15785 Rutherford St · Detroit, MI 48227

$89,000

4 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 4 Days on market

Built 1938 4,792 sqft lot Est $87k · at est. ↓ 41% 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 +6.3/15.0
• 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

Beautiful home, in the family for close to 60 years. Amazing location with lots of meat left on the bone for the next generational family. Super amazing bones, cannot build a brick house for this amount. From the buyer's point of view, this property is presented as an opportunity. Note: there is an extra bonus bedroom on the main level. A closset is being frabricated to make it an official bedroom. The neighborhood is mostly family owned and extremely close to supermarket. Submit your offer to turn this canvas into your dream home.

Key facts

• 4,792 sq ft lot
• Built 1938
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 14.5% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,521/mo this rent would consume 50% of the median local household income ($37k/yr) (locally 2371% 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 $615 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 + 5.6% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1938 — 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: 1.71% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.27%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $86,691
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15771 Rutherford St	0.02mi	3/1.0 (-1)	1,289 (+6%)	1mo	$55,106	$43	84
15725 Asbury Park	0.23mi	3/2.0 (-1)	1,206 (-1%)	2mo	$80,200	$67	76
15508 Saint Marys St	0.15mi	3/1.0 (-1)	1,100 (-10%)	0mo	$59,900	$54	71
15800 Biltmore St	0.30mi	3/2.5 (-1)	1,188 (-3%)	3mo	$112,000	$94	68
16727 Mansfield St	0.44mi	3/1.5 (-1)	1,207 (-1%)	3mo	$165,000	$137	68
16709 Lindsay St	0.60mi	3/1.0 (-1)	1,218 (-0%)	2mo	$124,888	$103	65
15328 Prest St E	0.48mi	3/1.5 (-1)	1,298 (+6%)	3mo	$66,999	$52	58
15868 Whitcomb St	0.44mi	3/1.0 (-1)	1,332 (+9%)	2mo	$95,000	$71	57
14736 Mansfield St	0.63mi	3/1.0 (-1)	1,318 (+8%)	0mo	$62,000	$47	52
15366 Sussex St	0.55mi	3/1.0 (-1)	1,100 (-10%)	3mo	$105,000	$95	50
16533 Harlow St	0.64mi	3/1.5 (-1)	1,385 (+13%)	2mo	$83,989	$61	40
16174 Lauder St	0.71mi	3/2.0 (-1)	1,084 (-11%)	3mo	$102,900	$95	37

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: 26.6%
• Equity multiple: 2.14×
• Total profit: $28,373
• Equity at exit: $13,270

10-year hold

• IRR: 35.7%
• Equity multiple: 4.70×
• Total profit: $92,201
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$467
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $608

Break-even live

Break-even rent $752

Max offer price $89,000

Occupancy floor 55%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	24d	1	0.06mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	5d	1	0.09mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	16d	1	0.29mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	16d	1	0.29mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	3d	1	0.32mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	0.34mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	24d	1	0.34mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	0.53mi
16837 Winthrop St Detroit, MI	5.0	2.0	1500	$2,000	$1.33	20d	1	0.57mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	43d	1	0.60mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	0.63mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.63mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.66mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.66mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.66mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.67mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	1d	1	0.69mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	0.72mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.75mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	43d	1	0.76mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	0.87mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	43d	1	0.88mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	0.94mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	43d	1	1.16mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	1.17mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	1.18mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	17d	1	1.22mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	1.22mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	1.24mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	1.31mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	1.33mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	1.36mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	1.39mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	16d	1	1.41mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	1.44mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	43d	1	1.47mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	1.49mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	16d	1	1.50mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	24d	1	1.50mi

Listing history 22 events

1. 2025-11-07
   status Pending 537-char remark

   Show marketing remark (537 chars)

   Beautiful home, in the family for close to 60 years. Amazing location with lots of meat left on the bone for the next generational family. Super amazing bones, cannot build a brick house for this amount. From the buyer's point of view, this property is presented as an opportunity. Note: there is an extra bonus bedroom on the main level. A closset is being frabricated to make it an official bedroom. The neighborhood is mostly family owned and extremely close to supermarket. Submit your offer to turn this canvas into your dream home.

2. 2025-11-07
   status Pending

   Show marketing remark (537 chars)

   Beautiful home, in the family for close to 60 years. Amazing location with lots of meat left on the bone for the next generational family. Super amazing bones, cannot build a brick house for this amount. From the buyer's point of view, this property is presented as an opportunity. Note: there is an extra bonus bedroom on the main level. A closset is being frabricated to make it an official bedroom. The neighborhood is mostly family owned and extremely close to supermarket. Submit your offer to turn this canvas into your dream home.

