15872 Coyle St · Detroit, MI 48227

$80,000

3 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 28 Days on market

Built 1929 8,712 sqft lot $75/sqft · at area comps Est $83k · at est.

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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 +9.4/15.0
• 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

This well maintained home with available side-lot could be yours! The home boasts three spacious bedrooms, a two car garage, and a partially fenced yard. The home offers solid rental potential with a functional layout and features that appeal to long-term tenants. Owner is motivated, so don't hesitate to present all offers. The owner put down brand new carpet, and the home has forced air (rare for this era of home) so you could have AC added without major modifications. an excellent opportunity for both investors and owner-occupants! Adjacent side lot, providing extra outdoor space, added privacy, and potential for future use or expansion. This well-positioned property sits in a stable, desirable neighborhood known for consistent rental demand, making it a strong addition to any portfolio. Smart investment you won't want to miss!

Key facts

• Forced air
• Brand new carpet
• 8,712 sq ft lot

Tags

• PARTIALLY FENCED YARD
• BRAND NEW CARPET
• FORCED AIR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% 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 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).
• At $1,408/mo this rent would consume 46% 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 $553 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y 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.
• Current owner paid $10k; list at $80k implies a 662% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — 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: 1.76% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.56%
• DSCR: 2.32
• GRM: 4.7

CMA / ARV

• ARV (median comp): $83,461
• List price: $80,000
• Delta: -4.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15918 Sussex St	0.07mi	3/1.0	1,000 (-6%)	6mo	$52,000	$52	82
16174 Lauder St	0.18mi	3/2.0	1,084 (+2%)	3mo	$102,900	$95	82
15366 Sussex St	0.36mi	3/1.0	1,100 (+4%)	3mo	$105,000	$95	75
15430 Mark Twain St	0.47mi	3/1.0	1,026 (-3%)	1mo	$95,000	$93	72
15476 Strathmoor St	0.40mi	2/1.0 (-1)	1,041 (-2%)	4mo	$55,000	$53	70
15770 Stansbury St	0.60mi	3/1.0	1,100 (+4%)	1mo	$50,000	$45	65
15721 Robson St	0.17mi	3/2.0	1,193 (+12%)	4mo	$190,000	$159	64
15508 Saint Marys St	0.67mi	3/1.0	1,100 (+4%)	0mo	$59,900	$54	62
16141 Strathmoor St	0.30mi	3/1.0	1,200 (+13%)	4mo	$45,000	$38	60
16150 Cruse St	0.54mi	2/1.0 (-1)	966 (-9%)	4mo	$40,000	$41	52
15316 Prevost St NE	0.63mi	2/1.5 (-1)	1,193 (+12%)	2mo	$157,000	$132	42
16727 Mansfield St	0.70mi	3/1.5	1,207 (+14%)	3mo	$165,000	$137	40

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: 27.0%
• Equity multiple: 2.16×
• Total profit: $25,965
• Equity at exit: $11,928

10-year hold

• IRR: 36.1%
• Equity multiple: 4.76×
• Total profit: $84,247
• Equity at exit: $6,917

Cash invested: $22,400 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$420
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $552

Break-even live

Break-even rent $709

Max offer price $80,000

Occupancy floor 56%

Sensitivity live

Price	-10% $597	-5% $574	+0% $552	+5% $529	+10% $506
Rent	-10% $441	-5% $496	+0% $552	+5% $607	+10% $663
Rate	-1.0pp $592	-0.5pp $572	base $552	+0.5pp $531	+1.0pp $510

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	25d	1	0.08mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	0.13mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	44d	1	0.25mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	0.39mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	25d	1	0.39mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	0.39mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	0.39mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.39mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	0.39mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	44d	1	0.50mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	5d	1	0.53mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	25d	1	0.57mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	0.59mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	17d	1	0.59mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	0.62mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	25d	1	0.65mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	0.71mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	0.71mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	17d	1	0.74mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	0.75mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	0.79mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	25d	1	0.80mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	4d	1	0.81mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	17d	1	0.85mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	44d	1	0.85mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	0.89mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	44d	1	0.90mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	0.90mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	0.92mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	3d	1	0.93mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	0.95mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	17d	1	0.96mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	20d	1	0.96mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	0.97mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	1.01mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	13d	1	1.01mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	1.02mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	1.02mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	1.04mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.04mi

Listing history 17 events

1. 2026-05-18
   status Pending 841-char remark

   Show marketing remark (848 chars)

   This well maintained home with available side-lot could be yours! The home boasts three spacious bedrooms, a two car garage, and a partially fenced yard. The home offers solid rental potential with a functional layout and features that appeal to long-term tenants. Owner is motivated, so don't hesitate to present all offers. The owner put down brand new carpet, and the home has forced air (rare for this era of home) so you could have AC added without major modifications. an excellent opportunity for both investors and owner-occupants! Adjacent side lot, providing extra outdoor space, added privacy, and potential for future use or expansion. This well-positioned property sits in a stable, desirable neighborhood known for consistent rental demand, making it a strong addition to any portfolio. Smart investment you won’t want to miss!

