15739 Dolphin St · Detroit, MI 48223

$71,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 134 Days on market

Built 1972 4,356 sqft lot $71/sqft · 16% above area Est $62k · 16% 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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated in 2021, this residence is perfect for a first time home buyer, or as an addition to an investor's portfolio. Come check it out. The accuracy of all information, regardless of the source is not guaranteed or warranted. All information should be independently verified. Contact the agent for showing and the best price.

Key facts

• 4,356 sq ft lot
• Built 1972
• Listed 134 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 34% 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 $497 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Recommended offer $63,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1972 — 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: 1.74% ✓
• Cap rate: 14.42%
• Cash-on-cash: 29.03%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $61,940
• List price: $71,900
• Delta: 16.08%
• 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
15757 Dacosta St	0.07mi	3/1.0	960 (-5%)	2mo	$65,000	$68	88
15411 Lahser Rd	0.21mi	3/2.0	1,025 (+2%)	4mo	$42,000	$41	80
16165 W Parkway St	0.48mi	3/1.0	1,022 (+1%)	5mo	$50,000	$49	71
15835 Burgess St	0.27mi	3/1.0	918 (-9%)	9mo	$93,000	$101	65
15885 Beaverland St	0.35mi	3/2.0	1,100 (+9%)	3mo	$51,500	$47	62
16555 Bramell St	0.47mi	3/1.0	918 (-9%)	3mo	$60,000	$65	61
22482 W Mcnichols Rd	0.73mi	3/1.5	1,031 (+2%)	2mo	$61,000	$59	58
14931 Rockdale St	0.52mi	3/1.0	1,100 (+9%)	8mo	$39,900	$36	54
16836 Beaverland St	0.66mi	3/1.0	1,100 (+9%)	6mo	$65,500	$60	48
16616 Blackstone St	0.69mi	2/1.0 (-1)	1,102 (+9%)	0mo	$45,000	$41	47
16122 Trinity St	0.63mi	3/2.5	1,152 (+14%)	4mo	$169,900	$147	38
16115 Burt Rd	0.66mi	2/1.0 (-1)	859 (-15%)	5mo	$57,000	$66	35

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: 23.4%
• Equity multiple: 1.96×
• Total profit: $19,397
• Equity at exit: $10,721

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $56,933
• Equity at exit: $6,217

Cash invested: $20,132 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$377
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $487

Break-even live

Break-even rent $638

Max offer price $71,900

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: $17,975
• Closing costs: $2,157
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	0.21mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	0.47mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.73mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	0.82mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	0.83mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	17d	1	0.84mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	44d	1	0.89mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	44d	1	0.92mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.92mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.92mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	0.93mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.93mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	11d	1	0.95mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	44d	1	0.97mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.98mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	44d	1	1.04mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	1.05mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	1.07mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	44d	1	1.08mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	18d	1	1.10mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	15d	1	1.11mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	44d	1	1.13mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	44d	1	1.15mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.15mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	1.16mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	44d	1	1.16mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	17d	1	1.20mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	5d	1	1.21mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	17d	1	1.25mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.25mi
14230 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.27mi
14226 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.27mi
14228 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.27mi
14234 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.27mi
14238 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.27mi
14224 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.28mi
14222 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.28mi
14240 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.28mi
14264 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.28mi
14268 Riverview St Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	1.28mi

Listing history 31 events

1. 2026-06-18
   days on market $71,900 Active 134 DOM
2. 2026-06-17
   days on market $71,900 Active 133 DOM
3. 2026-06-15
   days on market $71,900 Active 131 DOM
4. 2026-06-13
   days on market $71,900 Active 129 DOM
5. 2026-06-13
   days on market $71,900 Active 128 DOM
6. 2026-06-09
   days on market $71,900 Active 125 DOM
7. 2026-06-08
   days on market $71,900 Active 124 DOM
8. 2026-06-07
   days on market $71,900 Active 123 DOM
9. 2026-06-04
   days on market $71,900 Active 120 DOM
10. 2026-06-03
    days on market $71,900 Active 119 DOM
11. 2026-06-01
    days on market $71,900 Active 117 DOM
12. 2026-05-31
    days on market $71,900 Active 116 DOM
13. 2026-03-21
    price $71,900 328-char remark

    Show marketing remark (328 chars)

    Renovated in 2021, this residence is perfect for a first time home buyer, or as an addition to an investor's portfolio. Come check it out. The accuracy of all information, regardless of the source is not guaranteed or warranted. All information should be independently verified. Contact the agent for showing and the best price.

