15761 Bentler St · Detroit, MI 48223

$80,647

3 bd · 1.0 ba · 1,063 sqft · SingleFamily public records · 144 Days on market

Built 1953 5,227 sqft lot $76/sqft · at area comps Est $101k · 20% 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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick Bungalow in NW Detroit, near Redford boarder, easy access to I-96. Spacious 3 bedroomin move in condition offers opportunity to make it a home and gain equity in an appreciationg area. Solid foundation to invest in your future, Call for appointment to visit and submit your offer with preapproval by Monday at 5pm.

Key facts

• 5,227 sq ft lot
• Built 1953
• Listed 143 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: 158 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); 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 35% of the median local income ($45k/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 $557 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 + 3.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago; this cycle's ask has dropped $18k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $81k implies a 1052% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,969 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1953 — 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: 1.61% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.09%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

• ARV (median comp): $101,130
• List price: $80,647
• Delta: -20.25%
• Verdict: UNDERPRICED
• 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 Lahser Rd	0.32mi	3/2.0	1,025 (-4%)	4mo	$42,000	$41	72
16616 Blackstone St	0.43mi	2/1.0 (-1)	1,102 (+4%)	0mo	$45,000	$41	68
15836 Patton St	0.45mi	3/1.0	1,122 (+6%)	6mo	$42,500	$38	65
16122 Trinity St	0.29mi	3/2.5	1,152 (+8%)	4mo	$169,900	$147	64
15835 Burgess St	0.14mi	3/1.0	918 (-14%)	9mo	$93,000	$101	64
15757 Dacosta St	0.44mi	3/1.0	960 (-10%)	2mo	$65,000	$68	62
15518 Kentfield St	0.62mi	3/1.5	1,092 (+3%)	4mo	$165,500	$152	61
15452 Stout St	0.58mi	3/1.0	1,110 (+4%)	8mo	$152,000	$137	58
14931 Rockdale St	0.63mi	3/1.0	1,100 (+4%)	8mo	$39,900	$36	58
15885 Beaverland St	0.70mi	3/2.0	1,100 (+4%)	3mo	$51,500	$47	55
15361 Patton St	0.49mi	3/1.0	950 (-11%)	8mo	$80,000	$84	53
16555 Bramell St	0.73mi	3/1.0	918 (-14%)	3mo	$60,000	$65	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 1.86×
• Total profit: $19,389
• Equity at exit: $12,025

10-year hold

• IRR: 29.2%
• Equity multiple: 3.60×
• Total profit: $58,661
• Equity at exit: $6,973

Cash invested: $22,581 (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 48223

• Active inventory: 158
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$423
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $510

Break-even live

Break-even rent $653

Max offer price $80,647

Occupancy floor 56%

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: $20,162
• Closing costs: $2,419
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	0.45mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.49mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	0.51mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	0.56mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	0.60mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	44d	1	0.66mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	15d	1	0.70mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	44d	1	0.72mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	44d	1	0.75mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	17d	1	0.79mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	11d	1	0.83mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.84mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.84mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.85mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	24d	1	0.91mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	17d	1	0.93mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	17d	1	0.96mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	1.03mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	44d	1	1.07mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	44d	1	1.07mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	44d	1	1.10mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.11mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	1.13mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	44d	1	1.15mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.17mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	1.22mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	1.23mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.27mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	44d	1	1.28mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	1.29mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.32mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	1.33mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	44d	1	1.33mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	1.35mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	1.36mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	1.37mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	1.37mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	1.37mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	1.38mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	44d	1	1.41mi

Listing history 22 events

1. 2026-06-01
   days on market $80,647 Active 144 DOM
2. 2026-05-31
   days on market $80,647 Active 143 DOM
3. 2026-05-06
   price $80,647 320-char remark

   Show marketing remark (320 chars)

   Brick Bungalow in NW Detroit, near Redford boarder, easy access to I-96. Spacious 3 bedroomin move in condition offers opportunity to make it a home and gain equity in an appreciationg area. Solid foundation to invest in your future, Call for appointment to visit and submit your offer with preapproval by Monday at 5pm.

4. 2026-05-05
   price $80,647 320-char remark

   Show marketing remark (320 chars)

   Brick Bungalow in NW Detroit, near Redford boarder, easy access to I-96. Spacious 3 bedroomin move in condition offers opportunity to make it a home and gain equity in an appreciationg area. Solid foundation to invest in your future, Call for appointment to visit and submit your offer with preapproval by Monday at 5pm.

