16069 Carlisle St · Detroit, MI 48205

$64,999

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 102 Days on market

Built 1943 5,227 sqft lot $74/sqft · at area comps Est $66k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.2/15.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location - Nice Rental. Tenant occupied with a long-term tenant. Close to 8 mile and major freeways, restaurants and shopping. Add this to your rental portfolio.

Key facts

• Major freeways
• Shopping
• Restaurants

Tags

• CLOSE TO 8 MILE
• MAJOR FREEWAYS
• RESTAURANTS
• SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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; 19 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 42% 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 30y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,149 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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: 2.08% ✓
• Cap rate: 17.18%
• Cash-on-cash: 38.88%
• DSCR: 2.73
• GRM: 4.0

CMA / ARV

• ARV (median comp): $65,975
• List price: $64,999
• Delta: -1.48%
• Verdict: FAIR
• 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	0.03mi	3/1.0	957 (+9%)	1mo	$42,000	$44	82
16062 CARLISLE St	0.03mi	3/1.0	957 (+9%)	1mo	$42,000	$44	82
16026 Eastburn St	0.28mi	4/1.0 (+1)	874 (-0%)	4mo	$62,600	$72	79
15825 Eastburn St	0.30mi	3/1.0	928 (+6%)	3mo	$77,000	$83	73
16039 Fairmount Dr	0.30mi	3/1.0	957 (+9%)	4mo	$19,000	$20	67
16291 Fairmount Dr	0.34mi	3/1.0	977 (+12%)	2mo	$112,000	$115	63
16107 Manning St	0.57mi	3/1.0	925 (+6%)	2mo	$61,000	$66	62
15889 Tacoma St	0.51mi	3/1.0	942 (+8%)	5mo	$96,000	$102	59
16209 Tacoma St	0.51mi	3/1.0	968 (+11%)	1mo	$62,900	$65	58
16277 Liberal St	0.64mi	3/1.0	945 (+8%)	1mo	$25,000	$26	56
15834 Novara St	0.73mi	3/1.0	929 (+6%)	4mo	$90,000	$97	52
15037 E State Fair St	0.74mi	3/1.0	992 (+13%)	4mo	$27,500	$28	40

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: 33.1%
• Equity multiple: 2.36×
• Total profit: $24,834
• Equity at exit: $9,692

10-year hold

• IRR: 39.2%
• Equity multiple: 4.37×
• Total profit: $61,290
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$341
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $590

Break-even live

Break-even rent $603

Max offer price $64,999

Occupancy floor 51%

Sensitivity live

Price	-10% $627	-5% $608	+0% $590	+5% $571	+10% $553
Rent	-10% $483	-5% $536	+0% $590	+5% $643	+10% $696
Rate	-1.0pp $622	-0.5pp $606	base $590	+0.5pp $573	+1.0pp $556

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	45d	1	0.55mi
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	13d	1	0.88mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	18d	1	1.08mi
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
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
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
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	18d	1	1.50mi

Listing history 48 events

1. 2026-06-21
   days on market $64,999 Active 102 DOM
2. 2026-06-18
   days on market $64,999 Active 99 DOM
3. 2026-06-17
   days on market $64,999 Active 98 DOM
4. 2026-06-15
   days on market $64,999 Active 96 DOM
5. 2026-06-13
   days on market $64,999 Active 94 DOM
6. 2026-06-13
   days on market $64,999 Active 93 DOM
7. 2026-06-09
   days on market $64,999 Active 90 DOM
8. 2026-06-08
   days on market $64,999 Active 89 DOM
9. 2026-06-07
   days on market $64,999 Active 88 DOM
10. 2026-06-04
    days on market $64,999 Active 85 DOM
11. 2026-06-03
    days on market $64,999 Active 84 DOM
12. 2026-06-01
    days on market $64,999 Active 82 DOM
13. 2026-05-31
    days on market $64,999 Active 81 DOM
14. 2026-04-17
    price $64,999 167-char remark

    Show marketing remark (167 chars)

    Great Location - Nice Rental. Tenant occupied with a long-term tenant. Close to 8 mile and major freeways, restaurants and shopping. Add this to your rental portfolio.

15. 2026-04-16
    price $64,999 167-char remark

    Show marketing remark (167 chars)

    Great Location - Nice Rental. Tenant occupied with a long-term tenant. Close to 8 mile and major freeways, restaurants and shopping. Add this to your rental portfolio.

16. 2026-04-11
    status Active 167-char remark

    Show marketing remark (167 chars)

    Great Location - Nice Rental. Tenant occupied with a long-term tenant. Close to 8 mile and major freeways, restaurants and shopping. Add this to your rental portfolio.

17. 2026-04-11
    status Active 167-char remark

    Show marketing remark (167 chars)

    Great Location - Nice Rental. Tenant occupied with a long-term tenant. Close to 8 mile and major freeways, restaurants and shopping. Add this to your rental portfolio.

