15307 Biltmore St · Detroit, MI 48227

$120,000

4 bd · 1.5 ba · 1,842 sqft · Townhouse public records · 77 Days on market

Built 1928 4,792 sqft lot $65/sqft · 6% above area Est $114k · 6% 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 +25.0/30.0
• 1% rule +8.5/10.0
• DSCR +8.2/10.0
• ARV discount +4.9/15.0
• 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

Attention homeowners and investors - this is your opportunity to own a duplex and live in one unit while renting the other, or lease both units for maximum income. This duplex is ideal for investors or savvy buyers looking to house hack. The property features a solid two-family flat with a 2-bedroom lower unit and a 1-bedroom upper unit with a porch. Both units include appliances and share a spacious basement. Additional features include a 2-car garage, a nice yard, and a 44 x 112 lot. Situated on a desirable block and with Detroit's rental demand continuing to rise, this is an excellent opportunity to secure a multi-family property with proven upside. Bring your vision and schedule your showing today.

Key facts

• 44 x 112 lot
• 2 car garage
• Spacious basement

Tags

• SPACIOUS BASEMENT
• 2 CAR GARAGE
• 44 X 112 LOT
• MULTI-FAMILY PROPERTY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,624/mo this rent would consume 53% 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $55k; list at $120k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.35% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 6.2

CMA / ARV

• ARV (median comp): $113,562
• List price: $120,000
• Delta: 5.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,676
• Equity at exit: $17,892

10-year hold

• IRR: 13.7%
• Equity multiple: 2.26×
• Total profit: $42,245
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$629
• Tax from tax record: −$342 /mo · $4,105/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $261

Break-even live

Break-even rent $1,293

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $329	-5% $295	+0% $261	+5% $227	+10% $193
Rent	-10% $133	-5% $197	+0% $261	+5% $325	+10% $389
Rate	-1.0pp $322	-0.5pp $292	base $261	+0.5pp $230	+1.0pp $199

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	15d	1	0.27mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	25d	1	0.50mi
14669 Rutherford St Detroit, MI	4.0	2.0	2359	$1,950	$0.83	44d	1	0.54mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	4d	1	0.56mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	44d	1	0.60mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	44d	1	0.92mi
16837 Winthrop St Detroit, MI	5.0	2.0	1500	$2,000	$1.33	20d	1	1.02mi
16757 Greenview Ave Unit 1A Detroit, MI	3.0	1.5	1600	$1,500	$0.94	5d	1	1.03mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	1.05mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	1.15mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	18d	1	1.16mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	1.23mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	1.28mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	1.29mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	44d	1	1.41mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	15d	1	1.41mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	1.46mi
14828 Heyden St Detroit, MI	3.0	1.0	1562	$1,350	$0.86	18d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   days on market $120,000 Active 77 DOM
2. 2026-06-17
   days on market $120,000 Active 76 DOM
3. 2026-06-15
   days on market $120,000 Active 74 DOM
4. 2026-06-13
   days on market $120,000 Active 72 DOM
5. 2026-06-13
   days on marketlisting id $120,000 Active 71 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listing id $120,000 Active 68 DOM
8. 2026-06-09
   days on market $120,000 Active 68 DOM
9. 2026-06-08
   days on market $120,000 Active 67 DOM
10. 2026-06-07
    days on market $120,000 Active 66 DOM
11. 2026-06-04
    days on market $120,000 Active 63 DOM
12. 2026-06-03
    days on market $120,000 Active 62 DOM
13. 2026-06-02
    days on market $120,000 Active 61 DOM
14. 2026-06-01
    days on market $120,000 Active 60 DOM
15. 2026-05-31
    days on market $120,000 Active 59 DOM
16. 2026-04-02
    listed $120,000 Active 711-char remark

    Show marketing remark (721 chars)

    Attention homeowners and investors—this is your opportunity to own a duplex and live in one unit while renting the other, or lease both units for maximum income. This duplex is ideal for investors or savvy buyers looking to house hack. The property features a solid two-family flat with a 2-bedroom lower unit and a 1-bedroom upper unit with a porch. Both units include appliances and share a spacious basement. Additional features include a 2-car garage, a nice yard, and a 44 x 112 lot. Situated on a desirable block and with Detroit’s rental demand continuing to rise, this is an excellent opportunity to secure a multi-family property with proven upside. Bring your vision and schedule your showing today.

17. 2026-04-02
    listed $120,000 Active 721-char remark

    Show marketing remark (721 chars)

    Attention homeowners and investors—this is your opportunity to own a duplex and live in one unit while renting the other, or lease both units for maximum income. This duplex is ideal for investors or savvy buyers looking to house hack. The property features a solid two-family flat with a 2-bedroom lower unit and a 1-bedroom upper unit with a porch. Both units include appliances and share a spacious basement. Additional features include a 2-car garage, a nice yard, and a 44 x 112 lot. Situated on a desirable block and with Detroit’s rental demand continuing to rise, this is an excellent opportunity to secure a multi-family property with proven upside. Bring your vision and schedule your showing today.

18. 2025-08-25
    historical
19. 2025-07-14
    price $145,000
20. 2025-07-14
    price $145,000
21. 2025-05-21
    listed $150,000 Active
22. 2025-05-21
    listed $150,000 Active
23. 2021-09-22
    soldstatus $54,900
24. 2021-09-16
    soldstatus $54,900 Sold
25. 2021-09-16
    soldstatus $54,900 Closed
26. 2021-08-10
    status Pending
27. 2021-08-10
    status Pending
28. 2021-07-27
    listed $54,900 Active
29. 2021-07-27
    listed $54,900 Active
30. 2008-09-02
    soldstatus $6,800
31. 2008-07-16
    historical
32. 2008-04-08
    listed $9,900
33. 2005-10-26
    soldstatus $110,000

ⓘ 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: $4,105 · $342/mo
• Projected year-2 tax: $4,105 · $342/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: $19,482
• − Mortgage interest: −$6,722
• − Property taxes: −$4,105
• − Insurance: −$600
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$3,491
• Taxable income: $1,448
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $2,787/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

+9.1% since first listed

18 events — show timeline

• 2026-04-02 Listed $120,000 REALCOMP
• 2026-04-02 Listed $120,000 MiRealSource-MiMLS
• 2025-08-25 Listing Removed — MiRealSource-MiMLS
• 2025-07-14 Price Changed $145,000 MiRealSource-MiMLS
• 2025-07-14 Price Changed $145,000 REALCOMP
• 2025-05-21 Listed $150,000 REALCOMP
• 2025-05-21 Listed $150,000 MiRealSource-MiMLS
• 2021-09-22 Sold (Public Records) $54,900 Public Records
• 2021-09-16 Sold (MLS) $54,900 MiRealSource-MiMLS
• 2021-09-16 Sold (MLS) $54,900 REALCOMP
• 2021-08-10 Pending — MiRealSource-MiMLS
• 2021-08-10 Pending — REALCOMP
• 2021-07-27 Listed $54,900 MiRealSource-MiMLS
• 2021-07-27 Listed $54,900 REALCOMP
• 2008-09-02 Sold (MLS) $6,800 MiRealSource-MiMLS
• 2008-07-16 Listing Removed — MiRealSource-MiMLS
• 2008-04-08 Listed $9,900 MiRealSource-MiMLS
• 2005-10-26 Sold (Public Records) $110,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,105 · -36.9% YoY. Source: county tax records.