15751 Monte Vista St · Detroit, MI 48238

$85,900

3 bd · 1.0 ba · 1,319 sqft · SingleFamily public records · 196 Days on market

Built 1928 3,920 sqft lot $65/sqft · 32% above area Est $65k · 32% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +4.0/5.0
• 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

Brick colonial home located North of Fenkell and East of Meyers. This home features inviting living room with fireplace, formal dining room, office/den, nice oak kitchen, three good sized bedrooms, and an unfinished basement. Rent ready and ready for a new tenant! Updates include new carpet in the majority of the home, fresh paint throughout, new blinds throughout, and more! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

Key facts

• Brick colonial home
• Formal dining room
• Unfinished basement

Tags

• BRICK COLONIAL HOME
• INVITING LIVING ROOM
• FORMAL DINING ROOM
• OFFICE DEN
• NICE OAK KITCHEN
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% 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 (+6.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 45% of the median local income ($33k/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 $594 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 + 6.1% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask is 7370% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.44% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.35%
• DSCR: 1.77
• GRM: 5.8

CMA / ARV

• ARV (median comp): $65,000
• List price: $85,900
• Delta: 32.15%
• 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
15771 Birwood St	0.17mi	3/1.5	1,290 (-2%)	0mo	$128,995	$100	86
16516 Appoline St	0.41mi	3/1.0	1,350 (+2%)	1mo	$39,500	$29	76
14931 Monte Vista St	0.49mi	3/1.5	1,307 (-1%)	0mo	$35,000	$27	74
15841 Steel St	0.25mi	3/1.0	1,460 (+11%)	1mo	$50,000	$34	70
16800 Ilene St	0.62mi	3/2.5	1,298 (-2%)	1mo	$210,000	$162	62
14905 Littlefield St	0.69mi	3/1.0	1,368 (+4%)	1mo	$52,000	$38	61
16176 Tracey St	0.70mi	3/2.0	1,270 (-4%)	0mo	$70,000	$55	57
14889 Manor St	0.53mi	4/2.5 (+1)	1,375 (+4%)	0mo	$159,000	$116	57
15824 Snowden St	0.48mi	3/1.0	1,127 (-15%)	0mo	$61,000	$54	53
15824 Snowden St	0.48mi	3/1.0	1,127 (-15%)	0mo	$61,000	$54	53
16180 Snowden St	0.55mi	3/1.0	1,137 (-14%)	0mo	$61,000	$54	51
16811 Manor St	0.54mi	3/1.5	1,516 (+15%)	1mo	$71,000	$47	47

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.51×
• Total profit: $12,315
• Equity at exit: $12,808

10-year hold

• IRR: 23.8%
• Equity multiple: 3.37×
• Total profit: $57,109
• Equity at exit: $7,427

Cash invested: $24,052 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$450
• Tax from tax record: −$146 /mo · $1,751/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $348

Break-even live

Break-even rent $800

Max offer price $85,900

Occupancy floor 67%

Sensitivity live

Price	-10% $396	-5% $372	+0% $348	+5% $323	+10% $299
Rent	-10% $250	-5% $299	+0% $348	+5% $397	+10% $446
Rate	-1.0pp $391	-0.5pp $370	base $348	+0.5pp $326	+1.0pp $303

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	0.04mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	0.17mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.17mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	0.22mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	0.24mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	0.34mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	44d	1	0.35mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	44d	1	0.47mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	0.56mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	0.57mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	0.57mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	0.58mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	0.62mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	0.63mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	44d	1	0.68mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	18d	1	0.69mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.71mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	44d	1	0.71mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	0.72mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	0.73mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.78mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	0.79mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	0.84mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	44d	1	0.84mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	0.85mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	0.95mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	44d	1	0.97mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	0.98mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	1.04mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	5d	1	1.04mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	24d	1	1.07mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	20d	1	1.07mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	1.08mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.09mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	1.12mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	18d	1	1.12mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	17d	1	1.18mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	4d	1	1.19mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	1.20mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	1.23mi