18. 2026-03-31
    historical Accepting Backup Offers 167-char remark

    Show marketing remark (167 chars)

    Great Location - Nice Rental. Tenant occupied with a long-term tenant. Close to 8 mile and major freeways, restaurants and shopping. Add this to your rental portfolio.

19. 2026-03-31
    historical Active Under Contract 167-char remark

    Show marketing remark (167 chars)

    Great Location - Nice Rental. Tenant occupied with a long-term tenant. Close to 8 mile and major freeways, restaurants and shopping. Add this to your rental portfolio.

20. 2026-03-11
    listed $69,999 Active 167-char remark

    Show marketing remark (167 chars)

    Great Location - Nice Rental. Tenant occupied with a long-term tenant. Close to 8 mile and major freeways, restaurants and shopping. Add this to your rental portfolio.

21. 2026-03-11
    listed $69,999 Active 167-char remark

    Show marketing remark (167 chars)

    Great Location - Nice Rental. Tenant occupied with a long-term tenant. Close to 8 mile and major freeways, restaurants and shopping. Add this to your rental portfolio.

22. 2026-03-09
    historical
23. 2026-03-09
    historical
24. 2026-01-26
    listed $69,999 Active
25. 2026-01-26
    listed $69,999 Active
26. 2025-03-31
    historical
27. 2025-03-31
    historical
28. 2025-03-06
    price $67,500
29. 2025-03-06
    price $67,500
30. 2024-10-02
    listed $68,000 Active
31. 2024-10-02
    listed $68,000 Active
32. 2024-08-01
    historical
33. 2024-07-31
    historical
34. 2024-04-13
    price $69,900
35. 2024-04-12
    price $69,900
36. 2024-03-05
    listed $75,000 Active
37. 2024-03-05
    listed $75,000 Active
38. 2020-01-14
    soldstatus $57,000
39. 2020-01-07
    soldstatus $57,000
40. 2014-08-08
    soldstatus $13,500
41. 2014-08-08
    soldstatus $13,500
42. 2014-02-10
    historical
43. 2013-10-06
    listed $10,000
44. 2013-10-06
    listed $10,000
45. 1996-10-07
    soldstatus $59,500
46. 1996-09-20
    soldstatus $59,500
47. 1996-07-26
    historical
48. 1996-07-11
    listed $56,500

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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 ≥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: $16,197
• − Mortgage interest: −$3,641
• − Property taxes: −$1,304
• − Insurance: −$325
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$1,891
• Taxable income: $6,445
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $5,530/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

+15.0% since first listed

35 events — show timeline

• 2026-04-17 Price Changed $64,999 MiRealSource-MiMLS
• 2026-04-16 Price Changed $64,999 REALCOMP
• 2026-04-11 Relisted — MiRealSource-MiMLS
• 2026-04-11 Relisted — REALCOMP
• 2026-03-31 Contingent — MiRealSource-MiMLS
• 2026-03-31 Contingent — REALCOMP
• 2026-03-11 Listed $69,999 REALCOMP
• 2026-03-11 Listed $69,999 MiRealSource-MiMLS
• 2026-03-09 Listing Removed — REALCOMP
• 2026-03-09 Listing Removed — MiRealSource-MiMLS
• 2026-01-26 Listed $69,999 REALCOMP
• 2026-01-26 Listed $69,999 MiRealSource-MiMLS
• 2025-03-31 Listing Removed — MiRealSource-MiMLS
• 2025-03-31 Listing Removed — REALCOMP
• 2025-03-06 Price Changed $67,500 MiRealSource-MiMLS
• 2025-03-06 Price Changed $67,500 REALCOMP
• 2024-10-02 Listed $68,000 MiRealSource-MiMLS
• 2024-10-02 Listed $68,000 REALCOMP
• 2024-08-01 Listing Removed — MiRealSource-MiMLS
• 2024-07-31 Listing Removed — REALCOMP
• 2024-04-13 Price Changed $69,900 MiRealSource-MiMLS
• 2024-04-12 Price Changed $69,900 REALCOMP
• 2024-03-05 Listed $75,000 MiRealSource-MiMLS
• 2024-03-05 Listed $75,000 REALCOMP
• 2020-01-14 Sold (Public Records) $57,000 Public Records
• 2020-01-07 Sold (Public Records) $57,000 Public Records
• 2014-08-08 Sold (MLS) $13,500 MiRealSource-MiMLS
• 2014-08-08 Sold (MLS) $13,500 REALCOMP
• 2014-02-10 Listing Removed — MiRealSource-MiMLS
• 2013-10-06 Listed $10,000 MiRealSource-MiMLS
• 2013-10-06 Listed $10,000 REALCOMP
• 1996-10-07 Sold (Public Records) $59,500 Public Records
• 1996-09-20 Sold (MLS) $59,500 MiRealSource-MiMLS
• 1996-07-26 Listing Removed — MiRealSource-MiMLS
• 1996-07-11 Listed $56,500 MiRealSource-MiMLS

Property tax history

+0.3%/yr

Latest (2025): $1,304 · -9.1% YoY. Source: county tax records.