15645 Liberal St · Detroit, MI 48205

$70,000

3 bd · 1.0 ba · 889 sqft · SingleFamily public records · 1 Days on market

Built 1944 5,227 sqft lot Est $59k · 19% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• 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

This well-maintained property on the east side of Detroit is ready for its new owner! This home is great for a first-time investor who is looking to move on something easy! This home is tenant-occupied AND professionally managed, ready for you to pick up where we leave off! This home boast 3 beds and 1 bath, full basement. The property is tenant-occupied. Do not approach! Tenant is paying

Key facts

• 5,227 sq ft lot
• Built 1944

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer; No listed water source
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot roughly 40 x 134 (0.12 acres)

Interior

• Bedrooms: Total of 3 rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.3% 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 (+1.3%/yr); 373 active listings in the ZIP; 30 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).
• This rent runs 41% of the median local income ($39k/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 $484 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 + 1.3% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 19 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 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1944 — 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: 1.91% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.14%
• DSCR: 2.43
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $58,674
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16107 Manning St	0.32mi	3/1.0	925 (+4%)	2mo	$61,000	$66	77
16301 Coram St	0.45mi	3/1.0	929 (+4%)	1mo	$19,500	$21	71
16277 Liberal St	0.41mi	3/1.0	945 (+6%)	1mo	$25,000	$26	70
16209 Tacoma St	0.37mi	3/1.0	968 (+9%)	1mo	$62,900	$65	67
18746 Woodside St	0.68mi	3/1.0	921 (+4%)	2mo	$110,000	$119	61
12897 Riad St	0.64mi	3/1.0	831 (-6%)	1mo	$63,000	$76	58
16291 Fairmount Dr	0.53mi	3/1.0	977 (+10%)	2mo	$112,000	$115	57
15260 Faircrest St	0.59mi	2/1.0 (-1)	942 (+6%)	1mo	$35,000	$37	57
16062 CARLISLE St	0.66mi	3/1.0	957 (+8%)	1mo	$42,000	$44	56
16062 Carlisle St	0.66mi	3/1.0	957 (+8%)	1mo	$42,000	$44	56
18591 Kingsville St	0.60mi	2/1.0 (-1)	824 (-7%)	1mo	$74,000	$90	54
12893 Payton St	0.61mi	3/1.0	1,020 (+15%)	1mo	$75,000	$74	46

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.02×
• Total profit: $19,935
• Equity at exit: $10,437

10-year hold

• IRR: 31.9%
• Equity multiple: 3.65×
• Total profit: $51,853
• Equity at exit: $6,052

Cash invested: $19,600 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$367
• Tax from tax record: −$134 /mo · $1,604/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $525

Break-even live

Break-even rent $671

Max offer price $70,000

Occupancy floor 56%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	0.30mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	43d	1	0.38mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	0.44mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	24d	1	0.58mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	14d	1	0.64mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	14d	1	0.68mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.71mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	0.74mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	0.76mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.92mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	43d	1	0.94mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.94mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	1.00mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	1.01mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	14d	1	1.04mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	1.08mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	1.11mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	24d	1	1.12mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	1.12mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	1.17mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	1.22mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.22mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	1.22mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	1.24mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	1.35mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	1.39mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	1.43mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	17d	1	1.45mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	17d	1	1.48mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	1.49mi

Listing history 50 events

1. 2026-05-19
   status Pending

   Show marketing remark (391 chars)

   This well-maintained property on the east side of Detroit is ready for its new owner! This home is great for a first-time investor who is looking to move on something easy! This home is tenant-occupied AND professionally managed, ready for you to pick up where we leave off! This home boast 3 beds and 1 bath, full basement. The property is tenant-occupied. Do not approach! Tenant is paying

2. 2026-05-19
   listed $70,000 Active

   Show marketing remark (391 chars)

   This well-maintained property on the east side of Detroit is ready for its new owner! This home is great for a first-time investor who is looking to move on something easy! This home is tenant-occupied AND professionally managed, ready for you to pick up where we leave off! This home boast 3 beds and 1 bath, full basement. The property is tenant-occupied. Do not approach! Tenant is paying

3. 2026-05-19
   listed $70,000 391-char remark

   Show marketing remark (391 chars)

   This well-maintained property on the east side of Detroit is ready for its new owner! This home is great for a first-time investor who is looking to move on something easy! This home is tenant-occupied AND professionally managed, ready for you to pick up where we leave off! This home boast 3 beds and 1 bath, full basement. The property is tenant-occupied. Do not approach! Tenant is paying

4. 2026-05-19
   historical 391-char remark

   Show marketing remark (391 chars)

   This well-maintained property on the east side of Detroit is ready for its new owner! This home is great for a first-time investor who is looking to move on something easy! This home is tenant-occupied AND professionally managed, ready for you to pick up where we leave off! This home boast 3 beds and 1 bath, full basement. The property is tenant-occupied. Do not approach! Tenant is paying

