15751 Fairfield St · Detroit, MI 48238

$94,000

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 66 Days on market

Built 1923 3,049 sqft lot $83/sqft · 147% above area

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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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• 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

Move-in-ready property in an excellent location near Livernois and the Lodge with easy access to both! This property is being rented for $1,000/mo. and would make a great home or as an addition to your rental portfolio. Need 72 hours to schedule an appointment. The current owner has completed a long list of upgrades in the past 1.5 years, including new flooring throughout, new cabinets, new roof, new furnace, new hot water tank, and new door handles. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

Key facts

• New furnace
• New hot water tank
• New flooring

Tags

• EXCELLENT LOCATION
• NEW FLOORING
• NEW CABINETS
• NEW ROOF
• NEW FURNACE
• NEW HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $88k (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: 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 25d 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).
• This rent runs 43% of the median local income ($33k/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 $650 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 $26k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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 $28k; list at $94k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1923 — 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: 1.28% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 6.5

CMA / ARV

• ARV (median comp): $38,084
• List price: $94,000
• Delta: 146.82%
• 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
15863 Belden St	0.12mi	3/1.0 (+1)	1,156 (+2%)	1mo	$18,600	$16	86
15494 Muirland St	0.12mi	2/1.0	1,090 (-4%)	9mo	$39,000	$36	80
15455 Wildemere St	0.15mi	3/1.0 (+1)	1,095 (-4%)	2mo	$18,500	$17	80
15904 Parkside St	0.23mi	3/1.5 (+1)	1,204 (+6%)	2mo	$140,000	$116	71
15840 Lawton St	0.29mi	3/1.0 (+1)	1,176 (+4%)	6mo	$38,000	$32	70
15021 Petoskey Ave	0.49mi	3/1.0 (+1)	1,177 (+4%)	1mo	$28,000	$24	65
7447 Ellsworth St	0.70mi	3/1.0 (+1)	1,160 (+2%)	5mo	$35,500	$31	54
15560 La Salle Blvd	0.51mi	3/1.0 (+1)	1,022 (-10%)	1mo	$35,000	$34	53
16820 Santa Rosa Dr	0.68mi	3/1.0 (+1)	1,224 (+8%)	0mo	$10,000	$8	50
14752 Petoskey Ave	0.65mi	3/1.5 (+1)	1,029 (-9%)	0mo	$40,000	$39	47
16596 Prairie St	0.68mi	3/1.0 (+1)	1,224 (+8%)	8mo	$50,000	$41	44
16519 Monica St	0.61mi	3/2.0 (+1)	1,000 (-12%)	10mo	$165,000	$165	34

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,853
• Equity at exit: $14,016

10-year hold

• IRR: 14.6%
• Equity multiple: 2.37×
• Total profit: $35,968
• Equity at exit: $8,127

Cash invested: $26,320 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$493
• Tax from tax record: −$215 /mo · $2,581/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $205

Break-even live

Break-even rent $946

Max offer price $94,000

Occupancy floor 78%

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: $23,500
• Closing costs: $2,820
• 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	17d	1	0.28mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	44d	1	0.29mi
16174 Princeton St Unit 2 Detroit, MI	2.0	1.0	985	$1,100	$1.12	44d	1	0.44mi
16174 Princeton St Detroit, MI	2.0	1.0	985	$1,100	$1.12	19d	1	0.44mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	4d	1	0.49mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	17d	1	0.60mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	0.71mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	17d	1	0.72mi
2623 W McNichols Rd Unit 23106 Detroit, MI	1.0	1.0	750	$1,075	$1.43	44d	1	0.76mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	44d	1	0.83mi
1875 Ewald Cir Unit 2E Detroit, MI	1.0	1.0	725	$875	$1.21	5d	1	0.83mi
17150 Santa Rosa Dr Detroit, MI	1.0	1.0	950	$1,250	$1.32	17d	1	0.85mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	0.86mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	44d	1	0.86mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	18d	1	0.86mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	17d	1	0.88mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	24d	1	0.89mi
16927 Inverness St Detroit, MI	2.0	1.0	897	$1,650	$1.84	17d	1	0.90mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	0.91mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	44d	1	0.94mi
2433 Pasadena St Unit 2435 Detroit, MI	2.0	1.0	700	$1,025	$1.46	44d	1	1.04mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.05mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	17d	1	1.08mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	44d	1	1.09mi
13639 La Salle Blvd Detroit, MI	1.0	1.0	800	$775	$0.97	44d	1	1.10mi
13639 La Salle Blvd Detroit, MI	2.0	1.0	800	$695	$0.87	11d	1	1.10mi
13641 La Salle Blvd Detroit, MI	1.0	1.0	800	$775	$0.97	24d	1	1.10mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	1.12mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	1.12mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	44d	1	1.12mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	24d	1	1.12mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	1.16mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	44d	1	1.17mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	1.19mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	24d	4	1.20mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	1.20mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	44d	1	1.22mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	13d	1	1.22mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	5d	1	1.23mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	24d	1	1.23mi

