15531 Winthrop St · Detroit, MI 48227

$111,000

3 bd · 1.0 ba · 1,444 sqft · SingleFamily public records · 55 Days on market

Built 1936 7,841 sqft lot $77/sqft · 43% above area Est $78k · 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• 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

Great opportunity to own a classic brick colonial in Detroit. This home offers 3 bedrooms, 1.1 bathrooms, and approximately 1,600 square feet of living space. Features include a spacious living room with a fireplace, hardwood floors throughout, and large windows that bring in plenty of natural light. The layout provides a functional flow with generously sized rooms. The property also includes a basement offering additional storage or potential for future finishing. Ideal for investors or buyers looking to add their personal touch. Conveniently located near major roads, shopping, and schools. Don't miss the opportunity to see it!

Key facts

• 7,841 sq ft lot
• Built 1936
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $111k).
• Recommended offer: $108k (3.0% 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); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,397/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 $767 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $111k implies a 722% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,670 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $77,735
• List price: $111,000
• Delta: 42.79%
• 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
15530 Winthrop St	0.03mi	3/1.0	1,573 (+9%)	3mo	$60,000	$38	81
15771 Rutherford St	0.21mi	3/1.0	1,289 (-11%)	1mo	$55,106	$43	72
15868 Whitcomb St	0.30mi	3/1.0	1,332 (-8%)	2mo	$95,000	$71	71
15763 Robson St	0.40mi	2/1.5 (-1)	1,485 (+3%)	3mo	$58,500	$39	68
15482 Rutherford St	0.18mi	3/1.0	1,653 (+14%)	0mo	$65,000	$39	67
15357 Rutherford St	0.26mi	3/1.5	1,592 (+10%)	2mo	$45,000	$28	67
15727 Mansfield St	0.26mi	3/1.5	1,300 (-10%)	3mo	$55,000	$42	67
15328 Prest St E	0.26mi	3/1.5	1,298 (-10%)	3mo	$66,999	$52	66
15501 Whitcomb St	0.20mi	4/1.5 (+1)	1,609 (+11%)	2mo	$90,000	$56	64
14736 Mansfield St	0.58mi	3/1.0	1,318 (-9%)	0mo	$62,000	$47	58
14689 Forrer St	0.60mi	3/1.5	1,627 (+13%)	3mo	$65,000	$40	46
16601 Ferguson St	0.67mi	3/2.5	1,625 (+12%)	1mo	$189,900	$117	41

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: 5.9%
• Equity multiple: 1.24×
• Total profit: $7,312
• Equity at exit: $16,550

10-year hold

• IRR: 17.5%
• Equity multiple: 2.62×
• Total profit: $50,350
• Equity at exit: $9,597

Cash invested: $31,080 (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: 391
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$582
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $338

Break-even live

Break-even rent $969

Max offer price $111,000

Occupancy floor 71%

Sensitivity live

Price	-10% $401	-5% $370	+0% $338	+5% $307	+10% $275
Rent	-10% $228	-5% $283	+0% $338	+5% $393	+10% $449
Rate	-1.0pp $394	-0.5pp $367	base $338	+0.5pp $310	+1.0pp $280

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	6d	1	0.17mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	18d	1	0.18mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	25d	1	0.29mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	45d	1	0.32mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	18d	1	0.32mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	0.42mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	0.42mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	25d	1	0.42mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	19d	1	0.42mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	25d	1	0.46mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	18d	1	0.48mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	45d	1	0.49mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	18d	1	0.51mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	16d	1	0.51mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	16d	1	0.51mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	45d	1	0.56mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	4d	1	0.56mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	25d	1	0.58mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	16d	1	0.60mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	0.61mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	13d	1	0.63mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	6d	1	0.63mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	45d	1	0.64mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	21d	1	0.69mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	18d	1	0.70mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	18d	1	0.75mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	45d	1	0.78mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	45d	1	0.78mi
14510 Asbury Park Detroit, MI	2.0	1.0	1771	$1,250	$0.71	45d	1	0.81mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	0.83mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	4d	1	0.91mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	45d	1	0.93mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	45d	1	0.94mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	0.94mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	45d	1	0.94mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	25d	1	0.99mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	45d	1	1.00mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	1.00mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	45d	1	1.01mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	45d	1	1.03mi

