15881 Hartwell St · Detroit, MI 48227

$99,000

3 bd · 1.0 ba · 1,379 sqft · SingleFamily public records · 64 Days on market

Built 1928 3,485 sqft lot $72/sqft · 24% above area Est $69k · 43% 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 +8.5/10.0
• 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

Refined Living | Fully Reimagined | Turn-Key Elegance Experience elevated living in this impeccably renovated residence, where timeless architecture meets modern sophistication. The striking exterior blends classic brick with contemporary siding, creating a bold yet elegant first impression. Inside, a sun-filled interior unfolds with wide-plank flooring, soft designer tones, and a seamless, open flow designed for both comfort and style. The living space is anchored by a charming fireplace, offering a warm and inviting focal point. The kitchen has been thoughtfully redesigned with sleek cabinetry, elegant countertops, and a clean, modern aesthetic, delivering both beauty and functionality for everyday living and entertaining. Retreat to spacious, light-filled bedrooms and enjoy spa-inspired bathrooms featuring refined finishes and contemporary fixtures. The expansive lower level provides a pristine, open canvas with excellent ceiling height, offering endless possibilities for customization Complete with a private driveway and manicured setting, this residence offers a rare combination of style, comfort, and versatility. A true turn-key opportunity - designed for today's discerning buyer. Schedule your private showing today.

Key facts

• Sun filled interior
• Elegant countertops
• Charming fireplace

Tags

• STRIKING EXTERIOR
• SUN FILLED INTERIOR
• WIDE PLANK FLOORING
• CHARMING FIREPLACE
• ELEGANT COUNTERTOPS
• SPA INSPIRED BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% 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 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 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 $684 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $41k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.20%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $69,147
• List price: $99,000
• Delta: 43.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16176 Tracey St	0.15mi	3/2.0	1,270 (-8%)	0mo	$70,000	$55	75
15841 Steel St	0.34mi	3/1.0	1,460 (+6%)	1mo	$50,000	$34	74
16516 Appoline St	0.47mi	3/1.0	1,350 (-2%)	1mo	$39,500	$29	73
16562 Tracey St	0.29mi	3/1.0	1,244 (-10%)	2mo	$60,000	$48	68
17161 Ward Ave	0.63mi	3/1.5	1,377 (-0%)	2mo	$194,500	$141	66
14905 Littlefield St	0.69mi	3/1.0	1,368 (-1%)	1mo	$52,000	$38	65
16183 Freeland Street St	0.40mi	3/1.0	1,224 (-11%)	3mo	$150,000	$123	60
15053 Littlefield St	0.57mi	3/2.0	1,286 (-7%)	2mo	$75,000	$58	56
15771 Birwood St	0.73mi	3/1.5	1,290 (-6%)	0mo	$128,995	$100	53
16811 Manor St	0.63mi	3/1.5	1,516 (+10%)	1mo	$71,000	$47	51
16863 Tracey St	0.48mi	3/2.0	1,200 (-13%)	2mo	$165,000	$138	50
16631 Sorrento St	0.44mi	4/2.0 (+1)	1,537 (+12%)	3mo	$154,400	$100	49

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: 10.1%
• Equity multiple: 1.41×
• Total profit: $11,395
• Equity at exit: $14,761

10-year hold

• IRR: 21.3%
• Equity multiple: 3.03×
• Total profit: $56,182
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$519
• Tax from tax record: −$123 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $374

Break-even live

Break-even rent $864

Max offer price $99,000

Occupancy floor 67%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	43d	1	0.26mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.27mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	0.28mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	43d	1	0.28mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	0.40mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.40mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	0.41mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	16d	1	0.43mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	21d	1	0.56mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	43d	1	0.57mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	0.62mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.71mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	0.71mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.72mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	0.73mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	0.75mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	0.75mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.79mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	0.80mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	43d	1	0.87mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.87mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.88mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.88mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.88mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	43d	1	0.92mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.93mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	0.93mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	0.99mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	0.99mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	1.00mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	1.01mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	1.03mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	1.04mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	17d	1	1.11mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	43d	1	1.13mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	1.14mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	1.14mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	16d	1	1.16mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	1.16mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	43d	1	1.18mi

Listing history 24 events

1. 2026-06-18
   days on market $99,000 Active 64 DOM
2. 2026-06-17
   days on market $99,000 Active 63 DOM
3. 2026-06-15
   days on market $99,000 Active 61 DOM
4. 2026-06-13
   days on market $99,000 Active 59 DOM
5. 2026-06-13
   days on market $99,000 Active 58 DOM
6. 2026-06-09
   days on market $99,000 Active 55 DOM
7. 2026-06-08
   days on market $99,000 Active 54 DOM
8. 2026-06-07
   days on market $99,000 Active 53 DOM
9. 2026-06-04
   pricedays on market $99,000 Active 50 DOM
10. 2026-06-03
    days on market $134,900 Active 49 DOM
11. 2026-06-02
    days on market $134,900 Active 48 DOM
12. 2026-06-01
    days on market $134,900 Active 47 DOM
13. 2026-05-31
    days on market $134,900 Active 46 DOM
14. 2026-05-06
    price $134,900 1242-char remark

    Show marketing remark (1242 chars)

    Refined Living | Fully Reimagined | Turn-Key Elegance Experience elevated living in this impeccably renovated residence, where timeless architecture meets modern sophistication. The striking exterior blends classic brick with contemporary siding, creating a bold yet elegant first impression. Inside, a sun-filled interior unfolds with wide-plank flooring, soft designer tones, and a seamless, open flow designed for both comfort and style. The living space is anchored by a charming fireplace, offering a warm and inviting focal point. The kitchen has been thoughtfully redesigned with sleek cabinetry, elegant countertops, and a clean, modern aesthetic, delivering both beauty and functionality for everyday living and entertaining. Retreat to spacious, light-filled bedrooms and enjoy spa-inspired bathrooms featuring refined finishes and contemporary fixtures. The expansive lower level provides a pristine, open canvas with excellent ceiling height, offering endless possibilities for customization Complete with a private driveway and manicured setting, this residence offers a rare combination of style, comfort, and versatility. A true turn-key opportunity - designed for today's discerning buyer. Schedule your private showing today.