2. 2026-05-18
   status Pending 848-char remark

   Show marketing remark (848 chars)

   This well maintained home with available side-lot could be yours! The home boasts three spacious bedrooms, a two car garage, and a partially fenced yard. The home offers solid rental potential with a functional layout and features that appeal to long-term tenants. Owner is motivated, so don't hesitate to present all offers. The owner put down brand new carpet, and the home has forced air (rare for this era of home) so you could have AC added without major modifications. an excellent opportunity for both investors and owner-occupants! Adjacent side lot, providing extra outdoor space, added privacy, and potential for future use or expansion. This well-positioned property sits in a stable, desirable neighborhood known for consistent rental demand, making it a strong addition to any portfolio. Smart investment you won’t want to miss!

3. 2026-04-20
   listed $80,000 Active 848-char remark

   Show marketing remark (841 chars)

   This well maintained home with available side-lot could be yours! The home boasts three spacious bedrooms, a two car garage, and a partially fenced yard. The home offers solid rental potential with a functional layout and features that appeal to long-term tenants. Owner is motivated, so don't hesitate to present all offers. The owner put down brand new carpet, and the home has forced air (rare for this era of home) so you could have AC added without major modifications. an excellent opportunity for both investors and owner-occupants! Adjacent side lot, providing extra outdoor space, added privacy, and potential for future use or expansion. This well-positioned property sits in a stable, desirable neighborhood known for consistent rental demand, making it a strong addition to any portfolio. Smart investment you won't want to miss!

4. 2026-04-20
   listed $80,000 Active 841-char remark

   Show marketing remark (841 chars)

   This well maintained home with available side-lot could be yours! The home boasts three spacious bedrooms, a two car garage, and a partially fenced yard. The home offers solid rental potential with a functional layout and features that appeal to long-term tenants. Owner is motivated, so don't hesitate to present all offers. The owner put down brand new carpet, and the home has forced air (rare for this era of home) so you could have AC added without major modifications. an excellent opportunity for both investors and owner-occupants! Adjacent side lot, providing extra outdoor space, added privacy, and potential for future use or expansion. This well-positioned property sits in a stable, desirable neighborhood known for consistent rental demand, making it a strong addition to any portfolio. Smart investment you won't want to miss!

5. 2026-02-02
   historical
6. 2026-02-02
   historical
7. 2026-01-29
   price $83,500
8. 2026-01-28
   price $83,500
9. 2025-12-22
   price $84,000
10. 2025-12-22
    price $84,000
11. 2025-10-16
    listed $89,000 Active
12. 2025-10-16
    listed $89,000 Active
13. 2006-08-11
    soldstatus $10,500
14. 2006-07-26
    soldstatus $80,000
15. 2006-06-24
    listed $10,500
16. 1997-05-08
    historical
17. 1997-02-07
    listed $40,000

ⓘ 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: $1,289 · $107/mo
• Projected year-2 tax: $1,289 · $107/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 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: $16,892
• − Mortgage interest: −$4,481
• − Property taxes: −$1,289
• − Insurance: −$400
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$2,327
• Taxable income: $5,691
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $5,255/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

+100.0% since first listed

17 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-04-20 Listed $80,000 REALCOMP
• 2026-04-20 Listed $80,000 MiRealSource-MiMLS
• 2026-02-02 Listing Removed — REALCOMP
• 2026-02-02 Listing Removed — MiRealSource-MiMLS
• 2026-01-29 Price Changed $83,500 MiRealSource-MiMLS
• 2026-01-28 Price Changed $83,500 REALCOMP
• 2025-12-22 Price Changed $84,000 MiRealSource-MiMLS
• 2025-12-22 Price Changed $84,000 REALCOMP
• 2025-10-16 Listed $89,000 REALCOMP
• 2025-10-16 Listed $89,000 MiRealSource-MiMLS
• 2006-08-11 Sold (MLS) $10,500 REALCOMP
• 2006-07-26 Sold (Public Records) $80,000 Public Records
• 2006-06-24 Listed $10,500 REALCOMP
• 1997-05-08 Listing Removed — REALCOMP
• 1997-02-07 Listed $40,000 REALCOMP

Property tax history

+8.7%/yr

Latest (2025): $1,289 · -41.7% YoY. Source: county tax records.