15360 Cruse St · Detroit, MI 48227

$84,900

4 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 52 Days on market

Built 1928 4,356 sqft lot $62/sqft · 44% above area Est $59k · 44% 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
• Rent growth +3.9/5.0
• 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

Take a look at this Great investment opportunity in Detroit! This 4-bedroom colonial will be vacant soon. It has been generating $1,450 per month in rental income for a long time. Home features a full basement, ample living space, and a traditional floor plan. Ideal for investors seeking a performing, income-producing property. Please do not disturb tenant until the property is vacated. Showings upon accepted offer and with proper notice until that time.

Key facts

• Full basement
• Rental income
• 4,356 sq ft lot

Tags

• FULL BASEMENT
• TRADITIONAL FLOOR PLAN
• RENTAL INCOME

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available
• Home design: Single family residence; Two levels; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior; Block foundation; Built above grade with finished living area
• Exterior features: Front porch; Paved road access; Lot approximately 0.1 acre (37 x 113)

Interior

• Bedrooms: 4 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central cooling
• Interior features: Living room fireplace; Smoke detector(s); Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/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: $82k (3.0% 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 (+5.6%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,448/mo this rent would consume 48% of the median local household income ($37k/yr) (locally 2371% 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 $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 + 5.6% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 3y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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: 1.71% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.01%
• DSCR: 1.80
• GRM: 4.9

CMA / ARV

• ARV (median comp): $58,825
• List price: $84,900
• Delta: 44.33%
• 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
14905 Littlefield St	0.47mi	3/1.0 (-1)	1,368 (0%)	1mo	$52,000	$38	72
15103 Cheyenne St	0.43mi	4/2.0	1,317 (-4%)	4mo	$121,500	$92	67
15748 Freeland St	0.27mi	3/1.0 (-1)	1,243 (-9%)	4mo	$78,000	$63	64
15053 Littlefield St	0.40mi	3/2.0 (-1)	1,286 (-6%)	2mo	$75,000	$58	61
14644 Hubbell St	0.51mi	3/1.0 (-1)	1,248 (-9%)	2mo	$45,000	$36	55
14974 Cheyenne St	0.50mi	3/2.5 (-1)	1,300 (-5%)	4mo	$155,000	$119	55
16176 Tracey St	0.54mi	3/2.0 (-1)	1,270 (-7%)	0mo	$70,000	$55	53
14885 Ward Ave	0.56mi	4/1.0	1,222 (-11%)	4mo	$45,000	$37	53
15841 Steel St	0.68mi	3/1.0 (-1)	1,460 (+7%)	1mo	$50,000	$34	51
16183 Freeland Street St	0.54mi	3/1.0 (-1)	1,224 (-10%)	3mo	$150,000	$123	50
15328 Prest St E	0.72mi	3/1.5 (-1)	1,298 (-5%)	3mo	$66,999	$52	48
16562 Tracey St	0.69mi	3/1.0 (-1)	1,244 (-9%)	2mo	$60,000	$48	46

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.55×
• Total profit: $12,987
• Equity at exit: $12,659

10-year hold

• IRR: 24.4%
• Equity multiple: 3.44×
• Total profit: $57,919
• 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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$445
• Tax from tax record: −$307 /mo · $3,680/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $357

Break-even live

Break-even rent $997

Max offer price $84,900

Occupancy floor 70%

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
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.08mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	0.32mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	0.32mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.39mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.45mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	0.48mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	0.53mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.54mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.55mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.55mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.55mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.58mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	0.61mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	43d	1	0.61mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	14d	1	0.70mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	43d	1	0.71mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	0.72mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	0.73mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	43d	1	0.80mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	0.80mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	14d	1	0.83mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	0.95mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	4d	1	1.00mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	16d	1	1.04mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	4d	1	1.07mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	4d	1	1.10mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	43d	1	1.14mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	1.18mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	24d	1	1.18mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	1.20mi
16837 Winthrop St Detroit, MI	5.0	2.0	1500	$2,000	$1.33	19d	1	1.23mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	43d	1	1.31mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.33mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	1.33mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	14d	1	1.35mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	43d	1	1.36mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	16d	1	1.41mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	1.41mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	19d	1	1.41mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	4d	1	1.42mi

Listing history 38 events

1. 2026-06-18
   days on market $84,900 Active 52 DOM
2. 2026-06-17
   days on market $84,900 Active 51 DOM
3. 2026-06-15
   days on market $84,900 Active 49 DOM
4. 2026-06-13
   days on market $84,900 Active 47 DOM
5. 2026-06-13
   days on market $84,900 Active 46 DOM
6. 2026-06-10
   price $84,900 Active 43 DOM

   Show marketing remark (458 chars)

   Take a look at this Great investment opportunity in Detroit! This 4-bedroom colonial will be vacant soon. It has been generating $1,450 per month in rental income for a long time. Home features a full basement, ample living space, and a traditional floor plan. Ideal for investors seeking a performing, income-producing property. Please do not disturb tenant until the property is vacated. Showings upon accepted offer and with proper notice until that time.