5. 2026-03-03
   status Pending
6. 2026-03-03
   status Pending
7. 2026-03-02
   historical
8. 2026-03-02
   historical
9. 2026-02-25
   listed $70,000 Active
10. 2026-02-25
    listed $70,000 Active
11. 2026-02-01
    historical
12. 2026-02-01
    historical
13. 2025-12-29
    status Active
14. 2025-12-29
    status Active
15. 2025-10-29
    historical Accepting Backup Offers
16. 2025-10-29
    historical Active Under Contract
17. 2025-10-28
    listed $70,000 Active
18. 2025-10-28
    listed $70,000 Active
19. 2025-10-28
    historical
20. 2025-10-28
    historical
21. 2025-10-06
    listed $70,000 Active
22. 2025-10-06
    listed $70,000 Active
23. 2025-09-19
    historical Accepting Backup Offers
24. 2025-09-19
    historical Active Under Contract
25. 2025-09-19
    historical
26. 2025-09-19
    historical
27. 2025-07-09
    listed $70,000 Active
28. 2025-07-09
    listed $70,000 Active
29. 2023-03-22
    soldstatus $63,000
30. 2023-02-05
    status Pending
31. 2023-02-05
    status Pending
32. 2023-01-27
    historical
33. 2023-01-27
    historical
34. 2023-01-03
    price $65,000
35. 2023-01-03
    price $65,000
36. 2022-11-06
    listed $69,000 Active
37. 2022-11-06
    listed $69,000 Active
38. 2022-11-05
    historical
39. 2022-11-05
    historical
40. 2008-03-03
    historical
41. 2008-03-03
    historical
42. 2007-11-03
    listed $56,900
43. 2007-11-03
    listed $56,900
44. 2006-11-23
    historical
45. 2006-11-23
    historical
46. 2006-05-23
    listed $69,900
47. 2006-05-23
    listed $69,900
48. 2005-06-03
    soldstatus $27,000
49. 2004-12-24
    listed $27,000
50. 1997-06-13
    soldstatus $42,000

ⓘ 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: $1,604 · $134/mo
• Projected year-2 tax: $1,604 · $134/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 ≥95°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: $16,024
• − Mortgage interest: −$3,921
• − Property taxes: −$1,604
• − Insurance: −$350
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,036
• Taxable income: $5,549
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $4,968/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+191.7% since first listed

51 events — show timeline

• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Listing Removed — MiRealSource-MiMLS
• 2026-05-19 Listed $70,000 MiRealSource-MiMLS
• 2026-05-19 Listed $70,000 REALCOMP
• 2026-03-03 Pending — MiRealSource-MiMLS
• 2026-03-03 Pending — REALCOMP
• 2026-03-02 Listing Removed — MiRealSource-MiMLS
• 2026-03-02 Listing Removed — REALCOMP
• 2026-02-25 Listed $70,000 REALCOMP
• 2026-02-25 Listed $70,000 MiRealSource-MiMLS
• 2026-02-01 Listing Removed — REALCOMP
• 2026-02-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-29 Relisted — MiRealSource-MiMLS
• 2025-12-29 Relisted — REALCOMP
• 2025-10-29 Contingent — MiRealSource-MiMLS
• 2025-10-29 Contingent — REALCOMP
• 2025-10-28 Listed $70,000 REALCOMP
• 2025-10-28 Listing Removed — MiRealSource-MiMLS
• 2025-10-28 Listing Removed — REALCOMP
• 2025-10-28 Listed $70,000 MiRealSource-MiMLS
• 2025-10-06 Listed $70,000 REALCOMP
• 2025-10-06 Listed $70,000 MiRealSource-MiMLS
• 2025-09-19 Contingent — MiRealSource-MiMLS
• 2025-09-19 Contingent — REALCOMP
• 2025-09-19 Listing Removed — REALCOMP
• 2025-09-19 Listing Removed — MiRealSource-MiMLS
• 2025-07-09 Listed $70,000 REALCOMP
• 2025-07-09 Listed $70,000 MiRealSource-MiMLS
• 2023-03-22 Sold (Public Records) $63,000 Public Records
• 2023-02-05 Pending — MiRealSource-MiMLS
• 2023-02-05 Pending — REALCOMP
• 2023-01-27 Listing Removed — MiRealSource-MiMLS
• 2023-01-27 Listing Removed — REALCOMP
• 2023-01-03 Price Changed $65,000 MiRealSource-MiMLS
• 2023-01-03 Price Changed $65,000 REALCOMP
• 2022-11-06 Listed $69,000 MiRealSource-MiMLS
• 2022-11-06 Listed $69,000 REALCOMP
• 2022-11-05 Coming Soon — MiRealSource-MiMLS
• 2022-11-05 Coming Soon — REALCOMP
• 2008-03-03 Listing Removed — REALCOMP
• 2008-03-03 Listing Removed — MiRealSource-MiMLS
• 2007-11-03 Listed $56,900 REALCOMP
• 2007-11-03 Listed $56,900 MiRealSource-MiMLS
• 2006-11-23 Listing Removed — REALCOMP
• 2006-11-23 Listing Removed — MiRealSource-MiMLS
• 2006-05-23 Listed $69,900 REALCOMP
• 2006-05-23 Listed $69,900 MiRealSource-MiMLS
• 2005-06-03 Sold (MLS) $27,000 REALCOMP
• 2004-12-24 Listed $27,000 REALCOMP
• 1997-06-13 Sold (Public Records) $42,000 Public Records
• 1997-01-02 Sold (Public Records) $24,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,604 · -37.5% YoY. Source: county tax records.