15304 Rutherford St · Detroit, MI 48227

$139,900

5 bd · 2.0 ba · 2,272 sqft · SingleFamily public records · 51 Days on market

Built 1924 4,356 sqft lot $62/sqft · 17% below area Est $168k · 17% under

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Why this score? — see what drove the B 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Detroit Home with Additional Lot on Rutherford Street Welcome to this charming Detroit home on Rutherford Street, including an additional 3,049 SqFt lot at 15302 Rutherford on a separate deed, providing extra space and flexibility. The home features five bedrooms upstairs with a full bathroom. On the main floor, an office with a rear private entry and nearby bathroom adds versatility and can function as a guest room or workspace. The living room is filled with natural light and includes a cozy fireplace. The kitchen remains in its original condition, offering an opportunity for updates and customization. The home also includes an unfinished basement with a third bathroom that is not yet completed. Outside, there is a detached two-car garage at the rear of the property. Conveniently located near shopping, dining, local amenities, and public transportation, this property combines generous space with potential for improvements.

Key facts

• Unfinished basement
• Natural light
• Additional lot

Tags

• ADDITIONAL LOT
• OFFICE WITH PRIVATE ENTRY
• UNFINISHED BASEMENT
• DETACHED TWO-CAR GARAGE
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (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); 385 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $1,889/mo this rent would consume 62% 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 $967 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 23y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1924 — 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: 1.35% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (median comp): $167,768
• List price: $139,900
• Delta: -16.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14855 Prevost St	0.29mi	5/3.0	2,241 (-1%)	10mo	$260,000	$116	72
15251 Prevost St	0.05mi	4/2.5 (-1)	1,986 (-13%)	5mo	$265,000	$133	66
15382 Robson St	0.60mi	4/2.0 (-1)	2,248 (-1%)	0mo	$175,000	$78	65
15301 Mansfield St	0.08mi	4/1.5 (-1)	1,955 (-14%)	10mo	$195,000	$100	58
14669 Rutherford St	0.39mi	4/1.5 (-1)	2,359 (+4%)	15mo	$78,000	$33	56
15330 Coyle St	0.52mi	6/2.0 (+1)	2,156 (-5%)	10mo	$70,000	$32	54
15480 Winthrop St	0.28mi	4/2.0 (-1)	1,966 (-14%)	8mo	$55,000	$28	53
14422 Rutherford St	0.56mi	5/3.0	2,467 (+9%)	5mo	$162,000	$66	52
14376 ASBURY Park	0.64mi	5/3.0	2,250 (-1%)	19mo	$290,000	$129	49
14223 Mansfield St	0.73mi	5/2.0	2,122 (-7%)	10mo	$87,500	$41	46
15499 Lauder St	0.66mi	4/1.5 (-1)	2,067 (-9%)	13mo	$130,000	$63	36
15790 Lindsay St	0.56mi	4/1.5 (-1)	1,980 (-13%)	13mo	$189,000	$95	34

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: 8.1%
• Equity multiple: 1.33×
• Total profit: $12,757
• Equity at exit: $20,860

10-year hold

• IRR: 19.5%
• Equity multiple: 2.84×
• Total profit: $72,237
• Equity at exit: $12,096

Cash invested: $39,172 (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: 385
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$224 /mo · $2,691/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $476

Break-even live

Break-even rent $1,286

Max offer price $139,900

Occupancy floor 70%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14669 Rutherford St Detroit, MI	4.0	2.0	2359	$1,950	$0.83	44d	1	0.42mi
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	44d	1	0.60mi
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	24d	1	0.60mi

Listing history 34 events

1. 2026-05-15
   status Pending 947-char remark

   Show marketing remark (948 chars)

   Spacious Detroit Home with Additional Lot on Rutherford Street Welcome to this charming Detroit home on Rutherford Street, including an additional 3,049 SqFt lot at 15302 Rutherford on a separate deed, providing extra space and flexibility. The home features five bedrooms upstairs with a full bathroom. On the main floor, an office with a rear private entry and nearby bathroom adds versatility and can function as a guest room or workspace. The living room is filled with natural light and includes a cozy fireplace. The kitchen remains in its original condition, offering an opportunity for updates and customization. The home also includes an unfinished basement with a third bathroom that is not yet completed. Outside, there is a detached two-car garage at the rear of the property. Conveniently located near shopping, dining, local amenities, and public transportation, this property combines generous space with potential for improvements.

