15668 Tacoma St · Detroit, MI 48205

$30,000

3 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 37 Days on market

Built 1947 5,227 sqft lot $28/sqft · 49% below area Est $58k · 49% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investment opportunity on Detroit's East Side. 3BR brick bungalow in need of rehab. Property sold "As Is" Buyer to satisfy any municipal requirements.

Key facts

• 5,227 sq ft lot
• Built 1947
• Listed 37 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot roughly 40 x 132 (0.12 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Total of 5 rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 40.0% 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 (+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 41% 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 30 sale attempts since 22y 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1947 — 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: 4.43% ✓
• Cap rate: 39.97%
• Cash-on-cash: 120.27%
• DSCR: 6.35
• GRM: 1.9

CMA / ARV

• ARV (median comp): $58,475
• List price: $30,000
• Delta: -48.70%
• 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
15644 Carlisle St	0.50mi	3/1.0	1,055 (-3%)	0mo	$129,900	$123	71
14788 Rossini Dr	0.55mi	3/1.0	1,099 (+1%)	1mo	$82,000	$75	71
16267 Edmore Dr	0.56mi	3/1.0	1,100 (+1%)	1mo	$122,500	$111	71
16260 Bringard Dr	0.49mi	3/1.0	1,036 (-4%)	0mo	$80,000	$77	69
16092 Manning St	0.28mi	3/1.5	1,200 (+11%)	0mo	$20,000	$17	67
16209 Tacoma St	0.33mi	3/1.0	968 (-11%)	1mo	$62,900	$65	66
19745 Kelly Rd Rd	0.58mi	3/1.0	1,176 (+8%)	1mo	$105,000	$89	58
16301 Coram St	0.46mi	3/1.0	929 (-14%)	1mo	$19,500	$21	54
16062 Carlisle St	0.56mi	3/1.0	957 (-12%)	1mo	$42,000	$44	54
16062 CARLISLE St	0.56mi	3/1.0	957 (-12%)	1mo	$42,000	$44	54
15260 Faircrest St	0.69mi	2/1.0 (-1)	942 (-13%)	1mo	$35,000	$37	40
16444 Edmore Dr	0.61mi	4/2.0 (+1)	1,234 (+14%)	1mo	$50,000	$41	39

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: —
• Equity multiple: 6.55×
• Total profit: $46,583
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 13.02×
• Total profit: $100,978
• Equity at exit: $2,594

Cash invested: $8,400 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $842

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 32%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	44d	1	0.28mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	44d	1	0.32mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	44d	1	0.40mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	44d	1	0.40mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	5d	1	0.44mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	24d	1	0.46mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	24d	1	0.46mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	17d	1	0.46mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	3d	1	0.46mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	13d	1	0.50mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	15d	1	0.51mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	15d	1	0.55mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.60mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	24d	1	0.78mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.81mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	0.84mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	44d	1	0.85mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	0.90mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.93mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.98mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	44d	1	1.02mi
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	44d	1	1.08mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	1.08mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	24d	1	1.10mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	1.16mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	1.16mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	44d	1	1.17mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	1.20mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.22mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	44d	1	1.23mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	1.26mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	1.26mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	1.27mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	1.28mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	1.30mi
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	11d	1	1.30mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	1.31mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	1.40mi
22030 Cushing Ave Eastpointe, MI	3.0	2.0	1300	$1,650	$1.27	4d	1	1.42mi

Listing history 50 events

1. 2026-06-18
   days on market $30,000 Active 37 DOM
2. 2026-06-17
   days on market $30,000 Active 36 DOM
3. 2026-06-15
   days on market $30,000 Active 34 DOM
4. 2026-06-13
   days on market $30,000 Active 32 DOM
5. 2026-06-13
   days on market $30,000 Active 31 DOM
6. 2026-06-09
   days on market $30,000 Active 28 DOM
7. 2026-06-08
   days on market $30,000 Active 27 DOM
8. 2026-06-07
   days on market $30,000 Active 26 DOM
9. 2026-06-04
   days on market $30,000 Active 23 DOM
10. 2026-06-03
    days on market $30,000 Active 22 DOM
11. 2026-06-02
    days on market $30,000 Active 21 DOM
12. 2026-06-01
    days on market $30,000 Active 20 DOM
13. 2026-05-31
    days on market $30,000 Active 19 DOM
14. 2026-05-12
    listed $30,000 Active 160-char remark

    Show marketing remark (160 chars)

    Investment opportunity on Detroit's East Side. 3BR brick bungalow in need of rehab. Property sold "As Is" Buyer to satisfy any municipal requirements.

15. 2026-05-12
    listed $30,000 Active 160-char remark

    Show marketing remark (160 chars)

    Investment opportunity on Detroit's East Side. 3BR brick bungalow in need of rehab. Property sold "As Is" Buyer to satisfy any municipal requirements.