3. 2025-11-03
   listed $89,000 Active

   Show marketing remark (537 chars)

   Beautiful home, in the family for close to 60 years. Amazing location with lots of meat left on the bone for the next generational family. Super amazing bones, cannot build a brick house for this amount. From the buyer's point of view, this property is presented as an opportunity. Note: there is an extra bonus bedroom on the main level. A closset is being frabricated to make it an official bedroom. The neighborhood is mostly family owned and extremely close to supermarket. Submit your offer to turn this canvas into your dream home.

4. 2025-11-03
   listed $89,000 Active 537-char remark

   Show marketing remark (537 chars)

   Beautiful home, in the family for close to 60 years. Amazing location with lots of meat left on the bone for the next generational family. Super amazing bones, cannot build a brick house for this amount. From the buyer's point of view, this property is presented as an opportunity. Note: there is an extra bonus bedroom on the main level. A closset is being frabricated to make it an official bedroom. The neighborhood is mostly family owned and extremely close to supermarket. Submit your offer to turn this canvas into your dream home.

5. 2025-11-03
   historical

   Show marketing remark (537 chars)

   Beautiful home, in the family for close to 60 years. Amazing location with lots of meat left on the bone for the next generational family. Super amazing bones, cannot build a brick house for this amount. From the buyer's point of view, this property is presented as an opportunity. Note: there is an extra bonus bedroom on the main level. A closset is being frabricated to make it an official bedroom. The neighborhood is mostly family owned and extremely close to supermarket. Submit your offer to turn this canvas into your dream home.

6. 2025-11-03
   historical

   Show marketing remark (537 chars)

   Beautiful home, in the family for close to 60 years. Amazing location with lots of meat left on the bone for the next generational family. Super amazing bones, cannot build a brick house for this amount. From the buyer's point of view, this property is presented as an opportunity. Note: there is an extra bonus bedroom on the main level. A closset is being frabricated to make it an official bedroom. The neighborhood is mostly family owned and extremely close to supermarket. Submit your offer to turn this canvas into your dream home.

7. 2025-10-17
   price $89,000
8. 2025-10-16
   price $89,000
9. 2025-09-16
   price $99,000
10. 2025-09-15
    price $99,000
11. 2025-08-20
    price $101,000
12. 2025-08-20
    price $101,000
13. 2025-07-14
    listed $99,000 Active
14. 2025-07-14
    listed $99,000 Active
15. 2025-07-01
    historical
16. 2025-07-01
    historical
17. 2025-04-23
    price $140,000
18. 2025-04-22
    price $140,000
19. 2025-04-01
    price $144,000
20. 2025-03-31
    price $144,000
21. 2025-03-16
    listed $150,000 Active
22. 2025-03-13
    listed $150,000 Active

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$145/yr (+$12/mo · 13.4%)

ⓘ 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 ≥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: $18,254
• − Mortgage interest: −$4,985
• − Property taxes: −$1,080
• − Insurance: −$445
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$2,589
• Taxable income: $6,234
• Est. tax owed @ 24.0%: −$1,496
• After-tax cash flow: $5,799/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

-40.7% since first listed

22 events — show timeline

• 2025-11-07 Pending — MiRealSource-MiMLS
• 2025-11-07 Pending — REALCOMP
• 2025-11-03 Listed $89,000 REALCOMP
• 2025-11-03 Listing Removed — MiRealSource-MiMLS
• 2025-11-03 Listing Removed — REALCOMP
• 2025-11-03 Listed $89,000 MiRealSource-MiMLS
• 2025-10-17 Price Changed $89,000 MiRealSource-MiMLS
• 2025-10-16 Price Changed $89,000 REALCOMP
• 2025-09-16 Price Changed $99,000 MiRealSource-MiMLS
• 2025-09-15 Price Changed $99,000 REALCOMP
• 2025-08-20 Price Changed $101,000 MiRealSource-MiMLS
• 2025-08-20 Price Changed $101,000 REALCOMP
• 2025-07-14 Listed $99,000 REALCOMP
• 2025-07-14 Listed $99,000 MiRealSource-MiMLS
• 2025-07-01 Listing Removed — MiRealSource-MiMLS
• 2025-07-01 Listing Removed — REALCOMP
• 2025-04-23 Price Changed $140,000 MiRealSource-MiMLS
• 2025-04-22 Price Changed $140,000 REALCOMP
• 2025-04-01 Price Changed $144,000 MiRealSource-MiMLS
• 2025-03-31 Price Changed $144,000 REALCOMP
• 2025-03-16 Listed $150,000 MiRealSource-MiMLS
• 2025-03-13 Listed $150,000 REALCOMP

Property tax history

-4.4%/yr

Latest (2025): $1,080 · -38.9% YoY. Source: county tax records.