15891 Murray Hill St · Detroit, MI 48227

$105,000

3 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 67 Days on market

Built 1938 5,227 sqft lot $68/sqft · 24% below area Est $134k · 21% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Turnkey investment opportunity at 15891 Murray Hill in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor's portfolio. Whether you're looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1938

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$133,660) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (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); 392 active listings in the ZIP; 39 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 $1,451/mo this rent would consume 48% 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 $726 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $13k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1938 — 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: 1.38% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.94%
• DSCR: 1.75
• GRM: 6.0

CMA / ARV

• ARV (median comp): $133,660
• List price: $105,000
• Delta: -21.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15762 Ferguson St	0.16mi	4/2.0 (+1)	1,510 (-2%)	4mo	$82,000	$54	80
15357 Rutherford St	0.41mi	3/1.5	1,592 (+4%)	2mo	$45,000	$28	73
16601 Ferguson St	0.28mi	3/2.5	1,625 (+6%)	1mo	$189,900	$117	73
15530 Winthrop St	0.45mi	3/1.0	1,573 (+2%)	3mo	$60,000	$38	70
15482 Rutherford St	0.32mi	3/1.0	1,653 (+8%)	0mo	$65,000	$39	70
17130 Mansfield St	0.59mi	3/2.0	1,559 (+2%)	0mo	$185,000	$119	68
16533 Harlow St	0.44mi	3/1.5	1,385 (-10%)	2mo	$83,989	$61	62
15501 Whitcomb St	0.61mi	4/1.5 (+1)	1,609 (+5%)	2mo	$90,000	$56	57
15361 Mansfield St	0.39mi	4/1.0 (+1)	1,766 (+15%)	2mo	$65,000	$37	48
16546 Sussex St St	0.71mi	3/2.0	1,400 (-9%)	4mo	$203,000	$145	47
16210 Ashton Ave	0.61mi	3/1.5	1,760 (+15%)	1mo	$235,000	$134	47
15868 Whitcomb St	0.60mi	3/1.0	1,332 (-13%)	2mo	$95,000	$71	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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.45×
• Total profit: $13,326
• Equity at exit: $15,656

10-year hold

• IRR: 22.1%
• Equity multiple: 3.13×
• Total profit: $62,536
• Equity at exit: $9,078

Cash invested: $29,400 (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: 392
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$551
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $415

Break-even live

Break-even rent $926

Max offer price $105,000

Occupancy floor 66%

Sensitivity live

Price	-10% $474	-5% $445	+0% $415	+5% $385	+10% $356
Rent	-10% $300	-5% $358	+0% $415	+5% $472	+10% $530
Rate	-1.0pp $468	-0.5pp $442	base $415	+0.5pp $388	+1.0pp $360

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: $26,250
• Closing costs: $3,150
• 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	26d	1	0.14mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	5d	1	0.16mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	26d	1	0.21mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	6d	1	0.25mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	18d	1	0.42mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	0.51mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	45d	1	0.61mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	0d	1	0.65mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	4d	1	0.65mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	0.65mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	16d	1	0.66mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	45d	1	0.69mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	16d	1	0.76mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	45d	1	0.78mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	26d	1	0.79mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	16d	1	0.86mi
16757 Greenview Ave Unit 1A Detroit, MI	3.0	1.5	1600	$1,500	$0.94	6d	1	0.91mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	18d	1	0.92mi
14510 Asbury Park Detroit, MI	2.0	1.0	1771	$1,250	$0.71	45d	1	0.94mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	45d	1	0.95mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	21d	1	0.96mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	18d	1	0.99mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	45d	1	1.02mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	19d	1	1.05mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	18d	1	1.10mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	5d	1	1.19mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	18d	1	1.26mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	45d	1	1.30mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	45d	1	1.31mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	12d	1	1.31mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	45d	1	1.31mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	21d	1	1.34mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	45d	1	1.35mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	26d	1	1.35mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	1.37mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	14d	1	1.39mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	6d	1	1.39mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	6d	1	1.46mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	4d	1	1.48mi