16. 2026-04-20
    historical
17. 2026-04-20
    historical
18. 2026-03-25
    listed $35,000 Active
19. 2026-03-25
    listed $35,000 Active
20. 2025-06-17
    historical
21. 2025-06-17
    status Active
22. 2025-01-17
    status Pending
23. 2025-01-17
    status Pending
24. 2025-01-17
    historical
25. 2025-01-07
    price $38,000
26. 2025-01-06
    price $38,000
27. 2024-11-20
    status Active
28. 2024-11-20
    status Active
29. 2024-11-12
    status Pending
30. 2024-11-12
    status Pending
31. 2024-10-18
    listed $40,000 Active
32. 2024-10-18
    listed $40,000 Active
33. 2023-09-25
    status Pending
34. 2023-09-25
    status Pending
35. 2023-09-25
    historical
36. 2023-09-25
    historical
37. 2023-09-01
    listed $28,000 Active
38. 2023-09-01
    listed $28,000 Active
39. 2019-08-09
    soldstatus $52,900
40. 2019-07-02
    historical
41. 2019-07-02
    historical
42. 2019-06-20
    listed $54,900 Active
43. 2019-06-20
    listed $54,900 Active
44. 2014-02-10
    soldstatus $9,500
45. 2014-02-10
    soldstatus $9,500
46. 2014-01-23
    historical
47. 2013-10-16
    listed $10,039
48. 2013-10-16
    listed $10,039
49. 2013-10-12
    historical
50. 2013-10-12
    historical

ⓘ 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 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: $15,937
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$873
• Taxable income: $10,234
• Est. tax owed @ 24.0%: −$2,456
• After-tax cash flow: $7,646/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

-73.9% since first listed

66 events — show timeline

• 2026-05-12 Listed $30,000 REALCOMP
• 2026-05-12 Listed $30,000 MiRealSource-MiMLS
• 2026-04-20 Listing Removed — REALCOMP
• 2026-04-20 Listing Removed — MiRealSource-MiMLS
• 2026-03-25 Listed $35,000 REALCOMP
• 2026-03-25 Listed $35,000 MiRealSource-MiMLS
• 2025-06-17 Listing Removed — MiRealSource-MiMLS
• 2025-06-17 Relisted — REALCOMP
• 2025-01-17 Pending — MiRealSource-MiMLS
• 2025-01-17 Pending — REALCOMP
• 2025-01-17 Listing Removed — REALCOMP
• 2025-01-07 Price Changed $38,000 MiRealSource-MiMLS
• 2025-01-06 Price Changed $38,000 REALCOMP
• 2024-11-20 Relisted — MiRealSource-MiMLS
• 2024-11-20 Relisted — REALCOMP
• 2024-11-12 Pending — MiRealSource-MiMLS
• 2024-11-12 Pending — REALCOMP
• 2024-10-18 Listed $40,000 REALCOMP
• 2024-10-18 Listed $40,000 MiRealSource-MiMLS
• 2023-09-25 Pending — MiRealSource-MiMLS
• 2023-09-25 Pending — REALCOMP
• 2023-09-25 Listing Removed — MiRealSource-MiMLS
• 2023-09-25 Listing Removed — REALCOMP
• 2023-09-01 Listed $28,000 MiRealSource-MiMLS
• 2023-09-01 Listed $28,000 REALCOMP
• 2019-08-09 Sold (Public Records) $52,900 Public Records
• 2019-07-02 Listing Removed — REALCOMP
• 2019-07-02 Listing Removed — MiRealSource-MiMLS
• 2019-06-20 Listed $54,900 MiRealSource-MiMLS
• 2019-06-20 Listed $54,900 REALCOMP
• 2014-02-10 Sold (MLS) $9,500 REALCOMP
• 2014-02-10 Sold (MLS) $9,500 MiRealSource-MiMLS
• 2014-01-23 Listing Removed — MiRealSource-MiMLS
• 2013-10-16 Listed $10,039 REALCOMP
• 2013-10-16 Listed $10,039 MiRealSource-MiMLS
• 2013-10-12 Listing Removed — REALCOMP
• 2013-10-12 Listing Removed — MiRealSource-MiMLS
• 2013-07-12 Listed $13,770 REALCOMP
• 2013-07-12 Listed $13,770 MiRealSource-MiMLS
• 2012-10-24 Listing Removed — REALCOMP
• 2012-10-24 Listing Removed — MiRealSource-MiMLS
• 2012-08-08 Listed $6,000 REALCOMP
• 2012-08-08 Listed $6,000 MiRealSource-MiMLS
• 2009-07-25 Sold (MLS) $82,000 REALCOMP
• 2009-04-28 Listing Removed — MiRealSource-MiMLS
• 2009-02-13 Listed $94,900 MiRealSource-MiMLS
• 2009-02-13 Listed $94,900 REALCOMP
• 2009-01-08 Sold (MLS) $8,050 MiRealSource-MiMLS
• 2009-01-07 Sold (MLS) $8,050 REALCOMP
• 2008-09-26 Listing Removed — MiRealSource-MiMLS
• 2008-08-29 Listed $16,000 REALCOMP
• 2008-08-29 Listed $16,000 MiRealSource-MiMLS
• 2008-04-07 Listing Removed — MiRealSource-MiMLS
• 2008-04-03 Listing Removed — REALCOMP
• 2007-06-22 Listed $59,346 REALCOMP
• 2007-06-22 Listed $59,346 MiRealSource-MiMLS
• 2007-05-16 Listing Removed — REALCOMP
• 2007-02-23 Listed $57,600 REALCOMP
• 2006-11-09 Listing Removed — REALCOMP
• 2006-07-28 Listed $76,800 REALCOMP
• 2005-12-30 Listing Removed — REALCOMP
• 2005-06-30 Listed $129,900 REALCOMP
• 2004-12-30 Listing Removed — REALCOMP
• 2004-12-30 Listing Removed — MiRealSource-MiMLS
• 2004-06-30 Listed $115,000 REALCOMP
• 2004-06-30 Listed $115,000 MiRealSource-MiMLS

Property tax history

+5.7%/yr

Latest (2025): $4,086 · -8.7% YoY. Source: county tax records.