15395 Centralia · Redford, MI 48239

$149,900

3 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 6 Days on market

Built 1948 4,792 sqft lot Est $183k · 18% under

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath bungalow in Redford Township offering 1,005 sq ft of comfortable living space! Features include hardwood flooring throughout the living room and main floor bedrooms, a bright dining area with a large bay window bringing in an abundance of natural light. Enjoy the covered front porch and spacious backyard, perfect for relaxing or entertaining. Additional highlights include a whole-house generator, newer roof and a furnace updated just 4 years ago for added peace of mind. The full basement provides excellent potential and is ready to be finished to suit your needs - whether you're looking to add additional living space, a home office, or recreation area. A great opportunity to own a solid home with charm, functionality, and room to grow at a great price - schedule your showing today!

Key facts

• 4,792 sq ft lot
• Built 1948
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (14.1% below list).
• Recommended offer: $129k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Redford Union Schools District No. 1 (suburban): math 8% / reading 23% proficiency, ranked #489 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Beech Elementary (math 2% / reading 17%, grade F, #1,277 of 1,397 statewide, top 93%, 453 students, 83% FRL); Hilbert Middle School (math 8% / reading 25%, grade F, #446 of 493 statewide, top 90%, 398 students, 75% FRL); Redford Union High School (math 15% / reading 34%, grade F, #476 of 713 statewide, top 67%, 736 students, 70% FRL).
• Market conditions: Rents rising (+3.2%/yr); 198 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $82k; list at $150k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,828 (14.1% below list)

Questions for the listing agent

1. Built in 1948 — 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. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $182,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15389 Centralia	0.01mi	3/1.0	1,224 (+8%)	7mo	$150,000	$123	81
16004 Sumner St	0.44mi	3/1.0	1,136 (0%)	7mo	$155,000	$136	74
24850 Midland	0.67mi	3/1.0	1,136 (0%)	1mo	$161,500	$142	68
15353 Sumner	0.25mi	3/1.0	1,034 (-9%)	8mo	$125,000	$121	67
16635 Macarthur	0.68mi	3/1.0	1,148 (+1%)	1mo	$185,000	$161	66
16544 Delaware Ave	0.71mi	3/1.5	1,146 (+1%)	1mo	$203,000	$177	62
15478 Lola Dr	0.59mi	4/1.0 (+1)	1,100 (-3%)	2mo	$800,000	$727	61
15051 Dixie	0.74mi	3/1.0	1,100 (-3%)	3mo	$210,000	$191	58
15802 Woodworth St	0.32mi	4/1.0 (+1)	1,289 (+14%)	0mo	$161,500	$125	57
15422 Chelsea	0.16mi	4/2.0 (+1)	1,299 (+14%)	3mo	$195,000	$150	57
15065 Garfield St	0.53mi	2/1.0 (-1)	1,067 (-6%)	7mo	$175,000	$164	54
15618 Lexington	0.39mi	3/2.0	1,016 (-11%)	8mo	$219,990	$217	54

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-16,718
• Equity at exit: $22,351

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,059
• Equity at exit: $12,961

Cash invested: $41,972 (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 48239

• Rents YoY: 3.2%
• Active inventory: 198
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$786
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $115

Break-even live

Break-even rent $1,143

Max offer price $149,900

Occupancy floor 86%

Sensitivity live

Price	-10% $200	-5% $157	+0% $115	+5% $72	+10% $30
Rent	-10% $13	-5% $64	+0% $115	+5% $166	+10% $217
Rate	-1.0pp $190	-0.5pp $153	base $115	+0.5pp $76	+1.0pp $36

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15195 Aubrey Redford, MI	3.0	1.0	769	$1,395	$1.81	19d	1	0.33mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	7d	1	0.70mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	26d	1	0.92mi
14256 Salem Redford, MI	3.0	1.5	1168	$1,675	$1.43	19d	1	1.01mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	46d	1	1.05mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	7d	1	1.09mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	46d	1	1.11mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	20d	1	1.19mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	20d	1	1.19mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	26d	1	1.27mi
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	19d	1	1.27mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	46d	1	1.32mi
14310 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	46d	1	1.37mi
14292 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	46d	1	1.37mi
14304 Riverview St Detroit, MI	2.0	1.0	900	$930	$1.03	46d	1	1.38mi
14302 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	46d	1	1.38mi
14296 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	46d	1	1.38mi
14298 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	46d	1	1.38mi
14294 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	46d	1	1.38mi
14300 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	46d	1	1.38mi
14288 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	46d	1	1.38mi
14286 Riverview St Unit HF Detroit, MI	2.0	1.0	900	$900	$1.00	46d	1	1.38mi
14306 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	46d	1	1.38mi
14308 Riverview St Detroit, MI	2.0	1.0	900	$895	$0.99	46d	1	1.38mi
14277 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	46d	1	1.39mi
14271 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	46d	1	1.39mi
14283 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	46d	1	1.39mi
14284 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	46d	1	1.39mi
14282 Riverview St Detroit, MI	2.0	1.0	900	$800	$0.89	46d	1	1.39mi
14280 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	46d	1	1.40mi
14252 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	46d	1	1.40mi
14262 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	46d	1	1.40mi
14287 Riverview St Detroit, MI	2.0	1.0	900	$800	$0.89	46d	1	1.40mi
14285 Riverview St Detroit, MI	2.0	1.0	900	$800	$0.89	46d	1	1.40mi
14264 Dale St Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.40mi
14289 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	46d	1	1.40mi
14293 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	46d	1	1.40mi
23818 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.40mi
14250 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	46d	1	1.40mi
14291 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	46d	1	1.40mi

