15087 Dacosta St · Detroit, MI 48223

$20,000

2 bd · 1.0 ba · 707 sqft · SingleFamily public records · 23 Days on market

Built 1954 4,356 sqft lot $28/sqft · 46% below area Est $37k · 46% under

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CORPORATE OWNED PROPERTY TO BE SOLD AS IS. CALL L/B FOR ADDEMDUMS. EARNEST MONEY DEPOSIT TO BE HELD BY L/B. 2 % commission. .no minimum commission to selling broker. Auction property going to auction on 9/16/08. 5% additional premium added to selling price to auction company.

Key facts

• 4,356 sq ft lot
• Built 1954
• Listed 22 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot dimensions approximately 35 x 127.5 (0.1 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating (natural gas); No cooling
• Interior features: Crawl space basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 42.0% 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: 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 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 + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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.
• Current owner paid $2k; list at $20k implies a 700% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,700 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.62% ✓
• Cap rate: 41.97%
• Cash-on-cash: 127.40%
• DSCR: 6.67
• GRM: 1.8

CMA / ARV

• ARV (median comp): $36,932
• List price: $20,000
• Delta: -45.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14437 Dacosta St	0.43mi	2/1.0	707 (0%)	2mo	$66,995	$95	78
14889 Dacosta St	0.15mi	2/1.0	665 (-6%)	8mo	$24,999	$38	76
11747 W Outer Dr	0.37mi	2/1.0	736 (+4%)	7mo	$70,000	$95	70
15341 Bramell St	0.26mi	2/1.0	644 (-9%)	7mo	$12,000	$19	67
15119 Grayfield St	0.35mi	2/1.0	700 (-1%)	23mo	$79,000	$113	62
15777 Chatham	0.49mi	2/1.0	696 (-2%)	21mo	$10,000	$14	57
14371 Dacosta St	0.49mi	3/1.0 (+1)	755 (+7%)	7mo	$4,200	$6	55
15853 Beaverland St	0.59mi	3/1.0 (+1)	727 (+3%)	12mo	$60,000	$83	52
16105 Chatham St	0.64mi	3/1.0 (+1)	704 (-0%)	21mo	$35,000	$50	47
15847 W Parkway St	0.62mi	2/1.0	800 (+13%)	21mo	$28,000	$35	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.19×
• Total profit: $34,639
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 15.10×
• Total profit: $78,973
• Equity at exit: $1,729

Cash invested: $5,600 (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 48223

• Active inventory: 158
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $925 high
• Mortgage (P&I): −$105
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $595

Break-even live

Break-even rent $172

Max offer price $20,000

Occupancy floor 31%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	0.88mi
14242 Riverview St Unit 118 Detroit, MI	1.0	1.0	550	$800	$1.45	43d	1	0.92mi
14220 Riverview St Unit 201 Detroit, MI	1.0	1.0	500	$800	$1.60	43d	1	0.93mi
14220 Riverview St Unit 206 Detroit, MI	1.0	1.0	550	$695	$1.26	43d	1	0.93mi
14220 Riverview St Apt 101 Detroit, MI	1.0	1.0	550	$845	$1.54	24d	1	0.93mi
14220 Riverview St Unit 202 Detroit, MI	1.0	1.0	550	$795	$1.45	24d	1	0.93mi
14220 Riverview St Apt 102 Detroit, MI	1.0	1.0	500	$845	$1.69	43d	1	0.93mi
14272 Riverview St Apt 213 Detroit, MI	1.0	1.0	550	$845	$1.54	43d	1	0.93mi
14272 Riverview St Unit 214 Detroit, MI	1.0	1.0	550	$695	$1.26	43d	1	0.93mi
14272 Riverview St Unit 216 Detroit, MI	1.0	1.0	550	$795	$1.45	43d	1	0.93mi
14242 Riverview St Unit 215 Detroit, MI	1.0	1.0	550	$795	$1.45	43d	1	0.94mi
14200 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	43d	1	0.94mi
14212 Riverview St Detroit, MI	1.0	1.0	750	$900	$1.20	43d	1	0.94mi
14204 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	43d	1	0.94mi
14208 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	43d	1	0.94mi
14216 Riverview St Detroit, MI	1.0	1.0	750	$950	$1.27	43d	1	0.94mi
14242 Riverview St Apt 218 Detroit, MI	1.0	1.0	550	$845	$1.54	43d	1	0.94mi
14186 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	43d	1	0.95mi
14190 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	43d	1	0.95mi
14180 Riverview St Unit 203 Detroit, MI	1.0	1.0	550	$795	$1.45	43d	1	0.95mi
14180 Riverview St Unit 101 Detroit, MI	2.0	1.0	750	$975	$1.30	43d	1	0.95mi
14290 Riverview St Unit 106 Detroit, MI	1.0	1.0	550	$695	$1.26	43d	1	0.96mi
14290 Riverview St Unit 208 Detroit, MI	1.0	1.0	550	$845	$1.54	43d	1	0.96mi
14245 Riverview St Detroit, MI	2.0	1.0	750	$985	$1.31	43d	1	0.96mi
14179 Riverview St Unit 219 Detroit, MI	1.0	1.0	750	$845	$1.13	43d	1	0.96mi
14281 Riverview St Unit 116 Detroit, MI	1.0	1.0	550	$800	$1.45	43d	1	0.96mi
14176 Riverview St Unit 118 Detroit, MI	1.0	1.0	550	$800	$1.45	43d	1	0.96mi
14176 Riverview St Unit 218 Detroit, MI	1.0	1.0	550	$795	$1.45	43d	1	0.96mi
14176 Riverview St Unit 119 Detroit, MI	1.0	1.0	550	$845	$1.54	43d	1	0.96mi
14176 Riverview St Unit 120 Detroit, MI	2.0	1.0	750	$975	$1.30	43d	1	0.96mi
14170 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	43d	1	0.96mi
14154 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	43d	1	0.97mi
14166 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	43d	1	0.97mi
14162 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	43d	1	0.97mi
14158 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	43d	1	0.97mi
14281 Riverview St Unit 115 Detroit, MI	1.0	1.0	550	$695	$1.26	43d	1	0.97mi
14281 Riverview St Unit 113 Detroit, MI	1.0	1.0	550	$845	$1.54	43d	1	0.97mi
14281 Riverview St Unit 216 Detroit, MI	1.0	1.0	550	$795	$1.45	14d	1	0.97mi
14281 Riverview St Unit 213 Detroit, MI	1.0	1.0	550	$795	$1.45	43d	1	0.97mi
14182 Riverview St Detroit, MI	1.0	1.0	725	$845	$1.17	43d	1	0.97mi

