16559 Mansfield St · Detroit, MI 48235

$95,000

3 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 414 Days on market

Built 1947 3,920 sqft lot $87/sqft · 6% above area Est $90k · 6% over

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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 +4.9/15.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special , very well maintained houses with tenants occupied. Buy it by itself or as a bundle with these listings :7661 Penrod, 18651 Warwick, 9553 Auburn, 18699 Forrer No showing before accepted offer. .. BATVAI

Key facts

• 3,920 sq ft lot
• Garage
• Built 1947

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+3.2%/yr); 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 44% 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 $657 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 + 3.2% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 414 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $95k implies a 459% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 414 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 1947 — 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: 1.52% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.79%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $89,778
• List price: $95,000
• Delta: 5.82%
• 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
15508 Saint Marys St	0.45mi	3/1.0	1,100 (+0%)	0mo	$59,900	$54	78
16727 Mansfield St	0.11mi	3/1.5	1,207 (+10%)	3mo	$165,000	$137	73
16199 Ferguson St	0.23mi	3/1.0	1,192 (+9%)	4mo	$85,000	$71	71
17540 Asbury Park St	0.63mi	3/1.0	1,100 (+0%)	4mo	$57,500	$52	66
16818 Gilchrist St	0.36mi	3/1.0	1,190 (+9%)	3mo	$83,000	$70	66
16709 Lindsay St	0.39mi	3/1.0	1,218 (+11%)	2mo	$124,888	$103	61
16853 Mansfield St	0.24mi	3/2.0	950 (-13%)	4mo	$205,000	$216	60
15800 Biltmore St	0.38mi	3/2.5	1,188 (+9%)	3mo	$112,000	$94	59
16174 Lauder St	0.74mi	3/2.0	1,084 (-1%)	3mo	$102,900	$95	58
15725 Asbury Park	0.43mi	3/2.0	1,206 (+10%)	2mo	$80,200	$67	57
15316 Prevost St NE	0.67mi	2/1.5 (-1)	1,193 (+9%)	2mo	$157,000	$132	45
17552 Ferguson St	0.65mi	3/1.0	957 (-12%)	5mo	$43,000	$45	45

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.59×
• Total profit: $15,755
• Equity at exit: $14,165

10-year hold

• IRR: 23.7%
• Equity multiple: 3.07×
• Total profit: $54,932
• Equity at exit: $8,214

Cash invested: $26,600 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$498
• Tax from tax record: −$123 /mo · $1,475/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $483

Break-even live

Break-even rent $836

Max offer price $95,000

Occupancy floor 62%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	24d	1	0.16mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	3d	1	0.19mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	24d	1	0.22mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	5d	1	0.37mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	1d	1	0.42mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	16d	1	0.44mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	2d	1	0.44mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	43d	1	0.55mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	16d	1	0.57mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	0.61mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	0.66mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	43d	1	0.73mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.73mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	0.74mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.87mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.87mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.87mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	43d	1	0.87mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.87mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	43d	1	0.88mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	16d	1	0.90mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.94mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	0.96mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	0.97mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	0.97mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	0.97mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	0.99mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	43d	1	1.00mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	1.04mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	1.04mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.08mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	17d	1	1.09mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	1.11mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	1.12mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	43d	1	1.13mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	20d	1	1.13mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	16d	1	1.15mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	43d	1	1.15mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	16d	1	1.16mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	1.17mi

Listing history 26 events

1. 2026-06-18
   days on market $95,000 Active 414 DOM
2. 2026-06-17
   days on market $95,000 Active 413 DOM
3. 2026-06-15
   days on market $95,000 Active 411 DOM
4. 2026-06-13
   days on market $95,000 Active 409 DOM
5. 2026-06-13
   days on market $95,000 Active 408 DOM
6. 2026-06-09
   days on market $95,000 Active 405 DOM
7. 2026-06-08
   days on market $95,000 Active 404 DOM
8. 2026-06-07
   days on market $95,000 Active 403 DOM
9. 2026-06-04
   days on market $95,000 Active 400 DOM
10. 2026-06-03
    days on market $95,000 Active 399 DOM
11. 2026-06-01
    days on market $95,000 Active 397 DOM
12. 2026-05-31
    days on market $95,000 Active 396 DOM
13. 2025-07-29
    price $95,000 220-char remark