2. 2026-05-15
   status Pending 948-char remark

   Show marketing remark (948 chars)

   Spacious Detroit Home with Additional Lot on Rutherford Street Welcome to this charming Detroit home on Rutherford Street, including an additional 3,049 SqFt lot at 15302 Rutherford on a separate deed, providing extra space and flexibility. The home features five bedrooms upstairs with a full bathroom. On the main floor, an office with a rear private entry and nearby bathroom adds versatility and can function as a guest room or workspace. The living room is filled with natural light and includes a cozy fireplace. The kitchen remains in its original condition, offering an opportunity for updates and customization. The home also includes an unfinished basement with a third bathroom that is not yet completed. Outside, there is a detached two-car garage at the rear of the property. Conveniently located near shopping, dining, local amenities, and public transportation, this property combines generous space with potential for improvements.

3. 2026-04-30
   price $139,900 947-char remark

   Show marketing remark (947 chars)

   Spacious Detroit Home with Additional Lot on Rutherford Street Welcome to this charming Detroit home on Rutherford Street, including an additional 3,049 SqFt lot at 15302 Rutherford on a separate deed, providing extra space and flexibility. The home features five bedrooms upstairs with a full bathroom. On the main floor, an office with a rear private entry and nearby bathroom adds versatility and can function as a guest room or workspace. The living room is filled with natural light and includes a cozy fireplace. The kitchen remains in its original condition, offering an opportunity for updates and customization. The home also includes an unfinished basement with a third bathroom that is not yet completed. Outside, there is a detached two-car garage at the rear of the property. Conveniently located near shopping, dining, local amenities, and public transportation, this property combines generous space with potential for improvements.

4. 2026-04-29
   price $139,900 948-char remark

   Show marketing remark (948 chars)

   Spacious Detroit Home with Additional Lot on Rutherford Street Welcome to this charming Detroit home on Rutherford Street, including an additional 3,049 SqFt lot at 15302 Rutherford on a separate deed, providing extra space and flexibility. The home features five bedrooms upstairs with a full bathroom. On the main floor, an office with a rear private entry and nearby bathroom adds versatility and can function as a guest room or workspace. The living room is filled with natural light and includes a cozy fireplace. The kitchen remains in its original condition, offering an opportunity for updates and customization. The home also includes an unfinished basement with a third bathroom that is not yet completed. Outside, there is a detached two-car garage at the rear of the property. Conveniently located near shopping, dining, local amenities, and public transportation, this property combines generous space with potential for improvements.

5. 2026-03-25
   listed $149,900 Active 947-char remark

   Show marketing remark (948 chars)

   Spacious Detroit Home with Additional Lot on Rutherford Street Welcome to this charming Detroit home on Rutherford Street, including an additional 3,049 SqFt lot at 15302 Rutherford on a separate deed, providing extra space and flexibility. The home features five bedrooms upstairs with a full bathroom. On the main floor, an office with a rear private entry and nearby bathroom adds versatility and can function as a guest room or workspace. The living room is filled with natural light and includes a cozy fireplace. The kitchen remains in its original condition, offering an opportunity for updates and customization. The home also includes an unfinished basement with a third bathroom that is not yet completed. Outside, there is a detached two-car garage at the rear of the property. Conveniently located near shopping, dining, local amenities, and public transportation, this property combines generous space with potential for improvements.

6. 2026-03-25
   listed $149,900 Active 948-char remark

   Show marketing remark (948 chars)

   Spacious Detroit Home with Additional Lot on Rutherford Street Welcome to this charming Detroit home on Rutherford Street, including an additional 3,049 SqFt lot at 15302 Rutherford on a separate deed, providing extra space and flexibility. The home features five bedrooms upstairs with a full bathroom. On the main floor, an office with a rear private entry and nearby bathroom adds versatility and can function as a guest room or workspace. The living room is filled with natural light and includes a cozy fireplace. The kitchen remains in its original condition, offering an opportunity for updates and customization. The home also includes an unfinished basement with a third bathroom that is not yet completed. Outside, there is a detached two-car garage at the rear of the property. Conveniently located near shopping, dining, local amenities, and public transportation, this property combines generous space with potential for improvements.

