16021 Tacoma St · Detroit, MI 48205

$144,900

4 bd · 1.5 ba · 1,687 sqft · SingleFamily public records · 126 Days on market

Built 1947 6,534 sqft lot Est $105k · 39% over

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Why this score? — see what drove the F 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 +15.3/30.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• 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

Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1947

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story; Entry on ground level; Brick exterior
• Construction: Brick construction
• Exterior features: Paved road access; Lot dimensions approximately 53 x 125 (0.15 acre)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Ground-level entry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $54 ($650/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (5.3% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Fisher Magnet Lower Academy (456 students, 93% FRL); Fisher Magnet Upper Academy (math 15% / reading 44%, grade F, #341 of 493 statewide, top 69%, 378 students, 93% FRL); Denby High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 537 students, 88% FRL) — zoned schools at 91% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 376 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 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 $1k 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.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 30y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $145k implies a 1108% 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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $104,594
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16286 E State Fair St	0.20mi	4/1.0	1,439 (-15%)	2mo	$99,900	$69	63
15826 Coram St	0.30mi	5/2.0 (+1)	1,546 (-8%)	5mo	$127,500	$82	61
16200 Novara St	0.24mi	3/1.0 (-1)	1,880 (+11%)	3mo	$35,000	$19	60
18722 Woodside St	0.49mi	4/2.0	1,619 (-4%)	10mo	$178,500	$110	60
15429 Fairmount Dr	0.42mi	3/2.0 (-1)	1,865 (+11%)	2mo	$70,000	$38	55
19009 Woodland St	0.72mi	3/2.0 (-1)	1,720 (+2%)	2mo	$106,000	$62	54
18932 Washtenaw St	0.68mi	3/2.0 (-1)	1,713 (+2%)	6mo	$87,000	$51	54
16516 Collingham Dr	0.53mi	3/2.0 (-1)	1,590 (-6%)	10mo	$120,000	$75	50
15211 Fairmount Dr	0.54mi	3/2.0 (-1)	1,500 (-11%)	1mo	$70,000	$47	48
15666 Carlisle St	0.52mi	3/1.0 (-1)	1,889 (+12%)	3mo	$61,999	$33	46
18969 Woodside St	0.67mi	3/1.0 (-1)	1,820 (+8%)	8mo	$105,000	$58	42
15035 Carlisle St	0.75mi	3/2.5 (-1)	1,906 (+13%)	7mo	$143,500	$75	28

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: -15.7%
• Equity multiple: 0.45×
• Total profit: $-22,258
• Equity at exit: $21,605

10-year hold

• IRR: -10.4%
• Equity multiple: 0.41×
• Total profit: $-23,782
• Equity at exit: $12,528

Cash invested: $40,572 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$760
• Tax from tax record: −$210 /mo · $2,517/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $54

Break-even live

Break-even rent $1,304

Max offer price $144,900

Occupancy floor 91%

Sensitivity live

Price	-10% $136	-5% $95	+0% $54	+5% $13	+10% $-28
Rent	-10% $-54	-5% $0	+0% $54	+5% $108	+10% $163
Rate	-1.0pp $127	-0.5pp $91	base $54	+0.5pp $17	+1.0pp $-22

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.32mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	45d	1	0.39mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	19d	1	0.49mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	45d	1	0.50mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	19d	1	0.52mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	0.96mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	45d	1	0.96mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	26d	1	0.97mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	19d	1	1.01mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	45d	1	1.03mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	45d	1	1.13mi
15238 Seymour St Detroit, MI	3.0	1.0	1064	$1,300	$1.22	0d	1	1.14mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	45d	1	1.18mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	45d	1	1.21mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	19d	1	1.21mi
22030 Cushing Ave Eastpointe, MI	3.0	2.0	1300	$1,650	$1.27	6d	1	1.34mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	19d	1	1.40mi

Listing history 36 events

1. 2026-06-04
   days on market $144,900 Active 126 DOM
2. 2026-06-03
   days on market $144,900 Active 125 DOM
3. 2026-06-01
   days on market $144,900 Active 123 DOM
4. 2026-05-31
   days on market $144,900 Active 122 DOM
5. 2026-05-18
   status Active 220-char remark

   Show marketing remark (220 chars)

   Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

6. 2026-05-18
   status Active

   Show marketing remark (220 chars)

   Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

7. 2026-04-28
   historical Accepting Backup Offers 220-char remark

   Show marketing remark (220 chars)

   Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

8. 2026-04-28
   historical Active Under Contract

   Show marketing remark (220 chars)

   Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

9. 2026-03-22
   status Active 220-char remark

   Show marketing remark (220 chars)

   Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

10. 2026-03-22
    status Active

    Show marketing remark (220 chars)

    Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

11. 2026-03-16
    status Pending 220-char remark

    Show marketing remark (220 chars)

    Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

12. 2026-03-16
    status Pending

    Show marketing remark (220 chars)

    Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

13. 2026-03-08
    price $149,900 220-char remark

    Show marketing remark (220 chars)

    Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

14. 2026-03-08
    price $149,900

    Show marketing remark (220 chars)

    Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

15. 2026-02-25
    price $154,900 220-char remark

    Show marketing remark (220 chars)

    Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

16. 2026-02-25
    price $154,900

    Show marketing remark (220 chars)

    Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

17. 2026-01-23
    listed $159,900 Active

    Show marketing remark (220 chars)

    Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

18. 2026-01-23
    listed $159,900 Active 220-char remark

    Show marketing remark (220 chars)

    Come check out this 4 bedroom two bath house on the eastside of Detroit. This home offers a lot of space and is perfect for first time home buyers looking for a home for their family. Newly updated with a two car garage.

