15786 Cruse St · Detroit, MI 48227

$79,900

4 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 99 Days on market

Built 1928 4,792 sqft lot $61/sqft · at area comps Est $79k · at est.

---

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 +7.1/15.0
• 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

Listing remarks MLS

* * INVESTORS * * This 4 bedroom, 2 bathroom brick bungalow would make a perfect Section 8 rental and could generate a monthly rental rate of $1,550/month! The nearly turn-key property features an updated kitchen, 2 updated full bathrooms, vinyl windows, a 3D architectural shingle roof, forced air heating, PEX & PVC plumbing, an updated 100 amp electrical panel w/ some romex wiring, a 2-car garage, and so much more! 2 bedrooms per floor with a bonus room on the 2nd floor as well. NO SELLER FINANCING, CASH OR HARD MONEY ONLY. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed, or HELOC.

Key facts

• Vinyl windows
• Pex plumbing
• Forced air heating

Tags

• UPDATED KITCHEN
• UPDATED FULL BATHROOMS
• VINYL WINDOWS
• 3D ARCHITECTURAL SHINGLE ROOF
• FORCED AIR HEATING
• PEX PLUMBING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 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 18d 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 $1,473/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 $552 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 + 5.6% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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: property tax is 2.7% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.84% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.55%
• DSCR: 2.27
• GRM: 4.5

CMA / ARV

• ARV (median comp): $79,148
• List price: $79,900
• Delta: 0.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16176 Tracey St	0.27mi	3/2.0 (-1)	1,270 (-3%)	0mo	$70,000	$55	73
16183 Freeland Street St	0.26mi	3/1.0 (-1)	1,224 (-6%)	3mo	$150,000	$123	70
16562 Tracey St	0.40mi	3/1.0 (-1)	1,244 (-5%)	2mo	$60,000	$48	66
15868 Whitcomb St	0.66mi	3/1.0 (-1)	1,332 (+2%)	2mo	$95,000	$71	59
15053 Littlefield St	0.59mi	3/2.0 (-1)	1,286 (-2%)	2mo	$75,000	$58	59
15824 Snowden St	0.33mi	3/1.0 (-1)	1,127 (-14%)	0mo	$61,000	$54	56
15824 Snowden St	0.33mi	3/1.0 (-1)	1,127 (-14%)	0mo	$61,000	$54	56
16180 Snowden St	0.39mi	3/1.0 (-1)	1,137 (-13%)	0mo	$61,000	$54	54
16516 Appoline St	0.73mi	3/1.0 (-1)	1,350 (+3%)	1mo	$39,500	$29	54
14905 Littlefield St	0.70mi	3/1.0 (-1)	1,368 (+5%)	1mo	$52,000	$38	54
16863 Tracey St	0.58mi	3/2.0 (-1)	1,200 (-8%)	2mo	$165,000	$138	48
15841 Steel St	0.59mi	3/1.0 (-1)	1,460 (+12%)	1mo	$50,000	$34	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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.12×
• Total profit: $24,962
• Equity at exit: $11,913

10-year hold

• IRR: 35.3%
• Equity multiple: 4.70×
• Total profit: $82,719
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$419
• Tax from tax record: −$179 /mo · $2,152/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $532

Break-even live

Break-even rent $800

Max offer price $79,900

Occupancy floor 59%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	0.18mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.25mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	0.33mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	43d	1	0.33mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.49mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	43d	1	0.51mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.54mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	14d	1	0.56mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	0.59mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.63mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.63mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.63mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.63mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.63mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	0.64mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	0.76mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	0.79mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	0.90mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	14d	1	0.97mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	4d	1	0.98mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	1.01mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	43d	1	1.04mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.05mi
16837 Winthrop St Detroit, MI	5.0	2.0	1500	$2,000	$1.33	20d	1	1.06mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.07mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	16d	1	1.07mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	4d	1	1.08mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	24d	1	1.14mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	1.23mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	16d	1	1.23mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	43d	1	1.25mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	1.25mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	1.25mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	1d	1	1.27mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	1.27mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	4d	1	1.31mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	43d	1	1.36mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	24d	1	1.36mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	3d	1	1.37mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	16d	1	1.40mi