Listing history 30 events

1. 2026-06-21
   days on market $105,000 Active 67 DOM
2. 2026-06-18
   days on market $105,000 Active 64 DOM
3. 2026-06-17
   days on market $105,000 Active 63 DOM
4. 2026-06-15
   days on market $105,000 Active 61 DOM
5. 2026-06-13
   days on market $105,000 Active 59 DOM
6. 2026-06-13
   days on market $105,000 Active 58 DOM
7. 2026-06-09
   days on market $105,000 Active 55 DOM
8. 2026-06-08
   days on market $105,000 Active 54 DOM
9. 2026-06-07
   days on market $105,000 Active 53 DOM
10. 2026-06-04
    days on market $105,000 Active 50 DOM
11. 2026-06-03
    days on market $105,000 Active 49 DOM
12. 2026-06-02
    days on market $105,000 Active 48 DOM
13. 2026-06-01
    days on market $105,000 Active 47 DOM
14. 2026-05-31
    days on market $105,000 Active 46 DOM
15. 2026-04-25
    price $105,000 450-char remark

    Show marketing remark (462 chars)

    Turnkey investment opportunity at 15891 Murray Hill in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor’s portfolio. Whether you’re looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

16. 2026-04-25
    price $105,000 462-char remark

    Show marketing remark (462 chars)

    Turnkey investment opportunity at 15891 Murray Hill in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor’s portfolio. Whether you’re looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

17. 2026-04-15
    listed $118,000 Active 462-char remark

    Show marketing remark (450 chars)

    Turnkey investment opportunity at 15891 Murray Hill in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor's portfolio. Whether you're looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

18. 2026-04-15
    listed $118,000 Active 450-char remark

    Show marketing remark (450 chars)

    Turnkey investment opportunity at 15891 Murray Hill in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor's portfolio. Whether you're looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

19. 2025-07-04
    historical $1,220
20. 2025-06-26
    listed $1,220
21. 2021-10-27
    soldstatus $75,000
22. 2021-10-07
    soldstatus $50,000
23. 2008-02-28
    soldstatus $8,500
24. 2007-06-03
    listed $17,900
25. 2007-05-28
    historical
26. 2007-03-02
    listed $54,990
27. 2005-10-11
    soldstatus $120,000
28. 2005-07-28
    soldstatus $120,000
29. 2005-03-03
    listed $120,000
30. 2004-04-08
    soldstatus $60,000

ⓘ 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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/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: $17,416
• − Mortgage interest: −$5,882
• − Property taxes: −$1,646
• − Insurance: −$525
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$3,055
• Taxable income: $3,523
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $4,135/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

+75.0% since first listed

16 events — show timeline

• 2026-04-25 Price Changed $105,000 MiRealSource-MiMLS
• 2026-04-25 Price Changed $105,000 REALCOMP
• 2026-04-15 Listed $118,000 REALCOMP
• 2026-04-15 Listed $118,000 MiRealSource-MiMLS
• 2025-07-04 Rental Removed $1,220 PROPERTYWARE
• 2025-06-26 Listed for Rent $1,220 PROPERTYWARE
• 2021-10-27 Sold (Public Records) $75,000 Public Records
• 2021-10-07 Sold (Public Records) $50,000 Public Records
• 2008-02-28 Sold (MLS) $8,500 REALCOMP
• 2007-06-03 Listed $17,900 REALCOMP
• 2007-05-28 Listing Removed — REALCOMP
• 2007-03-02 Listed $54,990 REALCOMP
• 2005-10-11 Sold (Public Records) $120,000 Public Records
• 2005-07-28 Sold (MLS) $120,000 REALCOMP
• 2005-03-03 Listed $120,000 REALCOMP
• 2004-04-08 Sold (Public Records) $60,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,646 · -73.7% YoY. Source: county tax records.