15756 Kentfield St · Detroit, MI 48223

$90,000

3 bd · 1.0 ba · 1,498 sqft · SingleFamily public records · 6 Days on market

Built 1947 4,792 sqft lot Est $109k · 18% under ↓ 28% since listing

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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

Welcome to 15756 Kentfield St, Detroit, MI 48223! This charming single-family home is a fantastic opportunity for buyers looking to invest in Detroit’s vibrant west side. Please note: this property must go through probate, making it an excellent choice for those who are patient and understand the probate process. Step inside to discover spacious living areas filled with natural light, original hardwood floors, and classic architectural details that give this home its unique character. With three bedrooms and a well-appointed bathroom, there’s plenty of space for families or anyone seeking extra room. The kitchen offers ample cabinetry and flows seamlessly into the dining area, perfect for entertaining. Enjoy a generous backyard—ideal for summer barbecues, gardening, or simply relaxing outdoors. The neighborhood is friendly and conveniently located near local favorites like Motor City Soul Food, Detroit Pizza Bar, and the historic Redford Theatre. Everyday essentials such as Meijer, CVS, and Walgreens are just a short drive away. Commuters will appreciate easy access to Grand River Ave and Telegraph Rd, connecting you quickly to downtown Detroit and surrounding suburbs. Whether you’re a first-time homebuyer or an investor, 15756 Kentfield offers great potential in a growing market. Don’t miss your chance—schedule a tour today and imagine the possibilities! Remember, this sale is subject to probate court approval. Seller will not make any repairs

Key facts

• Ample cabinetry
• Generous backyard
• 4,792 sq ft lot

Tags

• SPACIOUS LIVING AREAS
• ORIGINAL HARDWOOD FLOORS
• CLASSIC ARCHITECTURAL DETAILS
• AMPLE CABINETRY
• GENEROUS BACKYARD
• EASY ACCESS TO GRAND RIVER AVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.7% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 38% 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 $622 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 + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.55% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.94%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $109,354
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15756 Kentfield St	0.00mi	3/1.5	1,498 (0%)	0mo	$68,000	$45	98
15465 Trinity St	0.44mi	3/1.0	1,520 (+2%)	0mo	$98,000	$64	77
15435 Fielding St	0.21mi	2/1.0 (-1)	1,432 (-4%)	1mo	$58,000	$41	77
16135 Braile St	0.32mi	4/3.0 (+1)	1,500 (+0%)	1mo	$110,000	$73	71
14828 Heyden St	0.64mi	3/1.0	1,562 (+4%)	1mo	$82,000	$52	62
14616 Vaughan St	0.72mi	3/1.5	1,497 (-0%)	5mo	$176,000	$118	60
15357 Patton St	0.31mi	4/2.0 (+1)	1,654 (+10%)	1mo	$155,000	$94	59
16710 Trinity St	0.59mi	3/2.5	1,532 (+2%)	8mo	$240,000	$157	57
15094 Piedmont St	0.68mi	3/1.5	1,425 (-5%)	2mo	$150,000	$105	56
16216 Westbrook St	0.58mi	3/1.5	1,378 (-8%)	4mo	$72,500	$53	54
14598 Heyden St	0.73mi	3/1.0	1,400 (-6%)	5mo	$132,500	$95	51
16115 Westbrook St	0.56mi	3/1.5	1,312 (-12%)	4mo	$77,400	$59	48

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: 15.9%
• Equity multiple: 1.64×
• Total profit: $16,125
• Equity at exit: $13,419

10-year hold

• IRR: 24.5%
• Equity multiple: 3.13×
• Total profit: $53,645
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$472
• Tax from tax record: −$114 /mo · $1,372/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $482

