15822 Fairfield St · Detroit, MI 48238

$95,000

3 bd · 1.0 ba · 1,205 sqft · SingleFamily public records · 7 Days on market

Built 1923 2,614 sqft lot $79/sqft · at area comps Est $162k · 41% under

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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 +24.7/30.0
• ARV discount +15.0/15.0
• 1% rule +8.6/10.0
• DSCR +8.0/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover Your Next Opportunity: 15822 Fairfield St, Detroit, MI 48238 Priced at an attractive $97,000 (recently adjusted for quick sale), this beautifully remodeled 3-bedroom, 1-bath colonial-style single-family home offers exceptional value and tremendous potential in Detroit's vibrant Pilgrim Village / Roycroft neighborhood. classic charm, it spans approximately Nestled in a historic, tree-lined residential area between Livernois Avenue and Wyoming Avenue near 7 Mile Road, this home places you in the heart of Detroit's revitalizing northwest side. Enjoy easy access to: Shopping, dining, and culture along the Livernois corridor and Avenue of Fashion (home to iconic spots like Baker's Keyboard Lounge). Rouge Park and Palmer Park are nearby for trails, fields, and outdoor activities . Close to freeways, public transit options, and major routes for convenient commuting. This car-dependent but transit-friendly location offers a perfect blend of quiet neighborhood living with urban accessibility. Private yard with wooden fencing - ideal for gardening, play, or relaxation. Whether you're a first-time buyer, house hacker, or investor, the low price point, solid bones, and neighborhood momentum make this a standout deal. Current market conditions in the area support strong upside potential through sweat equity or rental income. Don't miss this fantastic opportunity to own a piece of Detroit's comeback story at an affordable entry price. Perfect for families, professionals, or savvy investors looking for value in a location with real growth potential!

Key facts

• 2,614 sq ft lot
• Built 1923
• Listed 7 days

Tags

• REMODELED COLONIAL STYLE HOME

Property features AI

Exterior

• Parking: No garage
• Utilities: Water available; Sewer available
• Home design: Single-family residence; Two stories; Ground-level entry with steps
• Construction: Vinyl siding; Brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.06 acres (28 x 100)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

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 (+6.1%/yr); 350 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,294/mo this rent would consume 47% of the median local household income ($33k/yr) (locally 2172% 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 $657 of loan paydown is wiped out by about $3k 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 + 6.1% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 13y 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 3.6% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.36% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 6.1

CMA / ARV

• ARV (median comp): $161,618
• List price: $95,000
• Delta: -41.22%
• 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
15863 Belden St	0.08mi	3/1.0	1,156 (-4%)	1mo	$18,600	$16	89
15904 Parkside St	0.17mi	3/1.5	1,204 (-0%)	2mo	$140,000	$116	89
15840 Lawton St	0.25mi	3/1.0	1,176 (-2%)	7mo	$38,000	$32	79
15455 Wildemere St	0.20mi	3/1.0	1,095 (-9%)	2mo	$18,500	$17	73
15021 Petoskey Ave	0.56mi	3/1.0	1,177 (-2%)	1mo	$28,000	$24	69
16820 Santa Rosa Dr	0.64mi	3/1.0	1,224 (+2%)	0mo	$10,000	$8	67
16596 Prairie St	0.66mi	3/1.0	1,224 (+2%)	8mo	$50,000	$41	60
6433 Globe St	0.46mi	3/1.0	1,344 (+12%)	7mo	$100,000	$74	53
15853 Santa Rosa Dr	0.44mi	4/1.0 (+1)	1,050 (-13%)	2mo	$140,000	$133	51
16570 Inverness St	0.71mi	4/2.0 (+1)	1,300 (+8%)	3mo	$120,000	$92	42
14752 Petoskey Ave	0.72mi	3/1.5	1,029 (-15%)	0mo	$40,000	$39	40
16890 Monica St	0.73mi	4/1.0 (+1)	1,359 (+13%)	7mo	$165,000	$121	34

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,634
• Equity at exit: $14,165

10-year hold

• IRR: 14.6%
• Equity multiple: 2.38×
• Total profit: $36,711
• Equity at exit: $8,214

Cash invested: $26,600 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 350
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$498
• Tax from tax record: −$285 /mo · $3,419/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $199

Break-even live

Break-even rent $1,041

Max offer price $95,000

Occupancy floor 80%

Sensitivity live

Price	-10% $253	-5% $226	+0% $199	+5% $172	+10% $145
Rent	-10% $97	-5% $148	+0% $199	+5% $250	+10% $301
Rate	-1.0pp $247	-0.5pp $223	base $199	+0.5pp $175	+1.0pp $150

