16207 Wisconsin St · Detroit, MI 48221

$70,000

3 bd · 1.5 ba · 1,651 sqft · SingleFamily public records · 6 Days on market

Built 1929 3,920 sqft lot

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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 +7.5/15.0
• 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

Great investment opportunity in Detroit! Single-family home located on Wisconsin Street in Detroit. Convenient access to major roads, shopping, and dining. Property offers potential for rental or owner-occupant use.

Key facts

• Convenient access
• Single-family home
• 3,920 sq ft lot

Tags

• SINGLE-FAMILY HOME
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 16.0% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $484 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 + 3.4% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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.
• Current owner paid $35k; list at $70k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.05% ✓
• Cap rate: 15.97%
• Cash-on-cash: 34.56%
• DSCR: 2.54
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $161,798
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16161 Roselawn St	0.24mi	3/1.5	1,666 (+1%)	1mo	$169,000	$101	86
16204 Wisconsin St	0.03mi	3/1.5	1,536 (-7%)	1mo	$163,000	$106	86
16224 Washburn St	0.20mi	3/1.5	1,790 (+8%)	1mo	$174,999	$98	76
17127 Woodingham Dr	0.55mi	3/2.0	1,623 (-2%)	4mo	$215,000	$132	66
17196 Mendota St	0.65mi	3/1.5	1,605 (-3%)	3mo	$131,000	$82	62
17190 Washburn St	0.52mi	4/1.0 (+1)	1,581 (-4%)	3mo	$65,250	$41	59
16500 Griggs St	0.32mi	3/1.5	1,427 (-14%)	4mo	$130,000	$91	59
16796 Turner St	0.55mi	4/2.0 (+1)	1,710 (+4%)	3mo	$159,000	$93	59
16811 Manor St	0.66mi	3/1.5	1,516 (-8%)	1mo	$71,000	$47	55
17175 Greenlawn St	0.56mi	3/1.5	1,841 (+12%)	3mo	$212,000	$115	53
16627 Appoline St	0.75mi	4/1.5 (+1)	1,544 (-6%)	4mo	$64,000	$41	46
16143 Monica St	0.67mi	4/2.0 (+1)	1,500 (-9%)	2mo	$175,000	$117	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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 2.29×
• Total profit: $25,324
• Equity at exit: $10,437

10-year hold

• IRR: 38.1%
• Equity multiple: 4.64×
• Total profit: $71,292
• Equity at exit: $6,052

Cash invested: $19,600 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$367
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $565

Break-even live

Break-even rent $721

Max offer price $70,000

Occupancy floor 56%

Sensitivity live

Price	-10% $604	-5% $584	+0% $565	+5% $545	+10% $525
Rent	-10% $451	-5% $508	+0% $565	+5% $621	+10% $678
Rate	-1.0pp $600	-0.5pp $582	base $565	+0.5pp $546	+1.0pp $528

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	0.00mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	0.06mi
16211 Kentucky St Detroit, MI	4.0	2.0	2168	$1,995	$0.92	18d	1	0.12mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	44d	1	0.13mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	44d	1	0.26mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	44d	1	0.35mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	18d	1	0.41mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	0.45mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	0.46mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	0.49mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	5d	1	0.50mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	18d	1	0.51mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	25d	1	0.54mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	20d	1	0.54mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	17d	1	0.56mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	0.60mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	44d	1	0.72mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	25d	1	0.75mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	18d	1	0.76mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	44d	1	0.77mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	18d	1	0.84mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	44d	1	0.86mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	44d	1	0.92mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	44d	1	1.05mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	25d	1	1.06mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	1.09mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	1.17mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	25d	1	1.17mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	1.28mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	5d	1	1.33mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	1.33mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	44d	1	1.33mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	1.36mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	44d	1	1.40mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	1.46mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	1.46mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	1.47mi

Listing history 12 events

1. 2025-12-19
   status Pending 215-char remark

   Show marketing remark (215 chars)

   Great investment opportunity in Detroit! Single-family home located on Wisconsin Street in Detroit. Convenient access to major roads, shopping, and dining. Property offers potential for rental or owner-occupant use.

2. 2025-12-19
   status Pending

   Show marketing remark (215 chars)

   Great investment opportunity in Detroit! Single-family home located on Wisconsin Street in Detroit. Convenient access to major roads, shopping, and dining. Property offers potential for rental or owner-occupant use.

3. 2025-12-13
   listed $70,000 Active 215-char remark

   Show marketing remark (215 chars)

   Great investment opportunity in Detroit! Single-family home located on Wisconsin Street in Detroit. Convenient access to major roads, shopping, and dining. Property offers potential for rental or owner-occupant use.

4. 2025-12-13
   listed $70,000 Active

   Show marketing remark (215 chars)

   Great investment opportunity in Detroit! Single-family home located on Wisconsin Street in Detroit. Convenient access to major roads, shopping, and dining. Property offers potential for rental or owner-occupant use.

5. 2016-12-30
   soldstatus $35,000 164-char remark

   Show marketing remark (164 chars)

   We have a beautiful 3 bedroom, home need a minor work. all info is estimated. buyer to assume 2016 taxes and water bill . sold as is. seller financing is available.

6. 2016-12-30
   soldstatus $35,000

   Show marketing remark (164 chars)

   We have a beautiful 3 bedroom, home need a minor work. all info is estimated. buyer to assume 2016 taxes and water bill . sold as is. seller financing is available.

7. 2016-11-11
   listed $28,000 164-char remark

   Show marketing remark (164 chars)

   We have a beautiful 3 bedroom, home need a minor work. all info is estimated. buyer to assume 2016 taxes and water bill . sold as is. seller financing is available.

8. 2016-11-11
   listed $28,000

   Show marketing remark (164 chars)

   We have a beautiful 3 bedroom, home need a minor work. all info is estimated. buyer to assume 2016 taxes and water bill . sold as is. seller financing is available.

9. 2016-11-01
   historical
10. 2016-11-01
    historical
11. 2016-08-17
    listed $28,000
12. 2016-08-17
    listed $28,000

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $2,075 · $173/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 ≥97°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: $17,221
• − Mortgage interest: −$3,921
• − Property taxes: −$2,075
• − Insurance: −$350
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$2,036
• Taxable income: $6,083
• Est. tax owed @ 24.0%: −$1,460
• After-tax cash flow: $5,314/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

+150.0% since first listed

12 events — show timeline

• 2025-12-19 Pending — MiRealSource-MiMLS
• 2025-12-19 Pending — REALCOMP
• 2025-12-13 Listed $70,000 REALCOMP
• 2025-12-13 Listed $70,000 MiRealSource-MiMLS
• 2016-12-30 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2016-12-30 Sold (MLS) $35,000 REALCOMP
• 2016-11-11 Listed $28,000 MiRealSource-MiMLS
• 2016-11-11 Listed $28,000 REALCOMP
• 2016-11-01 Listing Removed — MiRealSource-MiMLS
• 2016-11-01 Listing Removed — REALCOMP
• 2016-08-17 Listed $28,000 MiRealSource-MiMLS
• 2016-08-17 Listed $28,000 REALCOMP

Property tax history

+2.2%/yr

Latest (2025): $2,075 · -54.3% YoY. Source: county tax records.