15921 Bramell St · Detroit, MI 48223

$89,500

3 bd · 1.0 ba · 909 sqft · SingleFamily public records · 20 Days on market

Built 1951 5,227 sqft lot Est $62k · 45% 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 +8.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 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

LOCATED JUST 5 MINUTES FROM THE HISTORIC ROSEDALE PARK YOU WILL FIND 15921 BRAMELL NESTLED ON A HUGE 5,227 SQUARE FOOT LOT IN A QUIET NEIGHBORHOOD OF HOMEOWNERS. THIS CROWN JEWEL BOAST A BRAND NEW 40 YEAR TEAR OFF ROOF PROTECTING A 3 BEDROOM UNITS EVERY WINDOW IN THIS COMPOUND HADS BEEN REPLACED WITH VINYL CLAD INSULATED WINDOWS. SHE ALSO HAS BEEN CAREFULLY UPGRADED WITH NEWLY INSTALLED FURNACES AND HOT WATER TANK. IN ADDITION, THIS GEM SHOWCASES ALL NEW ELECTRICAL AND PLUMBING TO INSURE MAINTENANCE FREE CASH FLOW. THIS BEAUTY HAS JUST BEEN LEASED WITH SECTION 8 TENANTS AND THE MONTHLY DIVIDENDS OF $1493 ARE PAID IN FULL BY THE FEDERAL GOVERNMENT. TENANTS PAY ALL THE UTILITIES WHICH ALLOWS THIS INVESTMENT TO PAY A RETURN OF JUST UNDER 20%. THE TAXES HAVE BEEN REDUCED TO ROUGHLY $100 PER MONTH. THIS DIAMOND WILL BE WRAPPED AROUND A LUCKY OWNER'S FINGER SOON! NO SHOWINGS WITHOUT ACCEPTED FULL LIST OFFER.

Key facts

• All new electrical
• Brand new roof
• New hot water tank

Tags

• HUGE LOT
• BRAND NEW ROOF
• VINYL CLAD INSULATED WINDOWS
• NEWLY INSTALLED FURNACES
• NEW HOT WATER TANK
• ALL NEW ELECTRICAL

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot approximately 40 x 125 (0.12 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $88k (1.5% 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: 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); 60% 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).
• This rent runs 33% of the median local income ($45k/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 $619 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 + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $25k; list at $90k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,157 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.92%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $61,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16555 Bramell St	0.21mi	3/1.0	918 (+1%)	3mo	$60,000	$65	87
15757 Dacosta St	0.25mi	3/1.0	960 (+6%)	2mo	$65,000	$68	77
15900 W Parkway St	0.09mi	3/1.0	1,000 (+10%)	9mo	$70,000	$70	72
15451 Grayfield St	0.39mi	3/1.0	920 (+1%)	11mo	$17,050	$19	70
16165 W Parkway St	0.16mi	3/1.0	1,022 (+12%)	5mo	$50,000	$49	67
15835 Burgess St	0.52mi	3/1.0	918 (+1%)	9mo	$93,000	$101	67
16804 Dolphin St	0.48mi	3/2.0	943 (+4%)	10mo	$75,000	$80	59
15044 Dacosta St	0.67mi	3/1.0	890 (-2%)	11mo	$87,000	$98	56
22482 W Mcnichols Rd	0.53mi	3/1.5	1,031 (+13%)	2mo	$61,000	$59	49
15411 Lahser Rd	0.53mi	3/2.0	1,025 (+13%)	4mo	$42,000	$41	47
15361 Grayfield St	0.46mi	2/2.0 (-1)	815 (-10%)	10mo	$30,000	$37	43
24255 Puritan	0.73mi	2/1.0 (-1)	855 (-6%)	10mo	$129,999	$152	42

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $10,656
• Equity at exit: $13,345

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $41,639
• Equity at exit: $7,738

Cash invested: $25,060 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$469
• Tax from tax record: −$62 /mo · $738/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $395

Break-even live

Break-even rent $719

Max offer price $89,500

Occupancy floor 63%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	0.08mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	0.51mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	0.56mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	43d	1	0.67mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.70mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	43d	1	0.80mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	17d	1	0.81mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	0.88mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	0.95mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	0.95mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.95mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	43d	1	0.96mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	5d	1	0.99mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	16d	1	1.01mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	1.05mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	1.11mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	1.13mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.13mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	1.15mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	16d	1	1.15mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	1.24mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.24mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	1.28mi
14268 Riverview St Detroit, MI	2.0	1.0	900	$850	$0.94	43d	1	1.28mi
14264 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	1.28mi
14260 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	1.28mi
14262 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	43d	1	1.28mi
14266 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	1.28mi
14224 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.29mi
14226 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.29mi
14238 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	1.29mi
14228 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.29mi
14230 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.29mi
14234 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.29mi
14222 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.29mi
14258 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	1.29mi
14240 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	1.29mi
14244 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	1.29mi
14246 Riverview St Unit A Detroit, MI	2.0	1.0	900	$985	$1.09	43d	1	1.29mi
14246 Riverview St Unit RB Detroit, MI	2.0	1.0	900	$895	$0.99	43d	1	1.29mi

Listing history 13 events

1. 2026-06-18
   days on market $89,500 Active 20 DOM
2. 2026-06-17
   days on market $89,500 Active 19 DOM
3. 2026-06-15
   pricedays on market $89,500 Active 17 DOM
4. 2026-06-13
   days on market $90,000 Active 15 DOM
5. 2026-06-13
   days on market $90,000 Active 14 DOM
6. 2026-06-09
   days on market $90,000 Active 11 DOM
7. 2026-06-08
   days on market $90,000 Active 10 DOM
8. 2026-06-07
   days on market $90,000 Active 9 DOM
9. 2026-06-04
   days on market $90,000 Active 6 DOM
10. 2026-06-03
    days on market $90,000 Active 5 DOM
11. 2026-06-02
    days on market $90,000 Active 4 DOM
12. 2026-06-01
    days on market $90,000 Active 3 DOM
13. 2026-05-31
    days on market $90,000 Active 2 DOM

ⓘ 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: $738 · $62/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$320/yr (+$27/mo · 43.3%)

ⓘ 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: $14,634
• − Mortgage interest: −$5,013
• − Property taxes: −$738
• − Insurance: −$448
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$2,604
• Taxable income: $3,489
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $3,905/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

+350.0% since first listed

14 events — show timeline

• 2026-05-27 Listed $90,000 REALCOMP
• 2026-05-27 Listed $90,000 MiRealSource-MiMLS
• 2025-08-05 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2025-08-05 Sold (MLS) $25,000 REALCOMP
• 2025-07-22 Pending — MiRealSource-MiMLS
• 2025-07-22 Pending — REALCOMP
• 2025-07-08 Listed $29,900 REALCOMP
• 2025-07-07 Listed $29,900 MiRealSource-MiMLS
• 2012-12-20 Sold (MLS) $2,900 MiRealSource-MiMLS
• 2012-12-20 Sold (MLS) $2,900 REALCOMP
• 2012-11-09 Listing Removed — MiRealSource-MiMLS
• 2012-10-26 Listed $2,900 MiRealSource-MiMLS
• 2012-10-26 Listed $2,900 REALCOMP
• 1994-09-26 Sold (Public Records) $20,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $738 · -54.5% YoY. Source: county tax records.