15373 Lamphere St · Detroit, MI 48223

$25,000

4 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 41 Days on market

Built 1930 4,792 sqft lot $23/sqft · 53% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Sold As Is. Cash Only. Great potential for investors or rehabbers looking to add value. Property is being sold in its current condition with no repairs or warranties provided by the seller. Serious cash buyers only.

Key facts

• 4,792 sq ft lot
• Built 1930
• Listed 40 days

Property features AI

Finance

• Financial info: Annual tax amount listed
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Built with asphalt construction materials
• Exterior features: Lot approximately 0.11 acre; Lot dimensions: 4792

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Has basement; 4 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 52.7% vs local median 10.1% 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: 161 active listings in the ZIP; 25 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).
• This rent runs 39% 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $14k; list at $25k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.77% ✓
• Cap rate: 52.65%
• Cash-on-cash: 165.58%
• DSCR: 8.37
• GRM: 1.4

CMA / ARV

• ARV (median comp): $53,256
• List price: $25,000
• Delta: -53.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14931 Rockdale St	0.37mi	3/1.0 (-1)	1,100 (+2%)	8mo	$39,900	$36	68
15411 Lahser Rd	0.25mi	3/2.0 (-1)	1,025 (-5%)	4mo	$42,000	$41	67
15937 Bramell St	0.42mi	3/1.0 (-1)	1,090 (+1%)	9mo	$52,000	$48	66
15885 Beaverland St	0.40mi	3/2.0 (-1)	1,100 (+2%)	3mo	$51,500	$47	66
15757 Dacosta St	0.24mi	3/1.0 (-1)	960 (-11%)	2mo	$65,000	$68	64
16165 W Parkway St	0.56mi	3/1.0 (-1)	1,022 (-5%)	5mo	$50,000	$49	56
15900 W Parkway St	0.43mi	3/1.0 (-1)	1,000 (-7%)	9mo	$70,000	$70	55
22612 Lyndon St	0.61mi	3/1.0 (-1)	988 (-8%)	7mo	$149,000	$151	46
22556 Lyndon St	0.60mi	3/1.5 (-1)	991 (-8%)	7mo	$135,000	$136	45
14463 Bramell St	0.66mi	3/2.0 (-1)	1,179 (+9%)	5mo	$140,000	$119	41
15835 Burgess St	0.48mi	3/1.0 (-1)	918 (-15%)	9mo	$93,000	$101	40
16555 Bramell St	0.61mi	3/1.0 (-1)	918 (-15%)	3mo	$60,000	$65	40

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: —
• Equity multiple: 9.21×
• Total profit: $57,487
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 19.48×
• Total profit: $129,359
• Equity at exit: $2,162

Cash invested: $7,000 (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: 161
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $966

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 28%

Sensitivity live

Price	-10% $983	-5% $975	+0% $966	+5% $957	+10% $949
Rent	-10% $852	-5% $909	+0% $966	+5% $1,023	+10% $1,080
Rate	-1.0pp $978	-0.5pp $972	base $966	+0.5pp $959	+1.0pp $953

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	6d	1	0.31mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	17d	1	0.64mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	19d	1	0.82mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	0.82mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	6d	1	0.89mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.95mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	0.96mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	44d	1	1.00mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	44d	1	1.07mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	44d	1	1.10mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	6d	1	1.10mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	44d	1	1.11mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	19d	1	1.13mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	12d	1	1.18mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	16d	1	1.22mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	17d	1	1.23mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	44d	1	1.26mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	1.30mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	17d	1	1.30mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	1.38mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	1.39mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	44d	1	1.40mi
14256 Salem Redford, MI	3.0	1.5	1168	$1,675	$1.43	17d	1	1.41mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	25d	1	1.45mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $25,000 Active 41 DOM
2. 2026-06-18
   days on market $25,000 Active 38 DOM
3. 2026-06-17
   days on market $25,000 Active 37 DOM
4. 2026-06-15
   days on market $25,000 Active 35 DOM
5. 2026-06-13
   days on market $25,000 Active 33 DOM
6. 2026-06-13
   days on market $25,000 Active 32 DOM
7. 2026-06-09
   days on market $25,000 Active 29 DOM
8. 2026-06-08
   days on market $25,000 Active 28 DOM
9. 2026-06-07
   days on market $25,000 Active 27 DOM
10. 2026-06-04
    days on market $25,000 Active 24 DOM
11. 2026-06-03
    days on market $25,000 Active 23 DOM
12. 2026-06-02
    days on market $25,000 Active 22 DOM
13. 2026-06-01
    days on market $25,000 Active 21 DOM
14. 2026-05-31
    days on market $25,000 Active 20 DOM
15. 2026-05-11
    listed $25,000 Active 215-char remark

    Show marketing remark (215 chars)

    Sold As Is. Cash Only. Great potential for investors or rehabbers looking to add value. Property is being sold in its current condition with no repairs or warranties provided by the seller. Serious cash buyers only.

16. 2026-05-11
    listed $25,000 Active 215-char remark

    Show marketing remark (215 chars)

    Sold As Is. Cash Only. Great potential for investors or rehabbers looking to add value. Property is being sold in its current condition with no repairs or warranties provided by the seller. Serious cash buyers only.