Break-even live

Break-even rent $790

Max offer price $90,000

Occupancy floor 61%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	15d	1	0.14mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	44d	1	0.18mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	17d	1	0.24mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	44d	1	0.27mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	0.31mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	24d	1	0.35mi
16565 Blackstone St Detroit, MI	3.0	1.5	1592	$1,575	$0.99	44d	1	0.60mi
14828 Heyden St Detroit, MI	3.0	1.0	1562	$1,350	$0.86	18d	1	0.61mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.62mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.91mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	18d	1	0.95mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	11d	1	0.98mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	44d	1	1.01mi
16757 Greenview Ave Unit 1A Detroit, MI	3.0	1.5	1600	$1,500	$0.94	5d	1	1.01mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	44d	1	1.02mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	44d	1	1.11mi
14118 Evergreen Rd Unit 14120 Detroit, MI	2.0	1.0	1580	$996	$0.63	24d	1	1.12mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	1.16mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	1.19mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	44d	1	1.21mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	1.22mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	15d	1	1.23mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	17d	1	1.23mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	1.24mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	1.25mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	17d	1	1.28mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.29mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	1.31mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	1.31mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	1.37mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	1.40mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	17d	1	1.40mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	1.44mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	1.44mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	1.45mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.48mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	44d	1	1.48mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	44d	1	1.49mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	1.49mi

Listing history 10 events

1. 2025-09-11
   status Pending

   Show marketing remark (1504 chars)

   Welcome to 15756 Kentfield St, Detroit, MI 48223! This charming single-family home is a fantastic opportunity for buyers looking to invest in Detroit’s vibrant west side. Please note: this property must go through probate, making it an excellent choice for those who are patient and understand the probate process. Step inside to discover spacious living areas filled with natural light, original hardwood floors, and classic architectural details that give this home its unique character. With three bedrooms and a well-appointed bathroom, there’s plenty of space for families or anyone seeking extra room. The kitchen offers ample cabinetry and flows seamlessly into the dining area, perfect for entertaining. Enjoy a generous backyard—ideal for summer barbecues, gardening, or simply relaxing outdoors. The neighborhood is friendly and conveniently located near local favorites like Motor City Soul Food, Detroit Pizza Bar, and the historic Redford Theatre. Everyday essentials such as Meijer, CVS, and Walgreens are just a short drive away. Commuters will appreciate easy access to Grand River Ave and Telegraph Rd, connecting you quickly to downtown Detroit and surrounding suburbs. Whether you’re a first-time homebuyer or an investor, 15756 Kentfield offers great potential in a growing market. Don’t miss your chance—schedule a tour today and imagine the possibilities! Remember, this sale is subject to probate court approval. Seller will not make any repairs

2. 2025-09-11
   status Pending 1504-char remark

   Show marketing remark (1504 chars)

   Welcome to 15756 Kentfield St, Detroit, MI 48223! This charming single-family home is a fantastic opportunity for buyers looking to invest in Detroit’s vibrant west side. Please note: this property must go through probate, making it an excellent choice for those who are patient and understand the probate process. Step inside to discover spacious living areas filled with natural light, original hardwood floors, and classic architectural details that give this home its unique character. With three bedrooms and a well-appointed bathroom, there’s plenty of space for families or anyone seeking extra room. The kitchen offers ample cabinetry and flows seamlessly into the dining area, perfect for entertaining. Enjoy a generous backyard—ideal for summer barbecues, gardening, or simply relaxing outdoors. The neighborhood is friendly and conveniently located near local favorites like Motor City Soul Food, Detroit Pizza Bar, and the historic Redford Theatre. Everyday essentials such as Meijer, CVS, and Walgreens are just a short drive away. Commuters will appreciate easy access to Grand River Ave and Telegraph Rd, connecting you quickly to downtown Detroit and surrounding suburbs. Whether you’re a first-time homebuyer or an investor, 15756 Kentfield offers great potential in a growing market. Don’t miss your chance—schedule a tour today and imagine the possibilities! Remember, this sale is subject to probate court approval. Seller will not make any repairs

3. 2025-09-05
   listed $90,000 Active

   Show marketing remark (1504 chars)

