15766 Ferguson St · Detroit, MI 48227

$160,000

4 bd · 1.5 ba · 1,934 sqft · MultiFamily public records · 9 Days on market

Built 1925 4,792 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Calling All Investors! Here is a great opportunity to pick up a high cash flowing duplex for below appraised value! The property boasts two 2 bed/1 bath units, updated bathrooms and kitchens, separately metered gas and electric, and with rents ranging from $900-$1100/mo you could this cash cow up and gross over2k per month! This diamond in the rough just needs the last finishing touches and it will be ready for tenants to be placed and collecting rent, schedule your private showing and write an offer TODAY!

Key facts

• 4,792 sq ft lot
• Built 1925
• Listed 9 days

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Property used as residential income (multi-family)

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Two stories
• Construction: Wood siding; Brick/mortar foundation; Above-grade finished area approximately 1,934 square feet
• Exterior features: Paved road access; Lot approximately 0.11 acres (44 x 106.6)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive. Per door: $387/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $2,454/mo this rent would consume 81% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 16y 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 $70k; list at $160k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.75%
• DSCR: 1.92
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $87,030
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16723 Asbury Park	0.45mi	4/2.0	1,944 (+0%)	8mo	$85,000	$44	69
15355 Asbury Park Park	0.25mi	3/2.0 (-1)	1,826 (-6%)	9mo	$82,500	$45	64
15443 Whitcomb St	0.66mi	4/2.5	1,944 (+0%)	7mo	$82,000	$42	59
15751-53 Greenfield Rd	0.52mi	4/2.0	2,004 (+4%)	19mo	$80,000	$40	52
15065 Forrer St	0.56mi	4/2.0	1,840 (-5%)	23mo	$120,000	$65	45
15450 Greenfield Rd	0.58mi	4/3.0	1,876 (-3%)	24mo	$120,000	$64	42
14868 Forrer St	0.72mi	4/3.0	2,047 (+6%)	14mo	$152,000	$74	39
15461 Prest St	0.60mi	3/2.0 (-1)	1,698 (-12%)	17mo	$63,500	$37	30

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: 16.1%
• Equity multiple: 1.67×
• Total profit: $30,048
• Equity at exit: $23,857

10-year hold

• IRR: 26.6%
• Equity multiple: 3.64×
• Total profit: $118,385
• Equity at exit: $13,834

Cash invested: $44,800 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,454 high
• Mortgage (P&I): −$839
• Tax from tax record: −$258 /mo · $3,099/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $775

Break-even live

Break-even rent $1,473

Max offer price $160,000

Occupancy floor 63%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,454
Total (2 units)			$2,454

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	24d	1	0.23mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	3d	1	0.28mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	15d	1	0.52mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	44d	1	0.70mi
16837 Winthrop St Detroit, MI	5.0	2.0	1500	$2,000	$1.33	20d	1	0.73mi
14669 Rutherford St Detroit, MI	4.0	2.0	2359	$1,950	$0.83	44d	1	0.74mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	44d	1	0.82mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	0.85mi
16757 Greenview Ave Unit 1A Detroit, MI	3.0	1.5	1600	$1,500	$0.94	5d	1	0.93mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	18d	1	1.07mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	1.15mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	1.24mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	1.31mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	17d	1	1.33mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	1.37mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	44d	1	1.39mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	44d	1	1.48mi

Listing history 8 events

1. 2026-06-18
   days on market $160,000 Active 9 DOM
2. 2026-06-17
   days on market $160,000 Active 8 DOM
3. 2026-06-16
   days on market $160,000 Active 7 DOM
4. 2026-06-15
   days on market $160,000 Active 6 DOM
5. 2026-06-13
   days on market $160,000 Active 4 DOM
6. 2026-06-13
   days on market $160,000 Active 3 DOM
7. 2026-06-10
   remarks 512-char remark
8. 2026-06-10
   listed $160,000 Active 1 DOM

ⓘ 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: $3,099 · $258/mo
• Projected year-2 tax: $3,099 · $258/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 ≥98°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: $29,448
• − Mortgage interest: −$8,962
• − Property taxes: −$3,099
• − Insurance: −$800
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − Depreciation: −$4,655
• Taxable income: $7,221
• Est. tax owed @ 24.0%: −$1,733
• After-tax cash flow: $7,564/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

+447.0% since first listed

39 events — show timeline

• 2026-06-09 Listed $160,000 REALCOMP
• 2026-06-09 Listed $160,000 MiRealSource-MiMLS
• 2024-04-10 Rental Removed $975 APPFOLIO
• 2024-03-15 Listed for Rent $975 APPFOLIO
• 2023-12-04 Contingent — MiRealSource-MiMLS
• 2023-12-04 Contingent — REALCOMP
• 2023-12-04 Listing Removed — MiRealSource-MiMLS
• 2023-12-04 Listing Removed — REALCOMP
• 2023-11-16 Price Changed $125,000 MiRealSource-MiMLS
• 2023-11-15 Price Changed $125,000 REALCOMP
• 2023-11-02 Price Changed $129,000 MiRealSource-MiMLS
• 2023-11-02 Price Changed $129,000 REALCOMP
• 2023-09-29 Listed $132,500 MiRealSource-MiMLS
• 2023-09-29 Listed $132,500 REALCOMP
• 2021-11-11 Sold (Public Records) $70,000 Public Records
• 2021-11-10 Pending — MiRealSource-MiMLS
• 2021-11-10 Pending — REALCOMP
• 2021-11-05 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2021-11-05 Sold (MLS) $70,000 REALCOMP
• 2021-09-20 Contingent — MiRealSource-MiMLS
• 2021-09-20 Contingent — REALCOMP
• 2021-05-24 Relisted — MiRealSource-MiMLS
• 2021-05-24 Relisted — REALCOMP
• 2021-02-04 Listing Removed — REALCOMP
• 2021-02-04 Listing Removed — MiRealSource-MiMLS
• 2019-12-27 Listed $70,000 MiRealSource-MiMLS
• 2019-12-27 Listed $70,000 REALCOMP
• 2018-10-23 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2018-10-23 Sold (MLS) $40,000 REALCOMP
• 2018-09-11 Listed $45,000 MiRealSource-MiMLS
• 2018-09-11 Listed $45,000 REALCOMP
• 2016-10-10 Listing Removed — REALCOMP
• 2016-10-10 Listing Removed — MiRealSource-MiMLS
• 2016-08-25 Listed $7,000 MiRealSource-MiMLS
• 2016-08-25 Listed $7,000 REALCOMP
• 2010-09-04 Listing Removed — MiRealSource-MiMLS
• 2010-03-03 Listed $5,000 MiRealSource-MiMLS
• 1999-01-21 Sold (Public Records) $38,165 Public Records
• 1999-01-21 Sold (Public Records) $29,250 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,099 · +4.6% YoY. Source: county tax records.