17. 2021-11-19
    soldstatus $13,500 Sold

    Show marketing remark (621 chars)

    Large spacious 4 bedroom property with beautiful bones this home is gutted and just needs basic drywall. Vinyl siding and roof are both in great condition and also the homes, and lots next to it are included in a package deal! Plumbing is already started as well as electrical quick cleanout and also cosmetic job and the property will be rent ready. THIS HOME IS A PART OF A PACKAGE DEAL THAT ARE ALL NEXT TO EACH OTHER ON THE SAME STREET. THIS PACKAGE INCLUDES 2 HOMES AND 2 VACANT LOTS THAT COVERS MAJORITY OF THE BLOCK. PLEASE CONTACT AGENT IF INTERESTED IN ENTIRE BLOCK PACKAGE VACANT LOTS ARE IN BETWEEN PROPERTIES.

18. 2021-11-19
    soldstatus $13,500 Closed

    Show marketing remark (621 chars)

    Large spacious 4 bedroom property with beautiful bones this home is gutted and just needs basic drywall. Vinyl siding and roof are both in great condition and also the homes, and lots next to it are included in a package deal! Plumbing is already started as well as electrical quick cleanout and also cosmetic job and the property will be rent ready. THIS HOME IS A PART OF A PACKAGE DEAL THAT ARE ALL NEXT TO EACH OTHER ON THE SAME STREET. THIS PACKAGE INCLUDES 2 HOMES AND 2 VACANT LOTS THAT COVERS MAJORITY OF THE BLOCK. PLEASE CONTACT AGENT IF INTERESTED IN ENTIRE BLOCK PACKAGE VACANT LOTS ARE IN BETWEEN PROPERTIES.

19. 2021-11-12
    historical Accepting Backup Offers

    Show marketing remark (621 chars)

    Large spacious 4 bedroom property with beautiful bones this home is gutted and just needs basic drywall. Vinyl siding and roof are both in great condition and also the homes, and lots next to it are included in a package deal! Plumbing is already started as well as electrical quick cleanout and also cosmetic job and the property will be rent ready. THIS HOME IS A PART OF A PACKAGE DEAL THAT ARE ALL NEXT TO EACH OTHER ON THE SAME STREET. THIS PACKAGE INCLUDES 2 HOMES AND 2 VACANT LOTS THAT COVERS MAJORITY OF THE BLOCK. PLEASE CONTACT AGENT IF INTERESTED IN ENTIRE BLOCK PACKAGE VACANT LOTS ARE IN BETWEEN PROPERTIES.

20. 2021-11-12
    historical Accepting Backup Offers

    Show marketing remark (621 chars)

    Large spacious 4 bedroom property with beautiful bones this home is gutted and just needs basic drywall. Vinyl siding and roof are both in great condition and also the homes, and lots next to it are included in a package deal! Plumbing is already started as well as electrical quick cleanout and also cosmetic job and the property will be rent ready. THIS HOME IS A PART OF A PACKAGE DEAL THAT ARE ALL NEXT TO EACH OTHER ON THE SAME STREET. THIS PACKAGE INCLUDES 2 HOMES AND 2 VACANT LOTS THAT COVERS MAJORITY OF THE BLOCK. PLEASE CONTACT AGENT IF INTERESTED IN ENTIRE BLOCK PACKAGE VACANT LOTS ARE IN BETWEEN PROPERTIES.

21. 2021-10-15
    listed $15,000 Active

    Show marketing remark (621 chars)

    Large spacious 4 bedroom property with beautiful bones this home is gutted and just needs basic drywall. Vinyl siding and roof are both in great condition and also the homes, and lots next to it are included in a package deal! Plumbing is already started as well as electrical quick cleanout and also cosmetic job and the property will be rent ready. THIS HOME IS A PART OF A PACKAGE DEAL THAT ARE ALL NEXT TO EACH OTHER ON THE SAME STREET. THIS PACKAGE INCLUDES 2 HOMES AND 2 VACANT LOTS THAT COVERS MAJORITY OF THE BLOCK. PLEASE CONTACT AGENT IF INTERESTED IN ENTIRE BLOCK PACKAGE VACANT LOTS ARE IN BETWEEN PROPERTIES.

22. 2021-10-15
    listed $15,000 Active

    Show marketing remark (621 chars)

    Large spacious 4 bedroom property with beautiful bones this home is gutted and just needs basic drywall. Vinyl siding and roof are both in great condition and also the homes, and lots next to it are included in a package deal! Plumbing is already started as well as electrical quick cleanout and also cosmetic job and the property will be rent ready. THIS HOME IS A PART OF A PACKAGE DEAL THAT ARE ALL NEXT TO EACH OTHER ON THE SAME STREET. THIS PACKAGE INCLUDES 2 HOMES AND 2 VACANT LOTS THAT COVERS MAJORITY OF THE BLOCK. PLEASE CONTACT AGENT IF INTERESTED IN ENTIRE BLOCK PACKAGE VACANT LOTS ARE IN BETWEEN PROPERTIES.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,296
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$727
• Taxable income: $11,901
• Est. tax owed @ 24.0%: −$2,856
• After-tax cash flow: $8,734/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

+66.7% since first listed

8 events — show timeline

• 2026-05-11 Listed $25,000 REALCOMP
• 2026-05-11 Listed $25,000 MiRealSource-MiMLS
• 2021-11-19 Sold (MLS) $13,500 MiRealSource-MiMLS
• 2021-11-19 Sold (MLS) $13,500 REALCOMP
• 2021-11-12 Contingent — MiRealSource-MiMLS
• 2021-11-12 Contingent — REALCOMP
• 2021-10-15 Listed $15,000 MiRealSource-MiMLS
• 2021-10-15 Listed $15,000 REALCOMP

Property tax history

+11.8%/yr

Latest (2025): $3,568 · +0.7% YoY. Source: county tax records.