19. 2020-05-22
    soldstatus $12,000 Sold 70-char remark

    Show marketing remark (70 chars)

    4 Bedroom Colonial being sold as part of package with 9903 Mark Twain.

20. 2020-05-22
    soldstatus $12,000 Closed

    Show marketing remark (70 chars)

    4 Bedroom Colonial being sold as part of package with 9903 Mark Twain.

21. 2020-04-16
    status Pending

    Show marketing remark (70 chars)

    4 Bedroom Colonial being sold as part of package with 9903 Mark Twain.

22. 2020-04-16
    status Pending 70-char remark

    Show marketing remark (70 chars)

    4 Bedroom Colonial being sold as part of package with 9903 Mark Twain.

23. 2020-04-08
    price $20,000

    Show marketing remark (70 chars)

    4 Bedroom Colonial being sold as part of package with 9903 Mark Twain.

24. 2020-04-08
    price $20,000 70-char remark

    Show marketing remark (70 chars)

    4 Bedroom Colonial being sold as part of package with 9903 Mark Twain.

25. 2020-02-11
    listed $25,000 Active 70-char remark

    Show marketing remark (70 chars)

    4 Bedroom Colonial being sold as part of package with 9903 Mark Twain.

26. 2020-02-11
    listed $25,000 Active

    Show marketing remark (70 chars)

    4 Bedroom Colonial being sold as part of package with 9903 Mark Twain.

27. 2019-02-02
    historical
28. 2019-02-02
    historical
29. 2018-10-20
    price $25,000
30. 2018-10-18
    price $25,000
31. 2018-09-10
    listed $30,000 Active
32. 2018-09-10
    listed $30,000 Active
33. 1996-12-09
    soldstatus $69,000
34. 1996-11-22
    soldstatus $68,000
35. 1996-09-24
    historical
36. 1996-09-12
    listed $69,900

ⓘ 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: $2,517 · $210/mo
• Projected year-2 tax: $2,517 · $210/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: $16,469
• − Mortgage interest: −$8,117
• − Property taxes: −$2,517
• − Insurance: −$724
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$4,215
• Taxable loss: −$1,740
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $1,068/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

+114.4% since first listed

32 events — show timeline

• 2026-05-18 Relisted — MiRealSource-MiMLS
• 2026-05-18 Relisted — REALCOMP
• 2026-04-28 Contingent — MiRealSource-MiMLS
• 2026-04-28 Contingent — REALCOMP
• 2026-03-22 Relisted — MiRealSource-MiMLS
• 2026-03-22 Relisted — REALCOMP
• 2026-03-16 Pending — MiRealSource-MiMLS
• 2026-03-16 Pending — REALCOMP
• 2026-03-08 Price Changed $149,900 MiRealSource-MiMLS
• 2026-03-08 Price Changed $149,900 REALCOMP
• 2026-02-25 Price Changed $154,900 MiRealSource-MiMLS
• 2026-02-25 Price Changed $154,900 REALCOMP
• 2026-01-23 Listed $159,900 REALCOMP
• 2026-01-23 Listed $159,900 MiRealSource-MiMLS
• 2020-05-22 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2020-05-22 Sold (MLS) $12,000 REALCOMP
• 2020-04-16 Pending — MiRealSource-MiMLS
• 2020-04-16 Pending — REALCOMP
• 2020-04-08 Price Changed $20,000 MiRealSource-MiMLS
• 2020-04-08 Price Changed $20,000 REALCOMP
• 2020-02-11 Listed $25,000 MiRealSource-MiMLS
• 2020-02-11 Listed $25,000 REALCOMP
• 2019-02-02 Listing Removed — MiRealSource-MiMLS
• 2019-02-02 Listing Removed — REALCOMP
• 2018-10-20 Price Changed $25,000 MiRealSource-MiMLS
• 2018-10-18 Price Changed $25,000 REALCOMP
• 2018-09-10 Listed $30,000 MiRealSource-MiMLS
• 2018-09-10 Listed $30,000 REALCOMP
• 1996-12-09 Sold (MLS) $69,000 MiRealSource-MiMLS
• 1996-11-22 Sold (Public Records) $68,000 Public Records
• 1996-09-24 Listing Removed — MiRealSource-MiMLS
• 1996-09-12 Listed $69,900 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $2,517 · -37.9% YoY. Source: county tax records.