Listing history 26 events

1. 2026-06-18
   days on market $94,000 Active 66 DOM
2. 2026-06-17
   days on market $94,000 Active 65 DOM
3. 2026-06-15
   days on market $94,000 Active 63 DOM
4. 2026-06-13
   days on market $94,000 Active 61 DOM
5. 2026-06-13
   days on market $94,000 Active 60 DOM
6. 2026-06-09
   days on market $94,000 Active 57 DOM
7. 2026-06-08
   days on market $94,000 Active 56 DOM
8. 2026-06-07
   days on market $94,000 Active 55 DOM
9. 2026-06-04
   days on market $94,000 Active 52 DOM
10. 2026-06-03
    days on market $94,000 Active 51 DOM
11. 2026-06-02
    days on market $94,000 Active 50 DOM
12. 2026-06-01
    days on market $94,000 Active 49 DOM
13. 2026-05-31
    days on market $94,000 Active 48 DOM
14. 2026-04-13
    listed $94,000 Active 595-char remark

    Show marketing remark (595 chars)

    Move-in-ready property in an excellent location near Livernois and the Lodge with easy access to both! This property is being rented for $1,000/mo. and would make a great home or as an addition to your rental portfolio. Need 72 hours to schedule an appointment. The current owner has completed a long list of upgrades in the past 1.5 years, including new flooring throughout, new cabinets, new roof, new furnace, new hot water tank, and new door handles. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

15. 2026-04-13
    listed $94,000 Active 595-char remark

    Show marketing remark (595 chars)

    Move-in-ready property in an excellent location near Livernois and the Lodge with easy access to both! This property is being rented for $1,000/mo. and would make a great home or as an addition to your rental portfolio. Need 72 hours to schedule an appointment. The current owner has completed a long list of upgrades in the past 1.5 years, including new flooring throughout, new cabinets, new roof, new furnace, new hot water tank, and new door handles. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

16. 2026-02-13
    historical
17. 2025-12-04
    listed $100,000 Active
18. 2025-12-04
    listed $100,000 Active
19. 2025-09-11
    historical $999
20. 2025-04-25
    listed $1,050
21. 2024-03-14
    soldstatus $28,000 Sold
22. 2024-03-14
    soldstatus $28,000 Closed
23. 2024-03-06
    status Pending
24. 2024-03-05
    status Pending
25. 2024-02-16
    listed $29,000 Active
26. 2024-02-16
    listed $29,000 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: $2,581 · $215/mo
• Projected year-2 tax: $2,581 · $215/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $14,468
• − Mortgage interest: −$5,265
• − Property taxes: −$2,581
• − Insurance: −$470
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$2,735
• Taxable income: $1,103
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $2,199/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

+224.1% since first listed

13 events — show timeline

• 2026-04-13 Listed $94,000 REALCOMP
• 2026-04-13 Listed $94,000 MiRealSource-MiMLS
• 2026-02-13 Listing Removed — MiRealSource-MiMLS
• 2025-12-04 Listed $100,000 REALCOMP
• 2025-12-04 Listed $100,000 MiRealSource-MiMLS
• 2025-09-11 Rental Removed $999 RENTLY
• 2025-04-25 Listed for Rent $1,050 RENTLY
• 2024-03-14 Sold (MLS) $28,000 MiRealSource-MiMLS
• 2024-03-14 Sold (MLS) $28,000 REALCOMP
• 2024-03-06 Pending — MiRealSource-MiMLS
• 2024-03-05 Pending — REALCOMP
• 2024-02-16 Listed $29,000 MiRealSource-MiMLS
• 2024-02-16 Listed $29,000 REALCOMP

Property tax history

+10.4%/yr

Latest (2025): $2,581 · +65.8% YoY. Source: county tax records.