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	18d	1	0.20mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	45d	1	0.33mi
16174 Princeton St Unit 2 Detroit, MI	2.0	1.0	985	$1,100	$1.12	45d	1	0.35mi
16174 Princeton St Detroit, MI	2.0	1.0	985	$1,100	$1.12	21d	1	0.35mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	5d	1	0.55mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	19d	1	0.59mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	19d	1	0.73mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	45d	1	0.74mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	45d	1	0.76mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	45d	1	0.81mi
16927 Inverness St Detroit, MI	2.0	1.0	897	$1,650	$1.84	18d	1	0.82mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	19d	1	0.83mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	26d	1	0.87mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	18d	1	0.87mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	45d	1	0.91mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	6d	1	0.91mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	26d	1	0.97mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	19d	1	1.01mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	45d	1	1.05mi
2433 Pasadena St Unit 2435 Detroit, MI	2.0	1.0	700	$1,025	$1.46	45d	1	1.06mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	45d	1	1.08mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	26d	1	1.08mi
13639 La Salle Blvd Detroit, MI	2.0	1.0	800	$695	$0.87	12d	1	1.11mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	19d	1	1.13mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	45d	1	1.16mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	6d	1	1.17mi
941 Merton Rd Highland Park, MI	2.0	1.0	850	$1,000	$1.18	45d	1	1.19mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	18d	1	1.19mi
17449 Manderson Rd Unit 1 Detroit, MI	2.0	1.0	750	$1,150	$1.53	26d	1	1.19mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	45d	1	1.20mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	6d	1	1.23mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	19d	1	1.24mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	21d	1	1.25mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	6d	1	1.25mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	21d	1	1.25mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	26d	1	1.25mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	45d	1	1.26mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	18d	1	1.27mi
17670 Manderson Rd Unit 17670 Detroit, MI	2.0	1.0	1199	$1,595	$1.33	45d	1	1.27mi
17666 Manderson Rd Unit 17666 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	45d	1	1.27mi

Listing history 30 events

1. 2026-06-21
   days on market $95,000 Active 7 DOM
2. 2026-06-18
   days on market $95,000 Active 4 DOM
3. 2026-06-17
   days on market $95,000 Active 3 DOM
4. 2026-06-16
   days on market $95,000 Active 2 DOM
5. 2026-06-15
   listing id $95,000 Active 1 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   days on marketlisting id $95,000 Active 1 DOM
8. 2026-06-13
   days on market $95,000 Active 304 DOM
9. 2026-06-13
   days on market $95,000 Active 303 DOM
10. 2026-06-09
    days on market $95,000 Active 300 DOM
11. 2026-06-08
    days on market $95,000 Active 299 DOM
12. 2026-06-07
    days on market $95,000 Active 298 DOM
13. 2026-06-04
    days on market $95,000 Active 295 DOM
14. 2026-06-03
    days on market $95,000 Active 294 DOM
15. 2026-06-01
    days on market $95,000 Active 292 DOM
16. 2026-05-31
    days on market $95,000 Active 291 DOM
17. 2026-02-06
    price $97,000 114-char remark
18. 2026-02-05
    price $97,000 114-char remark
19. 2025-08-13
    listed $99,000 Active 114-char remark
20. 2025-08-13
    listed $99,000 Active 114-char remark
21. 2022-01-13
    soldstatus $99,900
22. 2014-01-29
    soldstatus $2,350
23. 2014-01-29
    soldstatus $2,350
24. 2014-01-08
    historical
25. 2013-12-11
    listed $2,350
26. 2013-12-11
    listed $2,350
27. 2013-08-23
    historical
28. 2013-08-23
    historical
29. 2013-05-08
    listed $2,900
30. 2013-05-08
    listed $2,900

ⓘ 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: $3,419 · $285/mo
• Projected year-2 tax: $3,419 · $285/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 2/10 Low 6 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,524
• − Mortgage interest: −$5,321
• − Property taxes: −$3,419
• − Insurance: −$475
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,764
• Taxable income: $1,061
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $2,137/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+3175.9% since first listed

20 events — show timeline

• 2026-06-14 Listing Removed — MiRealSource-MiMLS
• 2026-06-14 Listed $95,000 REALCOMP
• 2026-06-14 Listed $95,000 MiRealSource-MiMLS
• 2026-06-14 Listing Removed — REALCOMP
• 2026-05-28 Price Changed $95,000 MiRealSource-MiMLS
• 2026-05-28 Price Changed $95,000 REALCOMP
• 2026-02-06 Price Changed $97,000 MiRealSource-MiMLS
• 2026-02-05 Price Changed $97,000 REALCOMP
• 2025-08-13 Listed $99,000 MiRealSource-MiMLS
• 2025-08-13 Listed $99,000 REALCOMP
• 2022-01-13 Sold (Public Records) $99,900 Public Records
• 2014-01-29 Sold (MLS) $2,350 REALCOMP
• 2014-01-29 Sold (MLS) $2,350 MiRealSource-MiMLS
• 2014-01-08 Listing Removed — MiRealSource-MiMLS
• 2013-12-11 Listed $2,350 REALCOMP
• 2013-12-11 Listed $2,350 MiRealSource-MiMLS
• 2013-08-23 Listing Removed — MiRealSource-MiMLS
• 2013-08-23 Listing Removed — REALCOMP
• 2013-05-08 Listed $2,900 MiRealSource-MiMLS
• 2013-05-08 Listed $2,900 REALCOMP

Property tax history

+14.6%/yr

Latest (2025): $3,419 · +98.6% YoY. Source: county tax records.