15. 2026-05-05
    price $134,900 1253-char remark

    Show marketing remark (1253 chars)

    Refined Living | Fully Reimagined | Turn-Key Elegance Experience elevated living in this impeccably renovated residence, where timeless architecture meets modern sophistication. The striking exterior blends classic brick with contemporary siding, creating a bold yet elegant first impression. Inside, a sun-filled interior unfolds with wide-plank flooring, soft designer tones, and a seamless, open flow designed for both comfort and style. The living space is anchored by a charming fireplace, offering a warm and inviting focal point. The kitchen has been thoughtfully redesigned with sleek cabinetry, elegant countertops, and a clean, modern aesthetic, delivering both beauty and functionality for everyday living and entertaining. Retreat to spacious, light-filled bedrooms and enjoy spa-inspired bathrooms featuring refined finishes and contemporary fixtures. The expansive lower level provides a pristine, open canvas with excellent ceiling height, offering endless possibilities for customization Complete with a private driveway and manicured setting, this residence offers a rare combination of style, comfort, and versatility. A true turn-key opportunity—designed for today’s discerning buyer. Schedule your private showing today.

16. 2026-04-15
    listed $139,900 Active 1253-char remark

    Show marketing remark (1242 chars)

    Refined Living | Fully Reimagined | Turn-Key Elegance Experience elevated living in this impeccably renovated residence, where timeless architecture meets modern sophistication. The striking exterior blends classic brick with contemporary siding, creating a bold yet elegant first impression. Inside, a sun-filled interior unfolds with wide-plank flooring, soft designer tones, and a seamless, open flow designed for both comfort and style. The living space is anchored by a charming fireplace, offering a warm and inviting focal point. The kitchen has been thoughtfully redesigned with sleek cabinetry, elegant countertops, and a clean, modern aesthetic, delivering both beauty and functionality for everyday living and entertaining. Retreat to spacious, light-filled bedrooms and enjoy spa-inspired bathrooms featuring refined finishes and contemporary fixtures. The expansive lower level provides a pristine, open canvas with excellent ceiling height, offering endless possibilities for customization Complete with a private driveway and manicured setting, this residence offers a rare combination of style, comfort, and versatility. A true turn-key opportunity - designed for today's discerning buyer. Schedule your private showing today.

17. 2026-04-15
    listed $139,900 Active 1242-char remark

    Show marketing remark (1242 chars)

    Refined Living | Fully Reimagined | Turn-Key Elegance Experience elevated living in this impeccably renovated residence, where timeless architecture meets modern sophistication. The striking exterior blends classic brick with contemporary siding, creating a bold yet elegant first impression. Inside, a sun-filled interior unfolds with wide-plank flooring, soft designer tones, and a seamless, open flow designed for both comfort and style. The living space is anchored by a charming fireplace, offering a warm and inviting focal point. The kitchen has been thoughtfully redesigned with sleek cabinetry, elegant countertops, and a clean, modern aesthetic, delivering both beauty and functionality for everyday living and entertaining. Retreat to spacious, light-filled bedrooms and enjoy spa-inspired bathrooms featuring refined finishes and contemporary fixtures. The expansive lower level provides a pristine, open canvas with excellent ceiling height, offering endless possibilities for customization Complete with a private driveway and manicured setting, this residence offers a rare combination of style, comfort, and versatility. A true turn-key opportunity - designed for today's discerning buyer. Schedule your private showing today.

18. 2022-11-03
    soldstatus $108,800
19. 2015-11-30
    historical
20. 2015-11-30
    historical
21. 2015-07-12
    status Active
22. 2015-07-06
    historical
23. 2015-04-22
    listed $48,000 Active
24. 2015-04-22
    listed $48,000

ⓘ 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: $1,470 · $123/mo
• Projected year-2 tax: $1,497 · $125/mo
• Expected delta: +$27/yr (+$2/mo · 1.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $16,059
• − Mortgage interest: −$5,546
• − Property taxes: −$1,470
• − Insurance: −$495
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,880
• Taxable income: $3,099
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $3,748/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

+181.0% since first listed

11 events — show timeline

• 2026-05-06 Price Changed $134,900 MiRealSource-MiMLS
• 2026-05-05 Price Changed $134,900 REALCOMP
• 2026-04-15 Listed $139,900 REALCOMP
• 2026-04-15 Listed $139,900 MiRealSource-MiMLS
• 2022-11-03 Sold (Public Records) $108,800 Public Records
• 2015-11-30 Listing Removed — REALCOMP
• 2015-11-30 Listing Removed — MiRealSource-MiMLS
• 2015-07-12 Relisted — REALCOMP
• 2015-07-06 Listing Removed — REALCOMP
• 2015-04-22 Listed $48,000 REALCOMP
• 2015-04-22 Listed $48,000 MiRealSource-MiMLS

Property tax history

+0.3%/yr

Latest (2025): $1,470 · -37.4% YoY. Source: county tax records.