15757 Mark Twain St · Detroit, MI 48227

$69,900

3 bd · 1.0 ba · 855 sqft · SingleFamily public records · 33 Days on market

Built 1941 3,920 sqft lot $82/sqft · 14% above area Est $49k · 44% 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
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special. Located in the Bethune neighborhood of Detroit's west side. Fully rehabbed in 2019 with new roof, plumbing, electrical, new roof, updated kitchen and bathrooms. Buyer to pay $495 processing fee to listing broker

Key facts

• Fully rehabbed
• Updated bathrooms
• Updated kitchen

Tags

• BETHUNE NEIGHBORHOOD
• FULLY REHABBED
• NEW ROOF
• UPDATED KITCHEN
• UPDATED BATHROOMS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.09 acres (35 x 111)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 43% of the median local income ($37k/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 $483 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 17y 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: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1941 — 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. 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.
7. 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.
8. 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: 1.86% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.45%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (median comp): $48,552
• List price: $69,900
• Delta: 43.97%
• 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
16246 Coyle St	0.46mi	3/1.0	848 (-1%)	1mo	$50,000	$59	76
15840 Tracey St	0.36mi	2/1.0 (-1)	858 (+0%)	4mo	$70,000	$82	74
16655 Stansbury St	0.53mi	3/1.0	857 (+0%)	2mo	$45,000	$53	73
15746 Coyle St	0.34mi	3/1.0	814 (-5%)	5mo	$41,500	$51	72
16253 Strathmoor St	0.32mi	3/1.0	900 (+5%)	6mo	$80,000	$89	71
16621 Ardmore St	0.46mi	2/1.0 (-1)	825 (-4%)	5mo	$55,000	$67	64
16854 Lesure St	0.65mi	3/1.0	886 (+4%)	3mo	$105,000	$119	61
16811 Cruse St	0.56mi	3/1.0	790 (-8%)	1mo	$53,500	$68	60
14819 Hubbell St	0.66mi	2/1.0 (-1)	851 (-0%)	5mo	$29,000	$34	60
16510 Littlefield St	0.67mi	2/1.0 (-1)	861 (+1%)	4mo	$45,000	$52	59
16150 Cruse St	0.29mi	2/1.0 (-1)	966 (+13%)	4mo	$40,000	$41	57
14814 Lesure St	0.72mi	2/1.0 (-1)	761 (-11%)	1mo	$43,000	$57	42

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: 31.6%
• Equity multiple: 2.38×
• Total profit: $26,918
• Equity at exit: $10,422

10-year hold

• IRR: 40.2%
• Equity multiple: 5.26×
• Total profit: $83,321
• Equity at exit: $6,044

Cash invested: $19,572 (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: $1,302 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $546

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 53%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.29mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.37mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.39mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	0.39mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	16d	1	0.44mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	43d	1	0.44mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.46mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.47mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.47mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.47mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	16d	1	0.55mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	43d	1	0.62mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	0.66mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	0.73mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.73mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	43d	1	0.74mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	0.78mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	0.79mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	0.82mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	0.83mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	17d	1	0.88mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	16d	1	0.88mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	43d	1	0.89mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	1.01mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	1.03mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.08mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	1.09mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	1d	1	1.10mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	1.11mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	1.13mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	1.13mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	16d	1	1.20mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	43d	2	1.22mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	1.23mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	1.23mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.25mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	43d	1	1.32mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.33mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	43d	1	1.35mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	1.43mi

