16083 Manning St · Detroit, MI 48205

$69,900

2 bd · 1.0 ba · 705 sqft · SingleFamily public records · 82 Days on market

Built 1951 4,356 sqft lot Est $66k · 5% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +5.0/15.0
• 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

This terrific ranch home blends modern comfort with efficiency. Step inside to find many stylish updates, including a beautifully remodeled kitchen and bathroom. The home features generously sized bedrooms and a full basement that offers endless potential for extra living space or storage. All major systems are in good condition, giving peace of mind to the next owner. Located in a thriving neighborhood, this property is surrounded by growth and convenience. With too many highlights to list, this home offers plenty of upside and an opportunity you don't want to miss!

Key facts

• Remodeled bathroom
• Remodeled kitchen
• Full basement

Tags

• REMODELED KITCHEN
• REMODELED BATHROOM
• FULL BASEMENT

Property features AI

Finance

• Financial info: Annual property tax approximately $1,960

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot dimensions about 35 x 125 (0.1 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Partially finished basement; Total of 2 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

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; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 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 $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 1.37% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.49%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $66,270
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16100 Liberal St	0.09mi	2/1.0	679 (-4%)	7mo	$15,900	$23	84
16476 Fairmount Dr	0.33mi	2/1.0	713 (+1%)	3mo	$43,900	$62	80
18532 Roscommon St	0.32mi	2/1.0	700 (-1%)	9mo	$70,000	$100	76
15871 Fairmount Dr	0.30mi	2/1.0	719 (+2%)	10mo	$14,500	$20	75
18700 Mccormick St	0.52mi	2/1.0	706 (+0%)	5mo	$63,000	$89	72
16701 Fairmount Dr	0.46mi	2/1.0	725 (+3%)	7mo	$92,700	$128	68
18996 Roscommon St	0.61mi	2/1.0	698 (-1%)	5mo	$98,000	$140	65
18547 Mccormick St	0.45mi	3/1.0 (+1)	689 (-2%)	7mo	$30,000	$44	65
18933 Kingsville St	0.60mi	2/1.0	672 (-5%)	8mo	$72,000	$107	58
16610 E State Fair St	0.32mi	2/1.0	800 (+14%)	7mo	$75,000	$94	57
19139 Kenosha St	0.69mi	2/1.0	681 (-3%)	7mo	$95,000	$140	56
15294 Saratoga St	0.74mi	3/1.0 (+1)	802 (+14%)	7mo	$65,000	$81	32

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $5,264
• Equity at exit: $10,422

10-year hold

• IRR: 14.9%
• Equity multiple: 2.11×
• Total profit: $21,724
• Equity at exit: $6,044

Cash invested: $19,572 (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: 6.1×

Monthly cashflow live

• Estimated rent: $958 high
• Mortgage (P&I): −$367
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $285

Break-even live

Break-even rent $597

Max offer price $69,900

Occupancy floor 65%

Sensitivity live

Price	-10% $325	-5% $305	+0% $285	+5% $265	+10% $246
Rent	-10% $210	-5% $247	+0% $285	+5% $323	+10% $361
Rate	-1.0pp $320	-0.5pp $303	base $285	+0.5pp $267	+1.0pp $249

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16241 Seven Mile E Unit 4 Detroit, MI	1.0	1.0	650	$650	$1.00	45d	1	0.36mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	45d	1	0.65mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	45d	1	0.95mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	45d	1	1.12mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	14d	1	1.14mi

Listing history 30 events

1. 2026-04-28
   status Pending 573-char remark

   Show marketing remark (573 chars)

   This terrific ranch home blends modern comfort with efficiency. Step inside to find many stylish updates, including a beautifully remodeled kitchen and bathroom. The home features generously sized bedrooms and a full basement that offers endless potential for extra living space or storage. All major systems are in good condition, giving peace of mind to the next owner. Located in a thriving neighborhood, this property is surrounded by growth and convenience. With too many highlights to list, this home offers plenty of upside and an opportunity you don't want to miss!

2. 2026-04-28
   status Pending

   Show marketing remark (573 chars)

   This terrific ranch home blends modern comfort with efficiency. Step inside to find many stylish updates, including a beautifully remodeled kitchen and bathroom. The home features generously sized bedrooms and a full basement that offers endless potential for extra living space or storage. All major systems are in good condition, giving peace of mind to the next owner. Located in a thriving neighborhood, this property is surrounded by growth and convenience. With too many highlights to list, this home offers plenty of upside and an opportunity you don't want to miss!

3. 2026-04-19
   historical $1,275
4. 2026-03-20
   price $69,900 573-char remark

   Show marketing remark (573 chars)

   This terrific ranch home blends modern comfort with efficiency. Step inside to find many stylish updates, including a beautifully remodeled kitchen and bathroom. The home features generously sized bedrooms and a full basement that offers endless potential for extra living space or storage. All major systems are in good condition, giving peace of mind to the next owner. Located in a thriving neighborhood, this property is surrounded by growth and convenience. With too many highlights to list, this home offers plenty of upside and an opportunity you don't want to miss!

