15770 Stansbury St · Detroit, MI 48227

$50,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 24 Days on market

Built 1951 3,920 sqft lot $52/sqft · 11% below area Est $64k · 22% under ↓ 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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Located in one of Detroit's established northwest side neighborhoods, this 3-bedroom, 1-bath bungalow offers solid potential for the right buyer. Built during Detroit's major residential growth years, homes in this area were known for their practical layouts, tree-lined streets, sidewalks, and strong sense of neighborhood community - features that continue to draw homeowners and investors alike today. This home needs TLC and updates, but the opportunity is clear. Whether you are looking for your next rental property, renovation project, flip opportunity, or a place to make your own over time, the layout and location create a strong starting point. Features include a traditional bungalow floor plan, spacious upper bedroom space, full basement, and a yard with room to personalize and improve. Located near major roads, schools, parks, shopping, and everyday conveniences, the neighborhood continues to see buyers and investors looking for affordable opportunities in stable residential areas. Priced to sell and being offered as-is. Great potential for someone ready to bring this home back to life.

Key facts

• Near schools
• Near shopping
• Near major roads

Tags

• FULL BASEMENT
• NEAR MAJOR ROADS
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING

Property features AI

Finance

• HOA & community: Sidewalks in the community; Pets allowed

Exterior

• Parking: Detached 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry; Brick exterior
• Construction: Brick construction; Block foundation; Asphalt roof; Built on two levels
• Exterior features: Awning(s); Covered patio/porch, deck and porch; Back yard with fencing; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central air
• Interior features: Gas water heater; Full unfinished basement; 6 total rooms; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.8% 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); 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 ($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 $346 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 30y 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 2.51% ✓
• Cap rate: 21.84%
• Cash-on-cash: 55.51%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

• ARV (median comp): $64,158
• List price: $50,000
• Delta: -22.07%
• 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
16150 Cruse St	0.22mi	2/1.0 (-1)	966 (+1%)	4mo	$40,000	$41	81
15770 Stansbury St	0.00mi	3/1.0	1,100 (+15%)	1mo	$50,000	$45	75
15430 Mark Twain St	0.29mi	3/1.0	1,026 (+7%)	1mo	$95,000	$93	75
15041 Lesure St	0.46mi	3/1.0	1,021 (+6%)	2mo	$50,000	$49	66
15756 Meyers Rd	0.66mi	2/1.0 (-1)	946 (-2%)	4mo	$65,000	$69	59
15732 Manor St	0.72mi	3/1.0	930 (-3%)	3mo	$50,000	$54	59
16655 Stansbury St	0.48mi	3/1.0	857 (-11%)	2mo	$45,000	$53	58
16854 Lesure St	0.57mi	3/1.0	886 (-8%)	3mo	$105,000	$119	58
16246 Coyle St	0.66mi	3/1.0	848 (-12%)	1mo	$50,000	$59	49
16174 Lauder St	0.52mi	3/2.0	1,084 (+13%)	3mo	$102,900	$95	48
16580 Ward Ave	0.60mi	2/1.0 (-1)	825 (-14%)	1mo	$48,000	$58	42
15366 Sussex St	0.70mi	3/1.0	1,100 (+15%)	3mo	$105,000	$95	41

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: 56.7%
• Equity multiple: 3.61×
• Total profit: $36,525
• Equity at exit: $7,455

10-year hold

• IRR: 62.6%
• Equity multiple: 8.11×
• Total profit: $99,538
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $648

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 43%

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: $12,500
• Closing costs: $1,500
• 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	0.10mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.24mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	0.34mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	16d	1	0.36mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	43d	1	0.49mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	0.52mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	16d	1	0.53mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	0.58mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.58mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	0.60mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.61mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	43d	1	0.64mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.67mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.68mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.68mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.68mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	43d	1	0.68mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	18d	1	0.72mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	0.75mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	43d	1	0.83mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	0.84mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	0.87mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	0.87mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	0.94mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	1.01mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	1.01mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.02mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	43d	2	1.03mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.05mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	43d	1	1.07mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	16d	1	1.12mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	1.17mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	43d	1	1.20mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	1.20mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	1.29mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	1.29mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	1.30mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	1.31mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.41mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	1.45mi

Listing history 27 events

1. 2026-06-02
   statusdays on market $50,000 Pending 24 DOM

   Show marketing remark (1110 chars)

   Located in one of Detroit's established northwest side neighborhoods, this 3-bedroom, 1-bath bungalow offers solid potential for the right buyer. Built during Detroit's major residential growth years, homes in this area were known for their practical layouts, tree-lined streets, sidewalks, and strong sense of neighborhood community - features that continue to draw homeowners and investors alike today. This home needs TLC and updates, but the opportunity is clear. Whether you are looking for your next rental property, renovation project, flip opportunity, or a place to make your own over time, the layout and location create a strong starting point. Features include a traditional bungalow floor plan, spacious upper bedroom space, full basement, and a yard with room to personalize and improve. Located near major roads, schools, parks, shopping, and everyday conveniences, the neighborhood continues to see buyers and investors looking for affordable opportunities in stable residential areas. Priced to sell and being offered as-is. Great potential for someone ready to bring this home back to life.