Listing history 28 events

1. 2026-06-18
   days on market $79,900 Active 99 DOM
2. 2026-06-17
   days on market $79,900 Active 98 DOM
3. 2026-06-15
   days on market $79,900 Active 96 DOM
4. 2026-06-13
   days on market $79,900 Active 94 DOM
5. 2026-06-13
   days on market $79,900 Active 93 DOM
6. 2026-06-09
   days on market $79,900 Active 90 DOM
7. 2026-06-08
   days on market $79,900 Active 89 DOM
8. 2026-06-07
   days on market $79,900 Active 88 DOM
9. 2026-06-04
   days on market $79,900 Active 85 DOM
10. 2026-06-03
    days on market $79,900 Active 84 DOM
11. 2026-06-01
    days on market $79,900 Active 82 DOM
12. 2026-05-31
    days on market $79,900 Active 81 DOM
13. 2026-03-11
    listed $79,900 Active 719-char remark

    Show marketing remark (719 chars)

    * * INVESTORS * * This 4 bedroom, 2 bathroom brick bungalow would make a perfect Section 8 rental and could generate a monthly rental rate of $1,550/month! The nearly turn-key property features an updated kitchen, 2 updated full bathrooms, vinyl windows, a 3D architectural shingle roof, forced air heating, PEX & PVC plumbing, an updated 100 amp electrical panel w/ some romex wiring, a 2-car garage, and so much more! 2 bedrooms per floor with a bonus room on the 2nd floor as well. NO SELLER FINANCING, CASH OR HARD MONEY ONLY. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed, or HELOC.

14. 2026-03-11
    listed $79,900 Active 719-char remark

    Show marketing remark (719 chars)

    * * INVESTORS * * This 4 bedroom, 2 bathroom brick bungalow would make a perfect Section 8 rental and could generate a monthly rental rate of $1,550/month! The nearly turn-key property features an updated kitchen, 2 updated full bathrooms, vinyl windows, a 3D architectural shingle roof, forced air heating, PEX & PVC plumbing, an updated 100 amp electrical panel w/ some romex wiring, a 2-car garage, and so much more! 2 bedrooms per floor with a bonus room on the 2nd floor as well. NO SELLER FINANCING, CASH OR HARD MONEY ONLY. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed, or HELOC.

15. 2021-08-10
    soldstatus $79,000
16. 2020-11-30
    soldstatus $32,000 Sold
17. 2020-11-30
    soldstatus $32,000 Closed
18. 2020-11-10
    status Pending
19. 2020-11-10
    status Pending
20. 2020-11-03
    price $37,000
21. 2020-11-02
    price $37,000
22. 2020-10-28
    price $40,000
23. 2020-10-28
    price $40,000
24. 2020-08-24
    price $42,000
25. 2020-08-24
    price $42,000
26. 2020-07-24
    listed $45,000 Active
27. 2020-07-24
    listed $45,000 Active
28. 2013-07-22
    soldstatus $45,500

ⓘ 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: $2,152 · $179/mo
• Projected year-2 tax: $2,152 · $179/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: $17,680
• − Mortgage interest: −$4,476
• − Property taxes: −$2,152
• − Insurance: −$400
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$2,324
• Taxable income: $5,499
• Est. tax owed @ 24.0%: −$1,320
• After-tax cash flow: $5,067/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

+75.6% since first listed

16 events — show timeline

• 2026-03-11 Listed $79,900 MiRealSource-MiMLS
• 2026-03-11 Listed $79,900 REALCOMP
• 2021-08-10 Sold (Public Records) $79,000 Public Records
• 2020-11-30 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2020-11-30 Sold (MLS) $32,000 REALCOMP
• 2020-11-10 Pending — MiRealSource-MiMLS
• 2020-11-10 Pending — REALCOMP
• 2020-11-03 Price Changed $37,000 MiRealSource-MiMLS
• 2020-11-02 Price Changed $37,000 REALCOMP
• 2020-10-28 Price Changed $40,000 MiRealSource-MiMLS
• 2020-10-28 Price Changed $40,000 REALCOMP
• 2020-08-24 Price Changed $42,000 MiRealSource-MiMLS
• 2020-08-24 Price Changed $42,000 REALCOMP
• 2020-07-24 Listed $45,000 MiRealSource-MiMLS
• 2020-07-24 Listed $45,000 REALCOMP
• 2013-07-22 Sold (Public Records) $45,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $2,152 · -54.3% YoY. Source: county tax records.