Listing history 7 events

1. 2026-05-06
   listed $20,000 Active 713-char remark
2. 2026-05-06
   listed $20,000 Active 700-char remark
3. 2008-11-25
   soldstatus $2,500

   Show marketing remark (277 chars)

   CORPORATE OWNED PROPERTY TO BE SOLD AS IS. CALL L/B FOR ADDEMDUMS. EARNEST MONEY DEPOSIT TO BE HELD BY L/B. 2 % commission. .no minimum commission to selling broker. Auction property going to auction on 9/16/08. 5% additional premium added to selling price to auction company.

4. 2008-10-24
   soldstatus $2,500
5. 2008-10-02
   historical
6. 2008-06-09
   listed $2,500

   Show marketing remark (277 chars)

   CORPORATE OWNED PROPERTY TO BE SOLD AS IS. CALL L/B FOR ADDEMDUMS. EARNEST MONEY DEPOSIT TO BE HELD BY L/B. 2 % commission. .no minimum commission to selling broker. Auction property going to auction on 9/16/08. 5% additional premium added to selling price to auction company.

7. 2008-06-09
   listed $3,900

   Show marketing remark (277 chars)

   CORPORATE OWNED PROPERTY TO BE SOLD AS IS. CALL L/B FOR ADDEMDUMS. EARNEST MONEY DEPOSIT TO BE HELD BY L/B. 2 % commission. .no minimum commission to selling broker. Auction property going to auction on 9/16/08. 5% additional premium added to selling price to auction company.

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $290 · $24/mo
• Expected delta: +$18/yr (+$2/mo · 6.7%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,095
• − Mortgage interest: −$1,120
• − Property taxes: −$272
• − Insurance: −$100
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$582
• Taxable income: $7,246
• Est. tax owed @ 24.0%: −$1,739
• After-tax cash flow: $5,396/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• Rent YoY: —
• 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

+700.0% since first listed

9 events — show timeline

• 2026-05-29 Listing Removed — REALCOMP
• 2026-05-29 Listing Removed — MiRealSource-MiMLS
• 2026-05-06 Listed $20,000 REALCOMP
• 2026-05-06 Listed $20,000 MiRealSource-MiMLS
• 2008-11-25 Sold (MLS) $2,500 REALCOMP
• 2008-10-24 Sold (MLS) $2,500 MiRealSource-MiMLS
• 2008-10-02 Listing Removed — MiRealSource-MiMLS
• 2008-06-09 Listed $3,900 MiRealSource-MiMLS
• 2008-06-09 Listed $2,500 REALCOMP

Property tax history

-9.4%/yr

Latest (2025): $272 · +4.0% YoY. Source: county tax records.