15082 Hazelridge St · Detroit, MI 48205

$85,000

3 bd · 1.0 ba · 1,388 sqft · SingleFamily public records · 7 Days on market

Built 1940 4,356 sqft lot $61/sqft · 12% above area Est $87k · at est. ↓ 5% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.7/15.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful and spacious brick home in the Mapleridge neighborhood of Detroit's east side. This 3 bedroom 1 and a half bath home was fully renovated in 2020 with new roof, plumbing, electric, kitchen, and bathroom. Home features hard wood floors throughout. Currently just needs fresh paint. Perfect home for a first time buyer or investor looking for turn-key deal. Home has Certificate Of Occupancy valid through 9/13/26.

Key facts

• Fully renovated
• New plumbing
• Brick home

Tags

• BRICK HOME
• MAPLERIDGE NEIGHBORHOOD
• FULLY RENOVATED
• NEW ROOF
• NEW PLUMBING
• NEW ELECTRIC

Property features AI

Exterior

• Parking: Driveway; no garage
• Utilities: Public water; Public sewer; Electric with circuit breakers, fuses and 220V
• Home design: Single-family residential; Two levels; Ground-level entry; Brick construction
• Construction: Block foundation
• Exterior features: Paved road access; Shingle roof

Interior

• Kitchen: Electric water heater
• Bedrooms: 3 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Interior features: ENERGY STAR qualified windows; Unfurnished; Unfinished basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.9% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+1.3%/yr); 373 active listings in the ZIP; 40 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 40% of the median local income ($39k/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 $588 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 + 1.3% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 21y 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.54% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.46%
• DSCR: 2.04
• GRM: 5.4

CMA / ARV

• ARV (median comp): $87,427
• List price: $85,000
• Delta: -14.21%
• 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
15469 Troester St	0.27mi	3/1.0	1,375 (-1%)	1mo	$60,000	$44	85
11336 Courville St	0.38mi	3/1.0	1,425 (+3%)	0mo	$62,500	$44	77
15309 Mapleridge St	0.36mi	3/1.5	1,348 (-3%)	3mo	$116,000	$86	74
15419 Young St	0.19mi	3/1.0	1,250 (-10%)	3mo	$54,500	$44	72
15411 Young St St	0.18mi	3/1.5	1,240 (-11%)	2mo	$95,000	$77	70
11323 Lansdowne St	0.59mi	3/1.5	1,397 (+1%)	2mo	$133,282	$95	68
15430 Mapleridge St	0.36mi	4/1.5 (+1)	1,320 (-5%)	1mo	$123,000	$93	67
14210 Wilfred St	0.70mi	3/1.0	1,264 (-9%)	0mo	$17,000	$13	52
11742 Whitehill St	0.59mi	3/1.5	1,228 (-12%)	1mo	$61,000	$50	51
15416 Eastwood St	0.66mi	3/1.0	1,211 (-13%)	2mo	$70,000	$58	46
10709 Bonita St	0.69mi	3/1.0	1,226 (-12%)	4mo	$82,000	$67	45
15652 Eastwood St	0.73mi	3/1.0	1,221 (-12%)	4mo	$53,700	$44	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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.58×
• Total profit: $13,698
• Equity at exit: $12,674

10-year hold

• IRR: 22.1%
• Equity multiple: 2.74×
• Total profit: $41,516
• Equity at exit: $7,349

Cash invested: $23,800 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$446
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $465

Break-even live

Break-even rent $724

Max offer price $85,000

Occupancy floor 60%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	0.07mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	0.21mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	0.24mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	0.24mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	0.38mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	43d	1	0.58mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	0.66mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.69mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	0.73mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	0.74mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	0.77mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.78mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	17d	1	0.78mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.82mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.85mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.86mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	43d	1	0.87mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.89mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	2d	1	0.93mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.93mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	0.94mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	43d	1	0.94mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	0.96mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	24d	1	0.97mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.98mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	0.99mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	1.05mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.05mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	1.07mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	1.07mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	17d	1	1.08mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	15d	1	1.09mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	1.09mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.10mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	1.10mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	1.12mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	17d	1	1.17mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	5d	1	1.19mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	1.22mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	1.22mi