Listing history 30 events

1. 2026-06-18
   days on market $111,000 Active 55 DOM
2. 2026-06-17
   days on market $111,000 Active 54 DOM
3. 2026-06-15
   days on market $111,000 Active 52 DOM
4. 2026-06-13
   days on market $111,000 Active 50 DOM
5. 2026-06-13
   days on market $111,000 Active 49 DOM
6. 2026-06-09
   days on market $111,000 Active 46 DOM
7. 2026-06-08
   days on market $111,000 Active 45 DOM
8. 2026-06-07
   days on market $111,000 Active 44 DOM
9. 2026-06-04
   days on market $111,000 Active 41 DOM
10. 2026-06-03
    days on market $111,000 Active 40 DOM
11. 2026-06-02
    days on market $111,000 Active 39 DOM
12. 2026-06-02
    price $111,000 Active 38 DOM
13. 2026-06-01
    days on market $121,000 Active 38 DOM
14. 2026-05-31
    days on market $121,000 Active 37 DOM
15. 2026-04-25
    listed $121,000 Active 636-char remark

    Show marketing remark (636 chars)

    Great opportunity to own a classic brick colonial in Detroit. This home offers 3 bedrooms, 1.1 bathrooms, and approximately 1,600 square feet of living space. Features include a spacious living room with a fireplace, hardwood floors throughout, and large windows that bring in plenty of natural light. The layout provides a functional flow with generously sized rooms. The property also includes a basement offering additional storage or potential for future finishing. Ideal for investors or buyers looking to add their personal touch. Conveniently located near major roads, shopping, and schools. Don't miss the opportunity to see it!

16. 2026-04-25
    listed $121,000 Active 636-char remark

    Show marketing remark (636 chars)

    Great opportunity to own a classic brick colonial in Detroit. This home offers 3 bedrooms, 1.1 bathrooms, and approximately 1,600 square feet of living space. Features include a spacious living room with a fireplace, hardwood floors throughout, and large windows that bring in plenty of natural light. The layout provides a functional flow with generously sized rooms. The property also includes a basement offering additional storage or potential for future finishing. Ideal for investors or buyers looking to add their personal touch. Conveniently located near major roads, shopping, and schools. Don't miss the opportunity to see it!

17. 2026-04-22
    historical $121,000 636-char remark

    Show marketing remark (636 chars)

    Great opportunity to own a classic brick colonial in Detroit. This home offers 3 bedrooms, 1.1 bathrooms, and approximately 1,600 square feet of living space. Features include a spacious living room with a fireplace, hardwood floors throughout, and large windows that bring in plenty of natural light. The layout provides a functional flow with generously sized rooms. The property also includes a basement offering additional storage or potential for future finishing. Ideal for investors or buyers looking to add their personal touch. Conveniently located near major roads, shopping, and schools. Don't miss the opportunity to see it!

18. 2009-02-09
    soldstatus $13,500
19. 2009-01-01
    historical
20. 2008-12-31
    historical
21. 2008-11-19
    listed $13,000
22. 2008-04-08
    listed
23. 2008-04-08
    listed $116,500
24. 2006-10-18
    soldstatus $135,000
25. 2006-04-21
    soldstatus $75,500
26. 2005-07-19
    listed $79,300
27. 2005-07-11
    historical
28. 2005-05-15
    listed $101,900
29. 2004-03-02
    soldstatus $117,500
30. 2002-11-12
    soldstatus $110,000

ⓘ 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: $1,642 · $137/mo
• Projected year-2 tax: $1,676 · $140/mo
• Expected delta: +$34/yr (+$3/mo · 2.1%)

ⓘ 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: $16,761
• − Mortgage interest: −$6,218
• − Property taxes: −$1,642
• − Insurance: −$555
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,229
• Taxable income: $2,436
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $3,475/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

+10.0% since first listed

16 events — show timeline

• 2026-04-25 Listed $121,000 MiRealSource-MiMLS
• 2026-04-25 Listed $121,000 REALCOMP
• 2026-04-22 Coming Soon $121,000 MiRealSource-MiMLS
• 2009-02-09 Sold (MLS) $13,500 REALCOMP
• 2009-01-01 Delisted — AAMLS
• 2008-12-31 Listing Removed — MiRealSource-MiMLS
• 2008-11-19 Listed $13,000 REALCOMP
• 2008-04-08 Listed $116,500 MiRealSource-MiMLS
• 2008-04-08 Listed — AAMLS
• 2006-10-18 Sold (Public Records) $135,000 Public Records
• 2006-04-21 Sold (MLS) $75,500 REALCOMP
• 2005-07-19 Listed $79,300 REALCOMP
• 2005-07-11 Listing Removed — REALCOMP
• 2005-05-15 Listed $101,900 REALCOMP
• 2004-03-02 Sold (Public Records) $117,500 Public Records
• 2002-11-12 Sold (Public Records) $110,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,642 · -9.6% YoY. Source: county tax records.