7. 2021-01-20
   soldstatus $100,291
8. 2020-12-15
   soldstatus $115,000 Sold
9. 2020-12-15
   soldstatus $115,000 Closed
10. 2020-11-13
    status Pending
11. 2020-11-13
    status Pending
12. 2020-10-14
    status Active
13. 2020-10-14
    status Active
14. 2020-08-07
    status Pending
15. 2020-08-07
    status Pending
16. 2020-08-07
    price $115,000
17. 2020-08-07
    price $115,000
18. 2020-07-12
    listed $105,000 Active
19. 2020-07-12
    listed $105,000 Active
20. 2008-11-04
    soldstatus $6,500
21. 2008-07-09
    listed $7,000
22. 2008-06-14
    historical
23. 2008-02-08
    listed $29,500
24. 2006-08-07
    soldstatus $99,000
25. 2004-03-01
    soldstatus $110,000
26. 2003-10-31
    soldstatus $70,000
27. 2003-09-17
    historical
28. 2003-08-14
    soldstatus $110,000
29. 2003-07-07
    listed $131,000
30. 2003-07-01
    soldstatus $70,000
31. 2003-04-10
    listed $74,900
32. 2003-03-17
    listed $77,900
33. 2003-03-17
    listed $77,900
34. 2000-06-08
    soldstatus $99,900

ⓘ 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: $2,691 · $224/mo
• Projected year-2 tax: $2,691 · $224/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 ≥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: $22,666
• − Mortgage interest: −$7,837
• − Property taxes: −$2,691
• − Insurance: −$700
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$4,070
• Taxable income: $3,743
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $4,814/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

+40.0% since first listed

34 events — show timeline

• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-04-30 Price Changed $139,900 MiRealSource-MiMLS
• 2026-04-29 Price Changed $139,900 REALCOMP
• 2026-03-25 Listed $149,900 REALCOMP
• 2026-03-25 Listed $149,900 MiRealSource-MiMLS
• 2021-01-20 Sold (Public Records) $100,291 Public Records
• 2020-12-15 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2020-12-15 Sold (MLS) $115,000 REALCOMP
• 2020-11-13 Pending — MiRealSource-MiMLS
• 2020-11-13 Pending — REALCOMP
• 2020-10-14 Relisted — MiRealSource-MiMLS
• 2020-10-14 Relisted — REALCOMP
• 2020-08-07 Pending — MiRealSource-MiMLS
• 2020-08-07 Pending — REALCOMP
• 2020-08-07 Price Changed $115,000 MiRealSource-MiMLS
• 2020-08-07 Price Changed $115,000 REALCOMP
• 2020-07-12 Listed $105,000 MiRealSource-MiMLS
• 2020-07-12 Listed $105,000 REALCOMP
• 2008-11-04 Sold (MLS) $6,500 REALCOMP
• 2008-07-09 Listed $7,000 REALCOMP
• 2008-06-14 Listing Removed — REALCOMP
• 2008-02-08 Listed $29,500 REALCOMP
• 2006-08-07 Sold (Public Records) $99,000 Public Records
• 2004-03-01 Sold (Public Records) $110,000 Public Records
• 2003-10-31 Sold (Public Records) $70,000 Public Records
• 2003-09-17 Listing Removed — MiRealSource-MiMLS
• 2003-08-14 Sold (MLS) $110,000 REALCOMP
• 2003-07-07 Listed $131,000 REALCOMP
• 2003-07-01 Sold (MLS) $70,000 REALCOMP
• 2003-04-10 Listed $74,900 REALCOMP
• 2003-03-17 Listed $77,900 REALCOMP
• 2003-03-17 Listed $77,900 MiRealSource-MiMLS
• 2000-06-08 Sold (Public Records) $99,900 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,691 · -38.0% YoY. Source: county tax records.