5. 2026-03-20
   price $69,900

   Show marketing remark (573 chars)

   This terrific ranch home blends modern comfort with efficiency. Step inside to find many stylish updates, including a beautifully remodeled kitchen and bathroom. The home features generously sized bedrooms and a full basement that offers endless potential for extra living space or storage. All major systems are in good condition, giving peace of mind to the next owner. Located in a thriving neighborhood, this property is surrounded by growth and convenience. With too many highlights to list, this home offers plenty of upside and an opportunity you don't want to miss!

6. 2026-03-18
   price $1,275
7. 2026-02-16
   price $1,375
8. 2026-02-05
   listed $74,900 Active

   Show marketing remark (573 chars)

   This terrific ranch home blends modern comfort with efficiency. Step inside to find many stylish updates, including a beautifully remodeled kitchen and bathroom. The home features generously sized bedrooms and a full basement that offers endless potential for extra living space or storage. All major systems are in good condition, giving peace of mind to the next owner. Located in a thriving neighborhood, this property is surrounded by growth and convenience. With too many highlights to list, this home offers plenty of upside and an opportunity you don't want to miss!

9. 2026-02-05
   listed $74,900 Active 573-char remark

   Show marketing remark (573 chars)

   This terrific ranch home blends modern comfort with efficiency. Step inside to find many stylish updates, including a beautifully remodeled kitchen and bathroom. The home features generously sized bedrooms and a full basement that offers endless potential for extra living space or storage. All major systems are in good condition, giving peace of mind to the next owner. Located in a thriving neighborhood, this property is surrounded by growth and convenience. With too many highlights to list, this home offers plenty of upside and an opportunity you don't want to miss!

10. 2025-12-19
    listed $1,400
11. 2025-10-08
    historical
12. 2025-10-08
    historical
13. 2025-08-31
    listed $79,900 Active
14. 2025-08-31
    listed $79,900 Active
15. 2024-06-30
    historical
16. 2024-06-30
    historical
17. 2023-06-26
    price $32,000
18. 2023-06-26
    price $32,000
19. 2023-05-22
    listed $35,000 Active
20. 2023-05-22
    listed $35,000 Active
21. 2017-08-16
    historical
22. 2017-08-16
    historical
23. 2017-07-19
    listed $9,700 Active
24. 2017-07-19
    price $9,700
25. 2017-04-21
    listed $9,900 Active
26. 2016-03-31
    soldstatus $160,000
27. 2007-09-30
    historical
28. 2007-09-30
    historical
29. 2006-08-11
    listed $74,000
30. 2006-08-11
    listed $74,000

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $993 · $83/mo
• Expected delta: +$84/yr (+$7/mo · 9.2%)

ⓘ 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 ≥95°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: $11,493
• − Mortgage interest: −$3,915
• − Property taxes: −$909
• − Insurance: −$350
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$2,033
• Taxable income: $2,447
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $2,835/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

-98.3% since first listed

30 events — show timeline

• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-28 Pending — REALCOMP
• 2026-04-19 Rental Removed $1,275 Avail
• 2026-03-20 Price Changed $69,900 MiRealSource-MiMLS
• 2026-03-20 Price Changed $69,900 REALCOMP
• 2026-03-18 Price Changed $1,275 Avail
• 2026-02-16 Price Changed $1,375 Avail
• 2026-02-05 Listed $74,900 REALCOMP
• 2026-02-05 Listed $74,900 MiRealSource-MiMLS
• 2025-12-19 Listed for Rent $1,400 Avail
• 2025-10-08 Listing Removed — MiRealSource-MiMLS
• 2025-10-08 Listing Removed — REALCOMP
• 2025-08-31 Listed $79,900 REALCOMP
• 2025-08-31 Listed $79,900 MiRealSource-MiMLS
• 2024-06-30 Listing Removed — MiRealSource-MiMLS
• 2024-06-30 Listing Removed — REALCOMP
• 2023-06-26 Price Changed $32,000 MiRealSource-MiMLS
• 2023-06-26 Price Changed $32,000 REALCOMP
• 2023-05-22 Listed $35,000 MiRealSource-MiMLS
• 2023-05-22 Listed $35,000 REALCOMP
• 2017-08-16 Listing Removed — REALCOMP
• 2017-08-16 Listing Removed — MiRealSource-MiMLS
• 2017-07-19 Listed $9,700 MiRealSource-MiMLS
• 2017-07-19 Price Changed $9,700 REALCOMP
• 2017-04-21 Listed $9,900 REALCOMP
• 2016-03-31 Sold (Public Records) $160,000 Public Records
• 2007-09-30 Listing Removed — REALCOMP
• 2007-09-30 Listing Removed — MiRealSource-MiMLS
• 2006-08-11 Listed $74,000 REALCOMP
• 2006-08-11 Listed $74,000 MiRealSource-MiMLS

Property tax history

-1.2%/yr

Latest (2025): $909 · -53.6% YoY. Source: county tax records.