16036 Carlisle St · Detroit, MI 48205

$75,000

3 bd · 1.0 ba · 1,013 sqft · SingleFamily public records · 30 Days on market

Built 1942 5,227 sqft lot $74/sqft · 12% above area Est $67k · 12% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential at 16036 Carlisle in Detroit. HUGE value and an incredible value-add opportunity for investors or savvy buyers looking to build equity! This property offers a spacious layout with solid bones, making it the perfect canvas for renovation or customization. With strong upside potential, this home is ideal for primary homeowners and investors alike in an area with ongoing growth and demand. Don't miss out on this promising investment!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1942

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot roughly 40 x 134 (0.12 acres)

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 10.1% 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: Rents rising (+1.3%/yr); 376 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 41% of the median local income ($39k/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 $519 of loan paydown is wiped out by about $2k 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 + 1.3% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 31y 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 $53k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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: 1.80% ✓
• Cap rate: 15.03%
• Cash-on-cash: 31.20%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $66,988
• List price: $75,000
• Delta: 11.96%
• 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
16062 Carlisle St	0.02mi	3/1.0	957 (-6%)	1mo	$42,000	$44	89
16062 CARLISLE St	0.02mi	3/1.0	957 (-6%)	1mo	$42,000	$44	89
16260 Bringard Dr	0.23mi	3/1.0	1,036 (+2%)	0mo	$80,000	$77	85
15644 Carlisle St	0.25mi	3/1.0	1,055 (+4%)	0mo	$129,900	$123	81
16452 Bringard Dr	0.31mi	3/1.5	1,025 (+1%)	2mo	$131,900	$129	80
16291 Fairmount Dr	0.33mi	3/1.0	977 (-4%)	2mo	$112,000	$115	77
16267 Edmore Dr	0.17mi	3/1.0	1,100 (+9%)	1mo	$122,500	$111	77
16209 Tacoma St	0.48mi	3/1.0	968 (-4%)	1mo	$62,900	$65	70
15275 Eastburn St	0.52mi	3/1.0	1,100 (+9%)	2mo	$56,000	$51	60
16277 Liberal St	0.62mi	3/1.0	945 (-7%)	1mo	$25,000	$26	59
16107 Manning St	0.54mi	3/1.0	925 (-9%)	2mo	$61,000	$66	59
16301 Coram St	0.74mi	3/1.0	929 (-8%)	1mo	$19,500	$21	51

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 1.97×
• Total profit: $20,412
• Equity at exit: $11,183

10-year hold

• IRR: 30.9%
• Equity multiple: 3.56×
• Total profit: $53,795
• Equity at exit: $6,485

Cash invested: $21,000 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $546

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 54%

Sensitivity live

Price	-10% $598	-5% $572	+0% $546	+5% $520	+10% $494
Rent	-10% $440	-5% $493	+0% $546	+5% $599	+10% $652
Rate	-1.0pp $584	-0.5pp $565	base $546	+0.5pp $527	+1.0pp $507

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	6d	1	0.22mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	16d	1	0.24mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	16d	1	0.25mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	25d	1	0.27mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	45d	1	0.35mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	25d	1	0.51mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	45d	1	0.55mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	45d	1	0.81mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	45d	1	0.85mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	14d	1	0.88mi
22030 Cushing Ave Eastpointe, MI	3.0	2.0	1300	$1,650	$1.27	5d	1	0.90mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	4d	1	0.91mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	18d	1	0.95mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	18d	1	0.97mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	18d	1	1.08mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	45d	1	1.15mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	25d	1	1.20mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	25d	1	1.21mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	1.22mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	1.27mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	45d	1	1.30mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.30mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	16d	1	1.32mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	18d	1	1.40mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	18d	1	1.40mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	1.41mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	45d	1	1.41mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	1.41mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	25d	1	1.43mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,640	$1.69	0d	14	1.43mi
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	12d	1	1.47mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	18d	1	1.50mi

Listing history 28 events

1. 2026-05-31
   status $75,000 Pending 30 DOM

   Show marketing remark (455 chars)

   Unlock the potential at 16036 Carlisle in Detroit. HUGE value and an incredible value-add opportunity for investors or savvy buyers looking to build equity! This property offers a spacious layout with solid bones, making it the perfect canvas for renovation or customization. With strong upside potential, this home is ideal for primary homeowners and investors alike in an area with ongoing growth and demand. Don't miss out on this promising investment!

2. 2026-05-04
   historical Accepting Backup Offers 455-char remark

   Show marketing remark (455 chars)

   Unlock the potential at 16036 Carlisle in Detroit. HUGE value and an incredible value-add opportunity for investors or savvy buyers looking to build equity! This property offers a spacious layout with solid bones, making it the perfect canvas for renovation or customization. With strong upside potential, this home is ideal for primary homeowners and investors alike in an area with ongoing growth and demand. Don't miss out on this promising investment!