5. 2026-01-16
   price $80,800 320-char remark

   Show marketing remark (320 chars)

   Brick Bungalow in NW Detroit, near Redford boarder, easy access to I-96. Spacious 3 bedroomin move in condition offers opportunity to make it a home and gain equity in an appreciationg area. Solid foundation to invest in your future, Call for appointment to visit and submit your offer with preapproval by Monday at 5pm.

6. 2026-01-16
   price $80,800 320-char remark

   Show marketing remark (320 chars)

   Brick Bungalow in NW Detroit, near Redford boarder, easy access to I-96. Spacious 3 bedroomin move in condition offers opportunity to make it a home and gain equity in an appreciationg area. Solid foundation to invest in your future, Call for appointment to visit and submit your offer with preapproval by Monday at 5pm.

7. 2026-01-09
   listed $99,000 Active 320-char remark

   Show marketing remark (320 chars)

   Brick Bungalow in NW Detroit, near Redford boarder, easy access to I-96. Spacious 3 bedroomin move in condition offers opportunity to make it a home and gain equity in an appreciationg area. Solid foundation to invest in your future, Call for appointment to visit and submit your offer with preapproval by Monday at 5pm.

8. 2026-01-09
   listed $99,000 Active 320-char remark

   Show marketing remark (320 chars)

   Brick Bungalow in NW Detroit, near Redford boarder, easy access to I-96. Spacious 3 bedroomin move in condition offers opportunity to make it a home and gain equity in an appreciationg area. Solid foundation to invest in your future, Call for appointment to visit and submit your offer with preapproval by Monday at 5pm.

9. 2026-01-07
   historical $99,000 320-char remark

   Show marketing remark (320 chars)

   Brick Bungalow in NW Detroit, near Redford boarder, easy access to I-96. Spacious 3 bedroomin move in condition offers opportunity to make it a home and gain equity in an appreciationg area. Solid foundation to invest in your future, Call for appointment to visit and submit your offer with preapproval by Monday at 5pm.

10. 2010-01-07
    historical
11. 2009-03-11
    listed $31,500
12. 2009-01-31
    historical
13. 2008-01-07
    listed $74,900
14. 2007-12-05
    soldstatus $7,000
15. 2007-12-05
    soldstatus $7,000
16. 2007-10-30
    historical
17. 2007-10-04
    listed $9,500
18. 2007-09-24
    listed $9,500
19. 2004-04-30
    soldstatus $72,000
20. 2004-04-30
    soldstatus $72,000
21. 2004-04-01
    soldstatus $72,000
22. 2003-09-02
    listed $75,000

ⓘ 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: $708 · $59/mo
• Projected year-2 tax: $975 · $81/mo
• Expected delta: +$267/yr (+$22/mo · 37.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,573
• − Mortgage interest: −$4,517
• − Property taxes: −$708
• − Insurance: −$403
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,346
• Taxable income: $5,107
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,891/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• Rent YoY: —
• 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

+7.5% since first listed

20 events — show timeline

• 2026-05-06 Price Changed $80,647 MiRealSource-MiMLS
• 2026-05-05 Price Changed $80,647 REALCOMP
• 2026-01-16 Price Changed $80,800 MiRealSource-MiMLS
• 2026-01-16 Price Changed $80,800 REALCOMP
• 2026-01-09 Listed $99,000 MiRealSource-MiMLS
• 2026-01-09 Listed $99,000 REALCOMP
• 2026-01-07 Coming Soon $99,000 MiRealSource-MiMLS
• 2010-01-07 Listing Removed — REALCOMP
• 2009-03-11 Listed $31,500 REALCOMP
• 2009-01-31 Listing Removed — REALCOMP
• 2008-01-07 Listed $74,900 REALCOMP
• 2007-12-05 Sold (MLS) $7,000 REALCOMP
• 2007-12-05 Sold (MLS) $7,000 MiRealSource-MiMLS
• 2007-10-30 Listing Removed — MiRealSource-MiMLS
• 2007-10-04 Listed $9,500 REALCOMP
• 2007-09-24 Listed $9,500 MiRealSource-MiMLS
• 2004-04-30 Sold (Public Records) $72,000 Public Records
• 2004-04-30 Sold (Public Records) $72,000 Public Records
• 2004-04-01 Sold (MLS) $72,000 REALCOMP
• 2003-09-02 Listed $75,000 REALCOMP

Property tax history

+0.5%/yr

Latest (2025): $708 · -54.4% YoY. Source: county tax records.