15860 Joy Rd

Detroit, MI 48228

$4,000,000B-

5760 bd · 3600.0 ba · 84,557 sqft · Built 1951 · MultiFamily · Active · 229 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $71,364/mo
• Mortgage (P&I): −$20,976
• Tax + insurance: −$6,667
• HOA: −$0
• Vac / Maint / Mgmt: −$14,986
• Net cashflow: $28,734/mo
• Annual: $344,813/yr
• Cap rate: 14.91%
• Cash-on-cash: 30.79%
• DSCR: 2.37
• 1% rule: 1.78%
• Cash to close: $1,120,000

Investor read

• This is a 36×2bd/2ba + 24×1bd/1ba units multifamily listed at $4.00M. Condition is rated good.
• At list price, monthly cash flow is $29k ($345k/yr) — positive. Per door: $479/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($71k rent vs $4.00M).
• It's been on market 229 days — a 12% lower offer ($3.52M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $3.52M (12.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $28k of loan paydown is wiped out by about $120k of value loss. Plan a longer hold.
• 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.
• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: Rents soft (-2.3%/yr); 363 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $800k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $1.12M cash investment doubles in ~5 years — after that, you're playing with house money.
• Cap rate 14.9% 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.
• At $71,364/mo this rent would consume 2791% of the median local household income ($31k/yr) (locally 4144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Questions for listing agent

• It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?

Repairs flagged (vision-AI assessment)

• Minor: Kitchen cabinets — No visible damage.
• Minor: Bathroom fixtures — No visible damage.
• Minor: Flooring — No visible damage or updates.
• Minor: Interior walls/paint — No visible damage or updates.
• Minor: Exterior siding — No visible damage or updates.
• Minor: Windows — No visible damage or updates.