16608 Trinity St · Detroit, MI 48219

$94,900

3 bd · 1.0 ba · 860 sqft · SingleFamily public records · 3 Days on market

Built 1939 5,663 sqft lot Est $69k · 38% over

---

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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• 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

Solid investment opportunity in an established Detroit neighborhood. This brick home features 3 bedrooms, 1 bath, basement, and garage. Property is currently tenant-occupied with Section 8 tenancy generating $1,200/month. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

Key facts

• Tenant occupied
• 5,663 sq ft lot
• Built 1939

Tags

• INVESTMENT OPPORTUNITY
• ESTABLISHED NEIGHBORHOOD
• TENANT OCCUPIED

Property features AI

Exterior

• Utilities: Public water service
• Home design: Cape Cod style; Single-family residence; Residential property
• Construction: Brick construction; Built in 1939
• Exterior features: Public water

Interior

• Bedrooms: Primary bedroom; Two additional bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Three total rooms; Full basement

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 $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

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 (+8.0%/yr); 305 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($44k/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 $656 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 + 8.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1939 — 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: 1.31% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.91%
• DSCR: 1.62
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $68,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16115 Burt Rd	0.21mi	2/1.0 (-1)	859 (-0%)	5mo	$57,000	$66	80
15717 Fielding St	0.52mi	3/1.5	867 (+1%)	9mo	$95,000	$110	65
15703 Fielding St	0.54mi	3/1.0	871 (+1%)	9mo	$40,000	$46	65
15835 Burgess St	0.47mi	3/1.0	918 (+7%)	9mo	$93,000	$101	60
17126 Patton St	0.37mi	3/1.0	960 (+12%)	10mo	$75,900	$79	55
15421 Westbrook St	0.60mi	2/1.0 (-1)	815 (-5%)	5mo	$31,000	$38	54
15366 Patton St	0.67mi	3/1.0	809 (-6%)	7mo	$85,000	$105	53
16525 Lamphere St	0.72mi	3/1.0	884 (+3%)	12mo	$85,714	$97	52
15361 Patton St	0.67mi	3/1.0	950 (+10%)	8mo	$80,000	$84	45
16804 Dolphin St	0.57mi	3/2.0	943 (+10%)	10mo	$75,000	$80	45
17370 Stout St	0.59mi	2/1.0 (-1)	745 (-13%)	2mo	$37,000	$50	43
16816 Lamphere St	0.71mi	2/1.0 (-1)	732 (-15%)	3mo	$54,000	$74	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.41×
• Total profit: $10,832
• Equity at exit: $14,150

10-year hold

• IRR: 22.8%
• Equity multiple: 3.43×
• Total profit: $64,699
• Equity at exit: $8,205

Cash invested: $26,572 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$498
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $308

Break-even live

Break-even rent $853

Max offer price $94,900

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.07mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	0.29mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	0.46mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.48mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.48mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.50mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	0.50mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	0.68mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	0.68mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	44d	1	0.70mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.74mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	17d	1	0.77mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	0.78mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	0.78mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	44d	1	0.79mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	0.86mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.87mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	0.89mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	0.91mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	24d	1	0.92mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	22d	1	0.92mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.92mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.92mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.96mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.96mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	1.05mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	1.13mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	1.22mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	17d	1	1.23mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	1.25mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	1.34mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	17d	1	1.39mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	1.43mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	1.44mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	44d	1	1.44mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.44mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	1.46mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	44d	1	1.50mi

Listing history 4 events

1. 2026-06-18
   days on market $94,900 Active 3 DOM
2. 2026-06-17
   days on market $94,900 Active 2 DOM
3. 2026-06-16
   remarks 298-char remark

   Show marketing remark (298 chars)

   Solid investment opportunity in an established Detroit neighborhood. This brick home features 3 bedrooms, 1 bath, basement, and garage. Property is currently tenant-occupied with Section 8 tenancy generating $1,200/month. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

4. 2026-06-16
   listed $94,900 Active 1 DOM

   Show marketing remark (298 chars)

   Solid investment opportunity in an established Detroit neighborhood. This brick home features 3 bedrooms, 1 bath, basement, and garage. Property is currently tenant-occupied with Section 8 tenancy generating $1,200/month. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $1,640 · $137/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 2/10 Low 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: $14,913
• − Mortgage interest: −$5,316
• − Property taxes: −$1,640
• − Insurance: −$474
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,761
• Taxable income: $2,336
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $3,134/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+374.5% since first listed

28 events — show timeline

• 2026-06-16 Listed $94,900 REALCOMP
• 2026-06-15 Listed $94,900 SW Michigan MLS
• 2026-06-15 Listed $94,900 MiRealSource-MiMLS
• 2022-02-15 Sold (Public Records) $96,000 Public Records
• 2018-02-23 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2018-02-23 Sold (MLS) $17,000 REALCOMP
• 2018-02-20 Pending — MiRealSource-MiMLS
• 2018-02-20 Pending — REALCOMP
• 2018-02-10 Price Changed $17,500 MiRealSource-MiMLS
• 2018-02-10 Price Changed $17,500 REALCOMP
• 2018-02-08 Price Changed $19,000 MiRealSource-MiMLS
• 2018-02-07 Price Changed $19,000 REALCOMP
• 2017-11-30 Listed $19,900 MiRealSource-MiMLS
• 2017-11-30 Listed $19,900 REALCOMP
• 2015-03-03 Listing Removed — MiRealSource-MiMLS
• 2015-01-20 Listing Removed — REALCOMP
• 2014-12-09 Price Changed $9,995 REALCOMP
• 2014-11-14 Price Changed $19,900 REALCOMP
• 2014-09-03 Listed $9,995 MiRealSource-MiMLS
• 2014-09-03 Listed $24,900 REALCOMP
• 2013-12-10 Listing Removed — MiRealSource-MiMLS
• 2013-06-10 Listed $650 MiRealSource-MiMLS
• 2008-03-11 Sold (MLS) $14,000 REALCOMP
• 2008-03-11 Sold (MLS) $14,000 MiRealSource-MiMLS
• 2008-02-13 Listing Removed — MiRealSource-MiMLS
• 2008-01-16 Listed $19,900 REALCOMP
• 2008-01-16 Listed $19,900 MiRealSource-MiMLS
• 1991-03-11 Sold (Public Records) $20,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,640 · +46.3% YoY. Source: county tax records.