Listing history 6 events

1. 2026-04-23
   status Pending 819-char remark

   Show marketing remark (819 chars)

   Charming 3-bedroom, 1-bath bungalow in Redford Township offering 1,005 sq ft of comfortable living space! Features include hardwood flooring throughout the living room and main floor bedrooms, a bright dining area with a large bay window bringing in an abundance of natural light. Enjoy the covered front porch and spacious backyard, perfect for relaxing or entertaining. Additional highlights include a whole-house generator, newer roof and a furnace updated just 4 years ago for added peace of mind. The full basement provides excellent potential and is ready to be finished to suit your needs - whether you're looking to add additional living space, a home office, or recreation area. A great opportunity to own a solid home with charm, functionality, and room to grow at a great price - schedule your showing today!

2. 2026-04-23
   status Pending

   Show marketing remark (819 chars)

   Charming 3-bedroom, 1-bath bungalow in Redford Township offering 1,005 sq ft of comfortable living space! Features include hardwood flooring throughout the living room and main floor bedrooms, a bright dining area with a large bay window bringing in an abundance of natural light. Enjoy the covered front porch and spacious backyard, perfect for relaxing or entertaining. Additional highlights include a whole-house generator, newer roof and a furnace updated just 4 years ago for added peace of mind. The full basement provides excellent potential and is ready to be finished to suit your needs - whether you're looking to add additional living space, a home office, or recreation area. A great opportunity to own a solid home with charm, functionality, and room to grow at a great price - schedule your showing today!

3. 2026-04-17
   listed $149,900 Active 819-char remark

   Show marketing remark (819 chars)

   Charming 3-bedroom, 1-bath bungalow in Redford Township offering 1,005 sq ft of comfortable living space! Features include hardwood flooring throughout the living room and main floor bedrooms, a bright dining area with a large bay window bringing in an abundance of natural light. Enjoy the covered front porch and spacious backyard, perfect for relaxing or entertaining. Additional highlights include a whole-house generator, newer roof and a furnace updated just 4 years ago for added peace of mind. The full basement provides excellent potential and is ready to be finished to suit your needs - whether you're looking to add additional living space, a home office, or recreation area. A great opportunity to own a solid home with charm, functionality, and room to grow at a great price - schedule your showing today!

4. 2026-04-17
   listed $149,900 Active

   Show marketing remark (819 chars)

   Charming 3-bedroom, 1-bath bungalow in Redford Township offering 1,005 sq ft of comfortable living space! Features include hardwood flooring throughout the living room and main floor bedrooms, a bright dining area with a large bay window bringing in an abundance of natural light. Enjoy the covered front porch and spacious backyard, perfect for relaxing or entertaining. Additional highlights include a whole-house generator, newer roof and a furnace updated just 4 years ago for added peace of mind. The full basement provides excellent potential and is ready to be finished to suit your needs - whether you're looking to add additional living space, a home office, or recreation area. A great opportunity to own a solid home with charm, functionality, and room to grow at a great price - schedule your showing today!

5. 2026-04-14
   historical $149,900 819-char remark

   Show marketing remark (819 chars)

   Charming 3-bedroom, 1-bath bungalow in Redford Township offering 1,005 sq ft of comfortable living space! Features include hardwood flooring throughout the living room and main floor bedrooms, a bright dining area with a large bay window bringing in an abundance of natural light. Enjoy the covered front porch and spacious backyard, perfect for relaxing or entertaining. Additional highlights include a whole-house generator, newer roof and a furnace updated just 4 years ago for added peace of mind. The full basement provides excellent potential and is ready to be finished to suit your needs - whether you're looking to add additional living space, a home office, or recreation area. A great opportunity to own a solid home with charm, functionality, and room to grow at a great price - schedule your showing today!

6. 1998-11-30
   soldstatus $82,000

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $1,481 · $123/mo
• Expected delta: +$828/yr (+$69/mo · 126.7%)

ⓘ 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 ≥98°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: $15,459
• − Mortgage interest: −$8,397
• − Property taxes: −$653
• − Insurance: −$750
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$4,361
• Taxable loss: −$1,174
• Est. tax savings @ 24.0%: +$282
• After-tax cash flow: $1,659/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: Redford Union Schools District No. 1
• NCES district ID: 2629460
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 23% ▬ 0.00%
• Median HH income: $49,778
• Composite: 14.1/100
• National rank: #9460
• State rank: #489 of 540 in MI

Livability — Redford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 36,976
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+82.8% since first listed

6 events — show timeline

• 2026-04-23 Pending — MiRealSource-MiMLS
• 2026-04-23 Pending — REALCOMP
• 2026-04-17 Listed $149,900 MiRealSource-MiMLS
• 2026-04-17 Listed $149,900 REALCOMP
• 2026-04-14 Coming Soon $149,900 MiRealSource-MiMLS
• 1998-11-30 Sold (Public Records) $82,000 Public Records

Property tax history

-5.1%/yr

Latest (2025): $653 · -61.0% YoY. Source: county tax records.