2. 2026-06-01
   days on market $50,000 Active Under Contract 23 DOM
3. 2026-05-31
   days on market $50,000 Active Under Contract 22 DOM
4. 2026-05-09
   listed $50,000 Active 1126-char remark

   Show marketing remark (1110 chars)

   Located in one of Detroit's established northwest side neighborhoods, this 3-bedroom, 1-bath bungalow offers solid potential for the right buyer. Built during Detroit's major residential growth years, homes in this area were known for their practical layouts, tree-lined streets, sidewalks, and strong sense of neighborhood community - features that continue to draw homeowners and investors alike today. This home needs TLC and updates, but the opportunity is clear. Whether you are looking for your next rental property, renovation project, flip opportunity, or a place to make your own over time, the layout and location create a strong starting point. Features include a traditional bungalow floor plan, spacious upper bedroom space, full basement, and a yard with room to personalize and improve. Located near major roads, schools, parks, shopping, and everyday conveniences, the neighborhood continues to see buyers and investors looking for affordable opportunities in stable residential areas. Priced to sell and being offered as-is. Great potential for someone ready to bring this home back to life.

5. 2026-05-09
   listed $50,000 Active 1110-char remark

   Show marketing remark (1110 chars)

   Located in one of Detroit's established northwest side neighborhoods, this 3-bedroom, 1-bath bungalow offers solid potential for the right buyer. Built during Detroit's major residential growth years, homes in this area were known for their practical layouts, tree-lined streets, sidewalks, and strong sense of neighborhood community - features that continue to draw homeowners and investors alike today. This home needs TLC and updates, but the opportunity is clear. Whether you are looking for your next rental property, renovation project, flip opportunity, or a place to make your own over time, the layout and location create a strong starting point. Features include a traditional bungalow floor plan, spacious upper bedroom space, full basement, and a yard with room to personalize and improve. Located near major roads, schools, parks, shopping, and everyday conveniences, the neighborhood continues to see buyers and investors looking for affordable opportunities in stable residential areas. Priced to sell and being offered as-is. Great potential for someone ready to bring this home back to life.

6. 2025-05-30
   historical Accepting Backup Offers
7. 2025-05-30
   historical Active Under Contract
8. 2025-05-30
   historical
9. 2025-05-17
   listed $59,900 Active
10. 2025-05-17
    listed $59,900 Active
11. 2025-04-30
    historical
12. 2025-04-30
    historical
13. 2025-03-28
    price $67,500
14. 2025-03-27
    price $67,500
15. 2025-03-11
    price $69,900
16. 2025-03-10
    price $69,900
17. 2024-11-15
    listed $75,000 Active
18. 2024-11-15
    listed $75,000 Active
19. 2023-03-17
    soldstatus $67,500
20. 2018-09-11
    soldstatus $2,000 Sold
21. 2018-09-11
    soldstatus $2,000 Closed
22. 2018-09-10
    status Pending
23. 2018-09-10
    status Pending
24. 2018-09-06
    listed $3,000 Active
25. 2018-09-06
    listed $3,000 Active
26. 1997-10-16
    soldstatus $52,500
27. 1996-07-19
    listed $52,500

ⓘ 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 ≥97°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: $15,086
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$1,455
• Taxable income: $7,417
• Est. tax owed @ 24.0%: −$1,780
• After-tax cash flow: $5,991/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

-4.8% since first listed

30 events — show timeline

• 2026-06-02 Pending — MiRealSource-MiMLS
• 2026-06-02 Pending — REALCOMP
• 2026-05-29 Sold (MLS) $50,000 REALCOMP
• 2026-05-29 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2026-05-19 Contingent — MiRealSource-MiMLS
• 2026-05-19 Contingent — REALCOMP
• 2026-05-09 Listed $50,000 REALCOMP
• 2026-05-09 Listed $50,000 MiRealSource-MiMLS
• 2025-05-30 Contingent — MiRealSource-MiMLS
• 2025-05-30 Contingent — REALCOMP
• 2025-05-30 Listing Removed — MiRealSource-MiMLS
• 2025-05-17 Listed $59,900 REALCOMP
• 2025-05-17 Listed $59,900 MiRealSource-MiMLS
• 2025-04-30 Listing Removed — REALCOMP
• 2025-04-30 Listing Removed — MiRealSource-MiMLS
• 2025-03-28 Price Changed $67,500 MiRealSource-MiMLS
• 2025-03-27 Price Changed $67,500 REALCOMP
• 2025-03-11 Price Changed $69,900 MiRealSource-MiMLS
• 2025-03-10 Price Changed $69,900 REALCOMP
• 2024-11-15 Listed $75,000 REALCOMP
• 2024-11-15 Listed $75,000 MiRealSource-MiMLS
• 2023-03-17 Sold (Public Records) $67,500 Public Records
• 2018-09-11 Sold (MLS) $2,000 MiRealSource-MiMLS
• 2018-09-11 Sold (MLS) $2,000 REALCOMP
• 2018-09-10 Pending — MiRealSource-MiMLS
• 2018-09-10 Pending — REALCOMP
• 2018-09-06 Listed $3,000 MiRealSource-MiMLS
• 2018-09-06 Listed $3,000 REALCOMP
• 1997-10-16 Sold (MLS) $52,500 REALCOMP
• 1996-07-19 Listed $52,500 REALCOMP

Property tax history

+10.1%/yr

Latest (2025): $3,475 · -1.1% YoY. Source: county tax records.