15771 Mark Twain St · Detroit, MI 48227

$90,000

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 16 Days on market

Built 1928 3,920 sqft lot Est $60k · 49% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home!!! This beautiful and unique brick colonial, is move-in ready and ideal for first-time homebuyers or investors looking to expand their portfolio. Conveniently situated in the Bethune Community, the property offers easy access to Puritan Ave and Hubell Ave, right across John R. King Academic and Performing Arts Academy. The entire home has been updated, featuring fresh paint, new carpet in bedrooms, and ceramic flooring in the living room, dining room and kitchen. The bathroom has been fully renovated with new ceramic tile walls. The basement features freshly painted walls and durable epoxy flooring. Outside, you'll find a spacious backyard that can be fenced for added privacy. Schedule your showing today! All measurements are estimated. Property is under surveillance. BATVAI NO land contract or seller financing.

Key facts

• Updated home
• Brick colonial
• 3,920 sq ft lot

Tags

• BRICK COLONIAL
• EASY ACCESS TO PURITAN AVE
• EASY ACCESS TO HUBELL AVE
• UPDATED HOME
• CERAMIC FLOORING IN KITCHEN
• FULLY RENOVATED BATHROOM

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 35 x 111 (0.09 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Seven total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

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 22d 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 44% 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 $622 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 15 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 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — 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: 1.49% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.88%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $60,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15770 Stansbury St	0.25mi	3/1.0	1,100 (-1%)	1mo	$50,000	$45	85
15430 Mark Twain St	0.20mi	3/1.0	1,026 (-8%)	1mo	$95,000	$93	77
16174 Lauder St	0.31mi	3/2.0	1,084 (-3%)	3mo	$102,900	$95	75
15824 Snowden St	0.52mi	3/1.0	1,127 (+1%)	0mo	$61,000	$54	74
15824 Snowden St	0.52mi	3/1.0	1,127 (+1%)	0mo	$61,000	$54	74
15366 Sussex St	0.48mi	3/1.0	1,100 (-1%)	3mo	$105,000	$95	73
16180 Snowden St	0.57mi	3/1.0	1,137 (+2%)	0mo	$61,000	$54	70
15041 Lesure St	0.54mi	3/1.0	1,021 (-8%)	2mo	$50,000	$49	59
16562 Tracey St	0.52mi	3/1.0	1,244 (+12%)	2mo	$60,000	$48	55
16176 Tracey St	0.42mi	3/2.0	1,270 (+14%)	0mo	$70,000	$55	53
16863 Tracey St	0.66mi	3/2.0	1,200 (+8%)	2mo	$165,000	$138	51
14644 Hubbell St	0.72mi	3/1.0	1,248 (+12%)	2mo	$45,000	$36	45

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: 16.2%
• Equity multiple: 1.67×
• Total profit: $16,941
• Equity at exit: $13,419

10-year hold

• IRR: 26.6%
• Equity multiple: 3.63×
• Total profit: $66,279
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$472
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $438

Break-even live

Break-even rent $784

Max offer price $90,000

Occupancy floor 62%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	0.03mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.29mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.29mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.37mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	14d	1	0.37mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.39mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	0.39mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	16d	1	0.44mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	43d	1	0.44mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.46mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.47mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.47mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.47mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	16d	1	0.55mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	43d	1	0.62mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	0.66mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	21d	1	0.70mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	0.73mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.73mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	43d	1	0.74mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	0.76mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	0.77mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	0.78mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	0.79mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	14d	1	0.82mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	0.83mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	4d	1	0.88mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	17d	1	0.88mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	16d	1	0.88mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	43d	1	0.89mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	24d	1	0.93mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	43d	1	0.97mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	1.01mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	1.03mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	1.03mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	43d	1	1.07mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	16d	1	1.07mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.08mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	1.09mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	19d	1	1.09mi

Listing history 46 events

1. 2026-06-07
   status $90,000 Pending 16 DOM
2. 2026-06-04
   days on market $90,000 Active Under Contract 16 DOM
3. 2026-06-03
   days on market $90,000 Active Under Contract 15 DOM
4. 2026-06-02
   days on market $90,000 Active Under Contract 14 DOM
5. 2026-06-01
   days on market $90,000 Active Under Contract 13 DOM
6. 2026-05-31
   days on market $90,000 Active Under Contract 12 DOM
7. 2026-05-19
   listed $90,000 Active

   Show marketing remark (836 chars)

   Welcome home!!! This beautiful and unique brick colonial, is move-in ready and ideal for first-time homebuyers or investors looking to expand their portfolio. Conveniently situated in the Bethune Community, the property offers easy access to Puritan Ave and Hubell Ave, right across John R. King Academic and Performing Arts Academy. The entire home has been updated, featuring fresh paint, new carpet in bedrooms, and ceramic flooring in the living room, dining room and kitchen. The bathroom has been fully renovated with new ceramic tile walls. The basement features freshly painted walls and durable epoxy flooring. Outside, you'll find a spacious backyard that can be fenced for added privacy. Schedule your showing today! All measurements are estimated. Property is under surveillance. BATVAI NO land contract or seller financing.