Listing history 28 events

1. 2026-06-18
   days on market $85,900 Active 196 DOM
2. 2026-06-17
   days on market $85,900 Active 195 DOM
3. 2026-06-15
   days on market $85,900 Active 193 DOM
4. 2026-06-13
   days on market $85,900 Active 191 DOM
5. 2026-06-13
   days on market $85,900 Active 190 DOM
6. 2026-06-09
   days on market $85,900 Active 187 DOM
7. 2026-06-08
   days on market $85,900 Active 186 DOM
8. 2026-06-07
   days on market $85,900 Active 185 DOM
9. 2026-06-04
   days on market $85,900 Active 182 DOM
10. 2026-06-03
    days on market $85,900 Active 181 DOM
11. 2026-06-01
    days on market $85,900 Active 179 DOM
12. 2026-05-31
    days on market $85,900 Active 178 DOM
13. 2026-05-08
    listed $1,150
14. 2026-05-07
    historical $1,150
15. 2026-05-07
    listed $1,150
16. 2026-04-09
    price $85,900 575-char remark

    Show marketing remark (575 chars)

    Brick colonial home located North of Fenkell and East of Meyers. This home features inviting living room with fireplace, formal dining room, office/den, nice oak kitchen, three good sized bedrooms, and an unfinished basement. Rent ready and ready for a new tenant! Updates include new carpet in the majority of the home, fresh paint throughout, new blinds throughout, and more! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

17. 2026-04-08
    price $85,900 575-char remark

    Show marketing remark (575 chars)

    Brick colonial home located North of Fenkell and East of Meyers. This home features inviting living room with fireplace, formal dining room, office/den, nice oak kitchen, three good sized bedrooms, and an unfinished basement. Rent ready and ready for a new tenant! Updates include new carpet in the majority of the home, fresh paint throughout, new blinds throughout, and more! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

18. 2025-12-04
    listed $89,900 Active 575-char remark

    Show marketing remark (575 chars)

    Brick colonial home located North of Fenkell and East of Meyers. This home features inviting living room with fireplace, formal dining room, office/den, nice oak kitchen, three good sized bedrooms, and an unfinished basement. Rent ready and ready for a new tenant! Updates include new carpet in the majority of the home, fresh paint throughout, new blinds throughout, and more! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

19. 2025-12-04
    listed $89,900 Active 575-char remark

    Show marketing remark (575 chars)

    Brick colonial home located North of Fenkell and East of Meyers. This home features inviting living room with fireplace, formal dining room, office/den, nice oak kitchen, three good sized bedrooms, and an unfinished basement. Rent ready and ready for a new tenant! Updates include new carpet in the majority of the home, fresh paint throughout, new blinds throughout, and more! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

20. 2021-10-06
    soldstatus $78,000
21. 2021-09-29
    soldstatus $160,000
22. 2021-09-15
    soldstatus $160,000
23. 2015-03-20
    soldstatus $54,000
24. 2014-05-30
    soldstatus $8,000
25. 2014-05-30
    soldstatus $8,000
26. 2014-05-22
    historical
27. 2014-04-21
    listed $8,900
28. 2014-04-21
    listed $8,900

ⓘ 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: $1,751 · $146/mo
• Projected year-2 tax: $1,751 · $146/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 ≥97°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: $14,885
• − Mortgage interest: −$4,812
• − Property taxes: −$1,751
• − Insurance: −$430
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,499
• Taxable income: $3,012
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $3,450/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

-87.1% since first listed

16 events — show timeline

• 2026-05-08 Listed for Rent $1,150 REALCOMP
• 2026-05-07 Rental Removed $1,150 REALSOURCE
• 2026-05-07 Listed for Rent $1,150 REALSOURCE
• 2026-04-09 Price Changed $85,900 MiRealSource-MiMLS
• 2026-04-08 Price Changed $85,900 REALCOMP
• 2025-12-04 Listed $89,900 REALCOMP
• 2025-12-04 Listed $89,900 MiRealSource-MiMLS
• 2021-10-06 Sold (Public Records) $78,000 Public Records
• 2021-09-29 Sold (Public Records) $160,000 Public Records
• 2021-09-15 Sold (Public Records) $160,000 Public Records
• 2015-03-20 Sold (Public Records) $54,000 Public Records
• 2014-05-30 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2014-05-30 Sold (MLS) $8,000 REALCOMP
• 2014-05-22 Listing Removed — MiRealSource-MiMLS
• 2014-04-21 Listed $8,900 MiRealSource-MiMLS
• 2014-04-21 Listed $8,900 REALCOMP

Property tax history

+4.8%/yr

Latest (2025): $1,751 · -37.6% YoY. Source: county tax records.