3. 2026-05-04
   historical Active Under Contract 461-char remark

   Show marketing remark (455 chars)

   Unlock the potential at 16036 Carlisle in Detroit. HUGE value and an incredible value-add opportunity for investors or savvy buyers looking to build equity! This property offers a spacious layout with solid bones, making it the perfect canvas for renovation or customization. With strong upside potential, this home is ideal for primary homeowners and investors alike in an area with ongoing growth and demand. Don't miss out on this promising investment!

4. 2026-04-30
   listed $75,000 Active 455-char remark

   Show marketing remark (455 chars)

   Unlock the potential at 16036 Carlisle in Detroit. HUGE value and an incredible value-add opportunity for investors or savvy buyers looking to build equity! This property offers a spacious layout with solid bones, making it the perfect canvas for renovation or customization. With strong upside potential, this home is ideal for primary homeowners and investors alike in an area with ongoing growth and demand. Don't miss out on this promising investment!

5. 2026-04-30
   listed $75,000 Active 461-char remark

   Show marketing remark (455 chars)

   Unlock the potential at 16036 Carlisle in Detroit. HUGE value and an incredible value-add opportunity for investors or savvy buyers looking to build equity! This property offers a spacious layout with solid bones, making it the perfect canvas for renovation or customization. With strong upside potential, this home is ideal for primary homeowners and investors alike in an area with ongoing growth and demand. Don't miss out on this promising investment!

6. 2025-04-02
   historical
7. 2025-04-02
   historical
8. 2024-10-31
   listed $75,000 Active
9. 2024-10-31
   listed $75,000 Active
10. 2024-10-17
    historical
11. 2024-10-17
    historical
12. 2024-06-11
    price $74,900
13. 2024-06-10
    price $74,900
14. 2024-04-17
    listed $75,000 Active
15. 2024-04-17
    listed $75,000 Active
16. 2023-11-14
    status Pending
17. 2023-11-14
    status Pending
18. 2023-11-14
    historical
19. 2023-11-14
    historical
20. 2023-09-07
    price $69,400
21. 2023-09-06
    price $69,400
22. 2023-05-30
    listed $69,900 Active
23. 2023-05-30
    listed $69,900 Active
24. 2020-07-30
    soldstatus $53,000
25. 1995-07-11
    soldstatus $55,000
26. 1995-06-27
    soldstatus $55,000
27. 1995-05-12
    historical
28. 1995-05-03
    listed $55,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°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: $16,166
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$2,182
• Taxable income: $5,696
• Est. tax owed @ 24.0%: −$1,367
• After-tax cash flow: $5,184/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+36.4% since first listed

31 events — show timeline

• 2026-05-31 Pending — MiRealSource-MiMLS
• 2026-05-31 Pending — REALCOMP
• 2026-05-19 Relisted — MiRealSource-MiMLS
• 2026-05-19 Relisted — REALCOMP
• 2026-05-04 Contingent — MiRealSource-MiMLS
• 2026-05-04 Contingent — REALCOMP
• 2026-04-30 Listed $75,000 REALCOMP
• 2026-04-30 Listed $75,000 MiRealSource-MiMLS
• 2025-04-02 Listing Removed — REALCOMP
• 2025-04-02 Listing Removed — MiRealSource-MiMLS
• 2024-10-31 Listed $75,000 REALCOMP
• 2024-10-31 Listed $75,000 MiRealSource-MiMLS
• 2024-10-17 Listing Removed — MiRealSource-MiMLS
• 2024-10-17 Listing Removed — REALCOMP
• 2024-06-11 Price Changed $74,900 MiRealSource-MiMLS
• 2024-06-10 Price Changed $74,900 REALCOMP
• 2024-04-17 Listed $75,000 MiRealSource-MiMLS
• 2024-04-17 Listed $75,000 REALCOMP
• 2023-11-14 Pending — MiRealSource-MiMLS
• 2023-11-14 Pending — REALCOMP
• 2023-11-14 Listing Removed — MiRealSource-MiMLS
• 2023-11-14 Listing Removed — REALCOMP
• 2023-09-07 Price Changed $69,400 MiRealSource-MiMLS
• 2023-09-06 Price Changed $69,400 REALCOMP
• 2023-05-30 Listed $69,900 MiRealSource-MiMLS
• 2023-05-30 Listed $69,900 REALCOMP
• 2020-07-30 Sold (Public Records) $53,000 Public Records
• 1995-07-11 Sold (Public Records) $55,000 Public Records
• 1995-06-27 Sold (MLS) $55,000 MiRealSource-MiMLS
• 1995-05-12 Listing Removed — MiRealSource-MiMLS
• 1995-05-03 Listed $55,000 MiRealSource-MiMLS

Property tax history

+10.1%/yr

Latest (2025): $5,719 · +3.6% YoY. Source: county tax records.