8. 2026-05-19
   listed $90,000 Active 836-char remark

   Show marketing remark (836 chars)

   Welcome home!!! This beautiful and unique brick colonial, is move-in ready and ideal for first-time homebuyers or investors looking to expand their portfolio. Conveniently situated in the Bethune Community, the property offers easy access to Puritan Ave and Hubell Ave, right across John R. King Academic and Performing Arts Academy. The entire home has been updated, featuring fresh paint, new carpet in bedrooms, and ceramic flooring in the living room, dining room and kitchen. The bathroom has been fully renovated with new ceramic tile walls. The basement features freshly painted walls and durable epoxy flooring. Outside, you'll find a spacious backyard that can be fenced for added privacy. Schedule your showing today! All measurements are estimated. Property is under surveillance. BATVAI NO land contract or seller financing.

9. 2022-03-03
   soldstatus $115,000
10. 2021-12-29
    historical
11. 2021-12-28
    listed $25,000 Active
12. 2021-12-28
    historical
13. 2021-12-28
    listed $25,000 Active
14. 2021-10-15
    historical
15. 2021-10-15
    historical
16. 2021-04-08
    historical Accepting Backup Offers
17. 2021-04-08
    historical Accepting Backup Offers
18. 2020-12-31
    price $19,900
19. 2020-12-31
    price $19,900
20. 2020-09-15
    listed $24,900 Active
21. 2020-09-15
    listed $24,900 Active
22. 2020-08-26
    historical
23. 2020-08-26
    historical
24. 2020-08-18
    price $22,000
25. 2020-08-18
    price $22,000
26. 2020-08-07
    listed $19,000 Active
27. 2020-08-07
    listed $19,000 Active
28. 2019-12-04
    historical
29. 2019-12-03
    historical
30. 2019-06-06
    price $9,999
31. 2019-06-06
    price $9,999
32. 2019-05-16
    listed $10,000 Active
33. 2019-05-16
    listed $10,000 Active
34. 2017-08-03
    historical
35. 2017-08-03
    historical
36. 2017-07-08
    price $11,800
37. 2017-07-07
    price $11,800
38. 2017-07-07
    status Active
39. 2017-07-07
    historical
40. 2017-03-03
    listed $24,000 Active
41. 2017-03-02
    listed $24,000 Active
42. 2005-06-27
    soldstatus $70,000
43. 2005-02-05
    historical
44. 2004-09-28
    listed $59,900
45. 2004-09-27
    historical
46. 2004-05-01
    listed $59,900

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$33/yr (+$3/mo · 2.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% 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: $16,071
• − Mortgage interest: −$5,041
• − Property taxes: −$1,321
• − Insurance: −$450
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$2,618
• Taxable income: $4,069
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $4,285/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

+50.3% since first listed

40 events — show timeline

• 2026-05-19 Listed $90,000 MiRealSource-MiMLS
• 2026-05-19 Listed $90,000 REALCOMP
• 2022-03-03 Sold (Public Records) $115,000 Public Records
• 2021-12-29 Listing Removed — REALCOMP
• 2021-12-28 Listed $25,000 MiRealSource-MiMLS
• 2021-12-28 Listing Removed — MiRealSource-MiMLS
• 2021-12-28 Listed $25,000 REALCOMP
• 2021-10-15 Listing Removed — REALCOMP
• 2021-10-15 Listing Removed — MiRealSource-MiMLS
• 2021-04-08 Contingent — MiRealSource-MiMLS
• 2021-04-08 Contingent — REALCOMP
• 2020-12-31 Price Changed $19,900 MiRealSource-MiMLS
• 2020-12-31 Price Changed $19,900 REALCOMP
• 2020-09-15 Listed $24,900 MiRealSource-MiMLS
• 2020-09-15 Listed $24,900 REALCOMP
• 2020-08-26 Listing Removed — REALCOMP
• 2020-08-26 Listing Removed — MiRealSource-MiMLS
• 2020-08-18 Price Changed $22,000 MiRealSource-MiMLS
• 2020-08-18 Price Changed $22,000 REALCOMP
• 2020-08-07 Listed $19,000 MiRealSource-MiMLS
• 2020-08-07 Listed $19,000 REALCOMP
• 2019-12-04 Listing Removed — REALCOMP
• 2019-12-03 Listing Removed — MiRealSource-MiMLS
• 2019-06-06 Price Changed $9,999 MiRealSource-MiMLS
• 2019-06-06 Price Changed $9,999 REALCOMP
• 2019-05-16 Listed $10,000 MiRealSource-MiMLS
• 2019-05-16 Listed $10,000 REALCOMP
• 2017-08-03 Listing Removed — REALCOMP
• 2017-08-03 Listing Removed — MiRealSource-MiMLS
• 2017-07-08 Price Changed $11,800 MiRealSource-MiMLS
• 2017-07-07 Price Changed $11,800 REALCOMP
• 2017-07-07 Relisted — MiRealSource-MiMLS
• 2017-07-07 Listing Removed — MiRealSource-MiMLS
• 2017-03-03 Listed $24,000 MiRealSource-MiMLS
• 2017-03-02 Listed $24,000 REALCOMP
• 2005-06-27 Sold (Public Records) $70,000 Public Records
• 2005-02-05 Listing Removed — REALCOMP
• 2004-09-28 Listed $59,900 REALCOMP
• 2004-09-27 Listing Removed — REALCOMP
• 2004-05-01 Listed $59,900 REALCOMP

Property tax history

+14.4%/yr

Latest (2025): $1,321 · -9.1% YoY. Source: county tax records.