7. 2026-06-09
   days on market $89,900 Active 43 DOM
8. 2026-06-08
   days on market $89,900 Active 42 DOM
9. 2026-06-07
   days on market $89,900 Active 41 DOM
10. 2026-06-04
    days on market $89,900 Active 38 DOM
11. 2026-06-03
    days on market $89,900 Active 37 DOM

    Show marketing remark (458 chars)

    Take a look at this Great investment opportunity in Detroit! This 4-bedroom colonial will be vacant soon. It has been generating $1,450 per month in rental income for a long time. Home features a full basement, ample living space, and a traditional floor plan. Ideal for investors seeking a performing, income-producing property. Please do not disturb tenant until the property is vacated. Showings upon accepted offer and with proper notice until that time.

12. 2026-06-02
    remarks 458-char remark
13. 2026-06-02
    pricedays on market $89,900 Active 36 DOM
14. 2026-06-01
    days on market $92,400 Active 35 DOM
15. 2026-05-31
    days on market $92,400 Active 34 DOM
16. 2026-04-27
    listed $94,900 Active 383-char remark

    Show marketing remark (458 chars)

    Take a look at this Great investment opportunity in Detroit! This 4-bedroom colonial will be vacant soon. It has been generating $1,450 per month in rental income for a long time. Home features a full basement, ample living space, and a traditional floor plan. Ideal for investors seeking a performing, income-producing property. Please do not disturb tenant until the property is vacated. Showings upon accepted offer and with proper notice until that time.

17. 2026-04-27
    listed $94,900 Active 383-char remark

    Show marketing remark (458 chars)

    Take a look at this Great investment opportunity in Detroit! This 4-bedroom colonial will be vacant soon. It has been generating $1,450 per month in rental income for a long time. Home features a full basement, ample living space, and a traditional floor plan. Ideal for investors seeking a performing, income-producing property. Please do not disturb tenant until the property is vacated. Showings upon accepted offer and with proper notice until that time.

18. 2024-06-02
    historical $1,450
19. 2024-05-24
    listed $1,450
20. 2024-05-19
    historical $1,450
21. 2024-04-12
    listed $1,450
22. 2024-04-10
    historical $1,450
23. 2024-04-03
    listed $1,450
24. 2024-03-18
    soldstatus $60,000
25. 2024-02-25
    historical
26. 2024-02-10
    historical $1,500
27. 2024-01-11
    listed $1,500
28. 2024-01-01
    historical
29. 2024-01-01
    historical
30. 2023-12-26
    listed $77,629 Active
31. 2023-10-29
    historical $1,400
32. 2023-10-12
    listed $1,400
33. 2023-09-10
    status Active
34. 2023-09-10
    status Active
35. 2023-08-14
    historical
36. 2023-08-14
    historical
37. 2023-06-24
    listed $77,629 Active
38. 2023-06-24
    listed $77,629 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: $3,680 · $307/mo
• Projected year-2 tax: $3,680 · $307/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: $17,379
• − Mortgage interest: −$4,756
• − Property taxes: −$3,680
• − Insurance: −$424
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$2,470
• Taxable income: $3,268
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $3,498/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+9.4% since first listed

29 events — show timeline

• 2026-06-10 Price Changed $84,900 MiRealSource-MiMLS
• 2026-06-09 Price Changed $84,900 REALCOMP
• 2026-06-03 Price Changed $89,900 MiRealSource-MiMLS
• 2026-06-02 Price Changed $89,900 REALCOMP
• 2026-05-20 Price Changed $92,400 MiRealSource-MiMLS
• 2026-05-20 Price Changed $92,400 REALCOMP
• 2026-04-27 Listed $94,900 REALCOMP
• 2026-04-27 Listed $94,900 MiRealSource-MiMLS
• 2024-06-02 Rental Removed $1,450 APPFOLIO
• 2024-05-24 Listed for Rent $1,450 APPFOLIO
• 2024-05-19 Rental Removed $1,450 APPFOLIO
• 2024-04-12 Listed for Rent $1,450 APPFOLIO
• 2024-04-10 Rental Removed $1,450 APPFOLIO
• 2024-04-03 Listed for Rent $1,450 APPFOLIO
• 2024-03-18 Sold (Public Records) $60,000 Public Records
• 2024-02-25 Listing Removed — REALCOMP
• 2024-02-10 Rental Removed $1,500 TURBOTENANT
• 2024-01-11 Listed for Rent $1,500 TURBOTENANT
• 2024-01-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-01 Listing Removed — REALCOMP
• 2023-12-26 Listed $77,629 REALCOMP
• 2023-10-29 Rental Removed $1,400 TURBOTENANT
• 2023-10-12 Listed for Rent $1,400 TURBOTENANT
• 2023-09-10 Relisted — MiRealSource-MiMLS
• 2023-09-10 Relisted — REALCOMP
• 2023-08-14 Listing Removed — MiRealSource-MiMLS
• 2023-08-14 Listing Removed — REALCOMP
• 2023-06-24 Listed $77,629 MiRealSource-MiMLS
• 2023-06-24 Listed $77,629 REALCOMP

Property tax history

+25.4%/yr

Latest (2025): $3,680 · +155.0% YoY. Source: county tax records.