16170 Stoepel St · Detroit, MI 48221

$99,000

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 138 Days on market

Built 1926 4,356 sqft lot $65/sqft · 21% above area Est $129k · 23% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 16170 Stoepel ST, Detroit, MI, this spacious single-family residence, or can easily be converted back to Income Producing with two units, 2/1 downstairs, 1/1 upstairs, located right across from Detroit's University and within walking distance of BRAND NEW W McNICHOLS RD. A great deal for the first time Home Buyer or investor, in an area where property values are rising. Centrally located near downtown. Owner inherited the property has never lived there, tired of renting and want to sell. Let's make a deal.

Key facts

• 4,356 sq ft lot
• Built 1926
• Listed 138 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 (+3.4%/yr); 349 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 + 3.4% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1926 — 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: 1.43% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.16%
• DSCR: 1.94
• GRM: 5.8

CMA / ARV

• ARV (median comp): $128,610
• List price: $99,000
• Delta: -23.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16143 Monica St	0.14mi	4/2.0 (+1)	1,500 (-1%)	2mo	$175,000	$117	84
16811 Stoepel St	0.27mi	3/2.0	1,500 (-1%)	5mo	$138,000	$92	80
16533 Parkside St	0.52mi	3/2.0	1,500 (-1%)	2mo	$205,000	$137	71
16180 Wildemere St	0.47mi	3/1.5	1,454 (-4%)	2mo	$115,000	$79	70
16141 Wildemere St	0.44mi	3/1.5	1,448 (-4%)	5mo	$165,000	$114	68
17421 Quincy St	0.68mi	3/1.5	1,474 (-2%)	2mo	$234,500	$159	62
16161 Roselawn St	0.56mi	3/1.5	1,666 (+10%)	1mo	$169,000	$101	56
16659 Lilac St	0.39mi	3/2.0	1,296 (-14%)	1mo	$40,000	$31	55
17127 Woodingham Dr	0.64mi	3/2.0	1,623 (+7%)	4mo	$215,000	$132	52
16796 Turner St	0.54mi	4/2.0 (+1)	1,710 (+13%)	3mo	$159,000	$93	44
15703 Northlawn St	0.71mi	4/1.0 (+1)	1,365 (-10%)	5mo	$70,000	$51	40
15379 Woodingham Dr	0.64mi	4/1.0 (+1)	1,300 (-14%)	4mo	$7,000	$5	36

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.57×
• Total profit: $15,705
• Equity at exit: $14,761

10-year hold

• IRR: 23.2%
• Equity multiple: 3.03×
• Total profit: $56,321
• Equity at exit: $8,560

Cash invested: $27,720 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$519
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $489

Break-even live

Break-even rent $798

Max offer price $99,000

Occupancy floor 61%

Sensitivity live

Price	-10% $545	-5% $517	+0% $489	+5% $461	+10% $433
Rent	-10% $377	-5% $433	+0% $489	+5% $545	+10% $601
Rate	-1.0pp $539	-0.5pp $514	base $489	+0.5pp $463	+1.0pp $437