14. 2026-03-21
    price $71,900 328-char remark

    Show marketing remark (328 chars)

    Renovated in 2021, this residence is perfect for a first time home buyer, or as an addition to an investor's portfolio. Come check it out. The accuracy of all information, regardless of the source is not guaranteed or warranted. All information should be independently verified. Contact the agent for showing and the best price.

15. 2026-02-22
    price $72,900 328-char remark

    Show marketing remark (328 chars)

    Renovated in 2021, this residence is perfect for a first time home buyer, or as an addition to an investor's portfolio. Come check it out. The accuracy of all information, regardless of the source is not guaranteed or warranted. All information should be independently verified. Contact the agent for showing and the best price.

16. 2026-02-21
    price $72,900 328-char remark

    Show marketing remark (328 chars)

    Renovated in 2021, this residence is perfect for a first time home buyer, or as an addition to an investor's portfolio. Come check it out. The accuracy of all information, regardless of the source is not guaranteed or warranted. All information should be independently verified. Contact the agent for showing and the best price.

17. 2026-02-04
    listed $73,400 Active 328-char remark

    Show marketing remark (328 chars)

    Renovated in 2021, this residence is perfect for a first time home buyer, or as an addition to an investor's portfolio. Come check it out. The accuracy of all information, regardless of the source is not guaranteed or warranted. All information should be independently verified. Contact the agent for showing and the best price.

18. 2026-02-04
    listed $73,400 Active 328-char remark

    Show marketing remark (328 chars)

    Renovated in 2021, this residence is perfect for a first time home buyer, or as an addition to an investor's portfolio. Come check it out. The accuracy of all information, regardless of the source is not guaranteed or warranted. All information should be independently verified. Contact the agent for showing and the best price.

19. 2026-01-27
    historical
20. 2026-01-27
    historical
21. 2025-12-14
    price $73,400
22. 2025-12-13
    price $73,400
23. 2025-09-21
    price $73,900
24. 2025-09-21
    price $73,900
25. 2025-07-30
    listed $74,900 Active
26. 2025-07-30
    listed $74,900 Active
27. 2025-01-01
    historical
28. 2025-01-01
    historical
29. 2024-08-31
    listed $72,900 Active
30. 2024-08-31
    listed $72,900 Active
31. 2019-01-03
    soldstatus $420,000

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,162 · $97/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,053
• − Mortgage interest: −$4,028
• − Property taxes: −$1,162
• − Insurance: −$360
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,092
• Taxable income: $5,003
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $4,644/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

-82.9% since first listed

19 events — show timeline

• 2026-03-21 Price Changed $71,900 MiRealSource-MiMLS
• 2026-03-21 Price Changed $71,900 REALCOMP
• 2026-02-22 Price Changed $72,900 MiRealSource-MiMLS
• 2026-02-21 Price Changed $72,900 REALCOMP
• 2026-02-04 Listed $73,400 REALCOMP
• 2026-02-04 Listed $73,400 MiRealSource-MiMLS
• 2026-01-27 Listing Removed — REALCOMP
• 2026-01-27 Listing Removed — MiRealSource-MiMLS
• 2025-12-14 Price Changed $73,400 MiRealSource-MiMLS
• 2025-12-13 Price Changed $73,400 REALCOMP
• 2025-09-21 Price Changed $73,900 MiRealSource-MiMLS
• 2025-09-21 Price Changed $73,900 REALCOMP
• 2025-07-30 Listed $74,900 REALCOMP
• 2025-07-30 Listed $74,900 MiRealSource-MiMLS
• 2025-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-01-01 Listing Removed — REALCOMP
• 2024-08-31 Listed $72,900 REALCOMP
• 2024-08-31 Listed $72,900 MiRealSource-MiMLS
• 2019-01-03 Sold (Public Records) $420,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,162 · -53.9% YoY. Source: county tax records.