   Welcome to 15756 Kentfield St, Detroit, MI 48223! This charming single-family home is a fantastic opportunity for buyers looking to invest in Detroit’s vibrant west side. Please note: this property must go through probate, making it an excellent choice for those who are patient and understand the probate process. Step inside to discover spacious living areas filled with natural light, original hardwood floors, and classic architectural details that give this home its unique character. With three bedrooms and a well-appointed bathroom, there’s plenty of space for families or anyone seeking extra room. The kitchen offers ample cabinetry and flows seamlessly into the dining area, perfect for entertaining. Enjoy a generous backyard—ideal for summer barbecues, gardening, or simply relaxing outdoors. The neighborhood is friendly and conveniently located near local favorites like Motor City Soul Food, Detroit Pizza Bar, and the historic Redford Theatre. Everyday essentials such as Meijer, CVS, and Walgreens are just a short drive away. Commuters will appreciate easy access to Grand River Ave and Telegraph Rd, connecting you quickly to downtown Detroit and surrounding suburbs. Whether you’re a first-time homebuyer or an investor, 15756 Kentfield offers great potential in a growing market. Don’t miss your chance—schedule a tour today and imagine the possibilities! Remember, this sale is subject to probate court approval. Seller will not make any repairs

4. 2025-09-05
   listed $90,000 Active 1504-char remark

   Show marketing remark (1504 chars)

   Welcome to 15756 Kentfield St, Detroit, MI 48223! This charming single-family home is a fantastic opportunity for buyers looking to invest in Detroit’s vibrant west side. Please note: this property must go through probate, making it an excellent choice for those who are patient and understand the probate process. Step inside to discover spacious living areas filled with natural light, original hardwood floors, and classic architectural details that give this home its unique character. With three bedrooms and a well-appointed bathroom, there’s plenty of space for families or anyone seeking extra room. The kitchen offers ample cabinetry and flows seamlessly into the dining area, perfect for entertaining. Enjoy a generous backyard—ideal for summer barbecues, gardening, or simply relaxing outdoors. The neighborhood is friendly and conveniently located near local favorites like Motor City Soul Food, Detroit Pizza Bar, and the historic Redford Theatre. Everyday essentials such as Meijer, CVS, and Walgreens are just a short drive away. Commuters will appreciate easy access to Grand River Ave and Telegraph Rd, connecting you quickly to downtown Detroit and surrounding suburbs. Whether you’re a first-time homebuyer or an investor, 15756 Kentfield offers great potential in a growing market. Don’t miss your chance—schedule a tour today and imagine the possibilities! Remember, this sale is subject to probate court approval. Seller will not make any repairs

5. 2009-01-16
   historical
6. 2008-07-16
   listed $115,000
7. 2008-07-16
   historical
8. 2008-01-22
   listed $115,000
9. 2008-01-12
   historical
10. 2007-07-15
    listed $125,000

ⓘ 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: $1,372 · $114/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$7/yr (+$1/mo · 0.5%)

ⓘ 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 2/10 Low 7 d/yr ≥98°F today · 14 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: $16,794
• − Mortgage interest: −$5,041
• − Property taxes: −$1,372
• − Insurance: −$450
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$2,618
• Taxable income: $4,625
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $4,672/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

-28.0% since first listed

10 events — show timeline

• 2025-09-11 Pending — REALCOMP
• 2025-09-11 Pending — MiRealSource-MiMLS
• 2025-09-05 Listed $90,000 REALCOMP
• 2025-09-05 Listed $90,000 MiRealSource-MiMLS
• 2009-01-16 Listing Removed — REALCOMP
• 2008-07-16 Listing Removed — REALCOMP
• 2008-07-16 Listed $115,000 REALCOMP
• 2008-01-22 Listed $115,000 REALCOMP
• 2008-01-12 Listing Removed — REALCOMP
• 2007-07-15 Listed $125,000 REALCOMP

Property tax history

-4.2%/yr

Latest (2025): $1,372 · -9.2% YoY. Source: county tax records.