Listing history 40 events

1. 2026-06-15
   days on market $69,900 Active 33 DOM
2. 2026-06-13
   days on market $69,900 Active 31 DOM
3. 2026-06-13
   days on market $69,900 Active 30 DOM
4. 2026-06-09
   days on market $69,900 Active 27 DOM
5. 2026-06-08
   days on market $69,900 Active 26 DOM
6. 2026-06-07
   days on market $69,900 Active 25 DOM
7. 2026-06-04
   days on market $69,900 Active 22 DOM
8. 2026-06-03
   days on market $69,900 Active 21 DOM
9. 2026-06-02
   days on market $69,900 Active 20 DOM
10. 2026-06-01
    days on market $69,900 Active 19 DOM
11. 2026-05-31
    days on market $69,900 Active 18 DOM
12. 2026-05-13
    listed $69,900 Active 229-char remark
13. 2026-05-13
    listed $69,900 Active 229-char remark
14. 2026-04-20
    status Active
15. 2026-04-20
    status Pending
16. 2026-04-20
    status Active
17. 2026-04-20
    status Pending
18. 2026-04-20
    historical
19. 2026-04-20
    historical
20. 2026-02-18
    status Active
21. 2026-02-18
    status Active
22. 2026-01-15
    status Pending
23. 2026-01-15
    status Pending
24. 2025-11-05
    listed $75,000 Active
25. 2025-11-04
    listed $75,000 Active
26. 2025-11-03
    historical
27. 2025-11-03
    historical
28. 2025-05-20
    price $72,500
29. 2025-05-20
    price $72,500
30. 2025-03-27
    price $73,500
31. 2025-03-26
    price $73,500
32. 2025-01-07
    listed $75,000 Active
33. 2025-01-07
    listed $75,000 Active
34. 2024-08-10
    historical $1,200
35. 2024-06-28
    listed $1,200
36. 2022-07-25
    soldstatus $64,500
37. 2009-11-30
    historical
38. 2009-05-16
    listed $8,000
39. 1997-08-22
    soldstatus $9,500
40. 1997-08-22
    soldstatus $45,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% 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: $15,624
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$2,033
• Taxable income: $5,777
• Est. tax owed @ 24.0%: −$1,387
• After-tax cash flow: $5,160/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

+635.8% since first listed

31 events — show timeline

• 2026-06-16 Listing Removed — REALCOMP
• 2026-06-16 Listing Removed — MiRealSource-MiMLS
• 2026-05-13 Listed $69,900 REALCOMP
• 2026-05-13 Listed $69,900 MiRealSource-MiMLS
• 2026-04-20 Relisted — MiRealSource-MiMLS
• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Relisted — REALCOMP
• 2026-04-20 Pending — REALCOMP
• 2026-04-20 Listing Removed — REALCOMP
• 2026-04-20 Listing Removed — MiRealSource-MiMLS
• 2026-02-18 Relisted — MiRealSource-MiMLS
• 2026-02-18 Relisted — REALCOMP
• 2026-01-15 Pending — MiRealSource-MiMLS
• 2026-01-15 Pending — REALCOMP
• 2025-11-05 Listed $75,000 REALCOMP
• 2025-11-04 Listed $75,000 MiRealSource-MiMLS
• 2025-11-03 Listing Removed — MiRealSource-MiMLS
• 2025-11-03 Listing Removed — REALCOMP
• 2025-05-20 Price Changed $72,500 MiRealSource-MiMLS
• 2025-05-20 Price Changed $72,500 REALCOMP
• 2025-03-27 Price Changed $73,500 MiRealSource-MiMLS
• 2025-03-26 Price Changed $73,500 REALCOMP
• 2025-01-07 Listed $75,000 REALCOMP
• 2025-01-07 Listed $75,000 MiRealSource-MiMLS
• 2024-08-10 Rental Removed $1,200 BUILDIUM
• 2024-06-28 Listed for Rent $1,200 BUILDIUM
• 2022-07-25 Sold (Public Records) $64,500 Public Records
• 2009-11-30 Listing Removed — REALCOMP
• 2009-05-16 Listed $8,000 REALCOMP
• 1997-08-22 Sold (Public Records) $45,000 Public Records
• 1997-08-22 Sold (Public Records) $9,500 Public Records

Property tax history

+18.3%/yr

Latest (2025): $4,429 · +77.6% YoY. Source: county tax records.