Listing history 29 events

1. 2026-06-18
   days on market $85,000 Active 7 DOM
2. 2026-06-17
   days on market $85,000 Active 6 DOM
3. 2026-06-16
   days on market $85,000 Active 5 DOM
4. 2026-06-15
   days on market $85,000 Active 4 DOM
5. 2026-06-13
   days on market $85,000 Active 2 DOM
6. 2026-06-13
   pricestatusdays on marketlisting id $85,000 Active 1 DOM
7. 2026-05-16
   historical
8. 2026-05-16
   historical
9. 2026-05-07
   price $75,000
10. 2026-05-07
    price $75,000
11. 2026-04-08
    listed $99,000 Active
12. 2026-04-08
    listed $99,000 Active
13. 2026-03-01
    historical
14. 2026-03-01
    historical
15. 2026-02-28
    price $100,000
16. 2026-02-27
    price $100,000
17. 2025-10-17
    listed $115,000 Active
18. 2025-10-17
    listed $115,000 Active
19. 2022-11-09
    historical
20. 2018-05-03
    historical
21. 2018-02-07
    status Pending
22. 2018-02-07
    status Pending
23. 2018-02-01
    historical
24. 2017-12-14
    listed $18,000 Active
25. 2017-12-14
    listed $18,000 Active
26. 2005-08-17
    soldstatus $89,900
27. 2005-07-29
    soldstatus $89,900
28. 2005-07-08
    historical
29. 2005-05-03
    listed $89,900

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $1,199 · $100/mo
• Expected delta: +$110/yr (+$9/mo · 10.1%)

ⓘ 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 ≥95°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: $15,753
• − Mortgage interest: −$4,761
• − Property taxes: −$1,088
• − Insurance: −$425
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,473
• Taxable income: $4,486
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $4,506/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

-5.5% since first listed

25 events — show timeline

• 2026-06-11 Listed $85,000 MiRealSource-MiMLS
• 2026-06-11 Listed $85,000 REALCOMP
• 2026-05-16 Listing Removed — MiRealSource-MiMLS
• 2026-05-16 Listing Removed — REALCOMP
• 2026-05-07 Price Changed $75,000 MiRealSource-MiMLS
• 2026-05-07 Price Changed $75,000 REALCOMP
• 2026-04-08 Listed $99,000 REALCOMP
• 2026-04-08 Listed $99,000 MiRealSource-MiMLS
• 2026-03-01 Listing Removed — REALCOMP
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2026-02-28 Price Changed $100,000 MiRealSource-MiMLS
• 2026-02-27 Price Changed $100,000 REALCOMP
• 2025-10-17 Listed $115,000 MiRealSource-MiMLS
• 2025-10-17 Listed $115,000 REALCOMP
• 2022-11-09 Rental Removed — RENT.
• 2018-05-03 Listing Removed — REALCOMP
• 2018-02-07 Pending — MiRealSource-MiMLS
• 2018-02-07 Pending — REALCOMP
• 2018-02-01 Listing Removed — MiRealSource-MiMLS
• 2017-12-14 Listed $18,000 MiRealSource-MiMLS
• 2017-12-14 Listed $18,000 REALCOMP
• 2005-08-17 Sold (Public Records) $89,900 Public Records
• 2005-07-29 Sold (MLS) $89,900 MiRealSource-MiMLS
• 2005-07-08 Listing Removed — MiRealSource-MiMLS
• 2005-05-03 Listed $89,900 MiRealSource-MiMLS

Property tax history

+0.1%/yr

Latest (2025): $1,088 · +0.4% YoY. Source: county tax records.