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	18d	1	0.20mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	18d	1	0.33mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	25d	1	0.43mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	17d	1	0.46mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	18d	1	0.49mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	44d	1	0.54mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	44d	1	0.70mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	0.72mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	44d	1	0.74mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	44d	1	0.77mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	44d	1	0.78mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	25d	1	0.78mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	44d	1	0.81mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	5d	1	0.82mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	0.82mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	20d	1	0.84mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	25d	1	0.84mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	0.85mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	44d	1	0.86mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	25d	1	0.91mi
16211 Kentucky St Detroit, MI	4.0	2.0	2168	$1,995	$0.92	18d	1	0.93mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	44d	1	1.07mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	18d	1	1.10mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	1.15mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	1.22mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	1.31mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	18d	1	1.34mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	1.37mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	44d	1	1.39mi
17670 Manderson Rd Unit 17670 Detroit, MI	2.0	1.0	1199	$1,595	$1.33	44d	1	1.42mi
17666 Manderson Rd Unit 17666 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	44d	1	1.42mi
1031 Covington Dr Unit 1061 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	44d	1	1.43mi
1029 Covington Dr Unit 1029 Detroit, MI	2.0	1.0	1200	$1,495	$1.25	44d	1	1.43mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	1.43mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	1.44mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	1.47mi
885 Covington Dr Unit 201 Highland Park, MI	2.0	2.0	1350	$1,695	$1.26	44d	1	1.48mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	44d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $99,000 Active 138 DOM
2. 2026-06-17
   days on market $99,000 Active 137 DOM
3. 2026-06-15
   days on market $99,000 Active 135 DOM
4. 2026-06-13
   days on market $99,000 Active 133 DOM
5. 2026-06-13
   days on market $99,000 Active 132 DOM
6. 2026-06-09
   days on market $99,000 Active 129 DOM
7. 2026-06-08
   days on market $99,000 Active 128 DOM
8. 2026-06-07
   days on market $99,000 Active 127 DOM
9. 2026-06-04
   days on market $99,000 Active 124 DOM
10. 2026-06-03
    pricedays on market $99,000 Active 123 DOM
11. 2026-06-01
    days on market $119,000 Active 121 DOM
12. 2026-05-31
    days on market $119,000 Active 120 DOM
13. 2026-01-28
    listed $129,000 Active 522-char remark

    Show marketing remark (522 chars)

    Located at 16170 Stoepel ST, Detroit, MI, this spacious single-family residence, or can easily be converted back to Income Producing with two units, 2/1 downstairs, 1/1 upstairs, located right across from Detroit's University and within walking distance of BRAND NEW W McNICHOLS RD. A great deal for the first time Home Buyer or investor, in an area where property values are rising. Centrally located near downtown. Owner inherited the property has never lived there, tired of renting and want to sell. Let's make a deal.

14. 2026-01-28
    listed $129,000 Active 522-char remark

    Show marketing remark (522 chars)

    Located at 16170 Stoepel ST, Detroit, MI, this spacious single-family residence, or can easily be converted back to Income Producing with two units, 2/1 downstairs, 1/1 upstairs, located right across from Detroit's University and within walking distance of BRAND NEW W McNICHOLS RD. A great deal for the first time Home Buyer or investor, in an area where property values are rising. Centrally located near downtown. Owner inherited the property has never lived there, tired of renting and want to sell. Let's make a deal.

15. 2026-01-27
    historical
16. 2026-01-26
    status Active
17. 2025-03-28
    status Pending
18. 2025-03-28
    status Pending
19. 2025-03-28
    historical
20. 2024-11-27
    listed $89,000 Active
21. 2024-11-27
    listed $89,000 Active
22. 2024-05-21
    historical
23. 2024-05-21
    historical
24. 2024-04-09
    listed $129,000 Active
25. 2024-04-09
    listed $129,000 Active
26. 2024-04-02
    historical
27. 2024-04-02
    historical

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,184 · $99/mo
• Expected delta: +$340/yr (+$28/mo · 40.3%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,005
• − Mortgage interest: −$5,546
• − Property taxes: −$844
• − Insurance: −$495
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$2,880
• Taxable income: $4,520
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $4,780/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

+0.0% since first listed

15 events — show timeline

• 2026-01-28 Listed $129,000 REALCOMP
• 2026-01-28 Listed $129,000 MiRealSource-MiMLS
• 2026-01-27 Listing Removed — MiRealSource-MiMLS
• 2026-01-26 Relisted — REALCOMP
• 2025-03-28 Pending — MiRealSource-MiMLS
• 2025-03-28 Pending — REALCOMP
• 2025-03-28 Listing Removed — REALCOMP
• 2024-11-27 Listed $89,000 REALCOMP
• 2024-11-27 Listed $89,000 MiRealSource-MiMLS
• 2024-05-21 Listing Removed — MiRealSource-MiMLS
• 2024-05-21 Listing Removed — REALCOMP
• 2024-04-09 Listed $129,000 MiRealSource-MiMLS
• 2024-04-09 Listed $129,000 REALCOMP
• 2024-04-02 Coming Soon — MiRealSource-MiMLS
• 2024-04-02 Coming Soon — REALCOMP

Property tax history

-1.5%/yr

Latest (2025): $844 · -53.5% YoY. Source: county tax records.