add investors looking to build equity. Schedule your showing today!

19. 2026-04-16
    historical

    Show marketing remark (380 chars)

    Attention investors! This 3-bedroom, 1-bath home presents an excellent investment opportunity. Located in a stable, tenant-friendly neighborhood, this property offers strong potential for consistent cash flow and long-term returns. The home does require some improvements, making it a great opportunity for value-add investors looking to build equity. Schedule your showing today!

20. 2026-02-10
    listed $99,000 Active
21. 2026-02-10
    listed $99,000 Active
22. 2026-02-05
    status Active
23. 2026-01-30
    historical
24. 2026-01-30
    status Pending
25. 2026-01-30
    status Pending
26. 2026-01-28
    historical Accepting Backup Offers
27. 2026-01-27
    historical Active Under Contract
28. 2026-01-27
    historical
29. 2025-08-29
    price $99,000
30. 2025-08-29
    price $99,000
31. 2025-07-24
    price $120,000
32. 2025-07-24
    price $120,000
33. 2025-06-05
    listed $135,000 Active
34. 2025-06-05
    listed $135,000 Active
35. 2025-01-15
    historical
36. 2025-01-15
    historical
37. 2024-09-16
    listed $135,000 Active
38. 2024-09-16
    listed $135,000 Active
39. 2020-12-07
    soldstatus $84,900
40. 2020-03-02
    status Pending
41. 2020-03-02
    status Pending
42. 2020-03-02
    soldstatus $3,000 Sold
43. 2020-03-02
    soldstatus $3,000 Closed
44. 2020-02-20
    historical
45. 2020-02-18
    listed $3,000 Active
46. 2020-02-18
    listed $3,000 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: $2,526 · $211/mo
• Projected year-2 tax: $2,526 · $211/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: $16,037
• − Mortgage interest: −$5,321
• − Property taxes: −$2,526
• − Insurance: −$475
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$2,764
• Taxable income: $2,385
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $3,118/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

+3200.0% since first listed

31 events — show timeline

• 2026-04-16 Listed $99,000 REALCOMP
• 2026-04-16 Listing Removed — REALCOMP
• 2026-04-16 Listed $99,000 MiRealSource-MiMLS
• 2026-04-16 Listing Removed — MiRealSource-MiMLS
• 2026-02-10 Listed $99,000 REALCOMP
• 2026-02-10 Listed $99,000 MiRealSource-MiMLS
• 2026-02-05 Relisted — REALCOMP
• 2026-01-30 Listing Removed — REALCOMP
• 2026-01-30 Pending — MiRealSource-MiMLS
• 2026-01-30 Pending — REALCOMP
• 2026-01-28 Contingent — MiRealSource-MiMLS
• 2026-01-27 Contingent — REALCOMP
• 2026-01-27 Listing Removed — MiRealSource-MiMLS
• 2025-08-29 Price Changed $99,000 MiRealSource-MiMLS
• 2025-08-29 Price Changed $99,000 REALCOMP
• 2025-07-24 Price Changed $120,000 MiRealSource-MiMLS
• 2025-07-24 Price Changed $120,000 REALCOMP
• 2025-06-05 Listed $135,000 REALCOMP
• 2025-06-05 Listed $135,000 MiRealSource-MiMLS
• 2025-01-15 Listing Removed — MiRealSource-MiMLS
• 2025-01-15 Listing Removed — REALCOMP
• 2024-09-16 Listed $135,000 MiRealSource-MiMLS
• 2024-09-16 Listed $135,000 REALCOMP
• 2020-12-07 Sold (Public Records) $84,900 Public Records
• 2020-03-02 Pending — MiRealSource-MiMLS
• 2020-03-02 Pending — REALCOMP
• 2020-03-02 Sold (MLS) $3,000 MiRealSource-MiMLS
• 2020-03-02 Sold (MLS) $3,000 REALCOMP
• 2020-02-20 Listing Removed — MiRealSource-MiMLS
• 2020-02-18 Listed $3,000 MiRealSource-MiMLS
• 2020-02-18 Listed $3,000 REALCOMP

Property tax history

+9.4%/yr

Latest (2025): $2,526 · -54.4% YoY. Source: county tax records.