    Show marketing remark (221 chars)

    Investor special , very well maintained houses with tenants occupied. Buy it by itself or as a bundle with these listings :7661 Penrod, 18651 Warwick, 9553 Auburn, 18699 Forrer No showing before accepted offer. .. BATVAI

14. 2025-07-29
    price $95,000 221-char remark

    Show marketing remark (221 chars)

    Investor special , very well maintained houses with tenants occupied. Buy it by itself or as a bundle with these listings :7661 Penrod, 18651 Warwick, 9553 Auburn, 18699 Forrer No showing before accepted offer. .. BATVAI

15. 2025-04-30
    listed $105,000 Active 221-char remark

    Show marketing remark (220 chars)

    Investor special , very well maintained houses with tenants occupied. Buy it by itself or as a bundle with these listings :7661 Penrod, 18651 Warwick, 9553 Auburn, 18699 Forrer No showing before accepted offer. .. BATVAI

16. 2025-04-30
    listed $105,000 Active 220-char remark

    Show marketing remark (220 chars)

    Investor special , very well maintained houses with tenants occupied. Buy it by itself or as a bundle with these listings :7661 Penrod, 18651 Warwick, 9553 Auburn, 18699 Forrer No showing before accepted offer. .. BATVAI

17. 2025-04-29
    historical $105,000 220-char remark

    Show marketing remark (220 chars)

    Investor special , very well maintained houses with tenants occupied. Buy it by itself or as a bundle with these listings :7661 Penrod, 18651 Warwick, 9553 Auburn, 18699 Forrer No showing before accepted offer. .. BATVAI

18. 2017-11-27
    historical
19. 2017-11-27
    historical
20. 2017-09-18
    listed $41,500 Active
21. 2017-09-18
    listed $41,500 Active
22. 2012-10-31
    historical
23. 2012-10-15
    soldstatus $17,000
24. 2012-09-16
    historical
25. 2012-08-26
    listed $17,900
26. 2012-08-26
    listed $17,900

ⓘ 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: $1,475 · $123/mo
• Projected year-2 tax: $1,475 · $123/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: $17,371
• − Mortgage interest: −$5,321
• − Property taxes: −$1,475
• − Insurance: −$475
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$2,764
• Taxable income: $4,557
• Est. tax owed @ 24.0%: −$1,094
• After-tax cash flow: $4,702/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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% White 3% Two or more races 2% Hispanic / Latino 1%
• 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+430.7% since first listed

14 events — show timeline

• 2025-07-29 Price Changed $95,000 MiRealSource-MiMLS
• 2025-07-29 Price Changed $95,000 REALCOMP
• 2025-04-30 Listed $105,000 REALCOMP
• 2025-04-30 Listed $105,000 MiRealSource-MiMLS
• 2025-04-29 Coming Soon $105,000 MiRealSource-MiMLS
• 2017-11-27 Listing Removed — REALCOMP
• 2017-11-27 Listing Removed — MiRealSource-MiMLS
• 2017-09-18 Listed $41,500 MiRealSource-MiMLS
• 2017-09-18 Listed $41,500 REALCOMP
• 2012-10-31 Listing Removed — REALCOMP
• 2012-10-15 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2012-09-16 Listing Removed — MiRealSource-MiMLS
• 2012-08-26 Listed $17,900 MiRealSource-MiMLS
• 2012-08-26 Listed $17,900 REALCOMP

Property tax history

-2.5%/yr

Latest (2025): $1,475 · -9.4% YoY. Source: county tax records.