16160 Mark Twain St · Detroit, MI 48235

$125,000

3 bd · 1.0 ba · 1,161 sqft · SingleFamily public records · 7 Days on market

Built 1929 4,792 sqft lot

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Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors, investors, investors. Here is your perfect project house. 3 Bedroom brick Colonial. Needs some work, but is priced to sell. A little elbow grease and imagination and you will have the perfect home for you and your family. Or will make a great rental. Won't last long. Multiple offer situation!! Highest and best due Tuesday 2-21-17 at 5:00 pm

Key facts

• Marble flooring
• Finished basement
• New cabinetry

Tags

• NEWLY REFACED FIREPLACE
• MARBLE FLOORING
• NEW CABINETRY
• NEW COUNTERTOPS
• FINISHED BASEMENT
• DETACHED GARAGE

Property features AI

Finance

• Other: Pets allowed (cats and dogs)

Exterior

• Utilities: Public water
• Home design: Residential 2-story home; Built in 1929; Basement present and finished
• Construction: Brick construction; Basement foundation
• Exterior features: Brick exterior; Fenced yard; Front porch; Paved street access; Frontage approximately 41 feet

Interior

• Kitchen: Kitchen on entry level (approx. 10 x 6) with marble flooring; Dining room on entry level (approx. 11 x 11)
• Bedrooms: Primary bedroom on second level (12 x 13) with carpet; Second bedroom on second level (13 x 11) with carpet; Third bedroom on second level (approx. 9' wide) with carpet
• Flooring: Carpet in bedrooms; Ceramic flooring in bathrooms and entry-level lavatory; Marble flooring in kitchen
• Bathrooms: Three total bathrooms/lavatories; One full bathroom; Entry-level lavatory with ceramic flooring (approx. 4' x 3'); Second-level bathroom with ceramic flooring (approx. 6' x 6'); Basement lavatory with ceramic flooring (approx. 5' x 5')
• Heating & cooling: Natural gas heating; Forced air heating system
• Interior features: Total of 9 rooms; Finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $41 ($487/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• 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: Coleman A Young Elementary School (math 24% / reading 24%, grade F, #980 of 1,397 statewide, top 74%, 416 students, 93% FRL); Henry Ford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 712 students, 86% FRL) — zoned schools at 90% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 291 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 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 $864 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 20y 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 $14k; list at $125k implies a 793% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

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. 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?
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: 1.10% ✓
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $63,855
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15770 Stansbury St	0.31mi	3/1.0	1,100 (-5%)	1mo	$50,000	$45	76
16180 Snowden St	0.49mi	3/1.0	1,137 (-2%)	0mo	$61,000	$54	73
15824 Snowden St	0.52mi	3/1.0	1,127 (-3%)	1mo	$61,000	$54	70
15824 Snowden St	0.52mi	3/1.0	1,127 (-3%)	1mo	$61,000	$54	70
16562 Tracey St	0.36mi	3/1.0	1,244 (+7%)	2mo	$60,000	$48	69
16863 Tracey St	0.47mi	3/2.0	1,200 (+3%)	2mo	$165,000	$138	67
16176 Tracey St	0.33mi	3/2.0	1,270 (+9%)	1mo	$70,000	$55	65
15430 Mark Twain St	0.41mi	3/1.0	1,026 (-12%)	1mo	$95,000	$93	61
15366 Sussex St	0.64mi	3/1.0	1,100 (-5%)	3mo	$105,000	$95	59
15868 Whitcomb St	0.51mi	3/1.0	1,332 (+15%)	2mo	$95,000	$71	50
15041 Lesure St	0.72mi	3/1.0	1,021 (-12%)	2mo	$50,000	$49	44
17531 Ardmore St	0.74mi	4/2.0 (+1)	1,304 (+12%)	2mo	$195,000	$150	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-17,187
• Equity at exit: $18,638

10-year hold

• IRR: -4.1%
• Equity multiple: 0.72×
• Total profit: $-9,660
• Equity at exit: $10,808

Cash invested: $35,000 (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 48235

• Rents YoY: 3.2%
• Active inventory: 291
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$656
• Tax from tax record: −$340 /mo · $4,078/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $41

Break-even live

Break-even rent $1,326

Max offer price $125,000

Occupancy floor 92%

Sensitivity live

Price	-10% $111	-5% $76	+0% $41	+5% $5	+10% $-30
Rent	-10% $-68	-5% $-14	+0% $41	+5% $95	+10% $149
Rate	-1.0pp $104	-0.5pp $72	base $41	+0.5pp $8	+1.0pp $-25

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	18d	1	0.22mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	12d	1	0.24mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	16d	1	0.32mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	26d	1	0.34mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	26d	1	0.41mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	14d	1	0.53mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	45d	1	0.55mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	18d	1	0.57mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	19d	1	0.62mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	26d	1	0.63mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	14d	1	0.63mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	26d	1	0.63mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	18d	1	0.64mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	45d	1	0.66mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	18d	1	0.69mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	45d	1	0.78mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	45d	1	0.78mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	45d	1	0.79mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	23d	1	0.84mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	18d	1	0.85mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,500	$1.49	0d	1	0.88mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	0.91mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	6d	1	0.92mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	26d	1	0.94mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	45d	1	0.96mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	45d	1	0.96mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	18d	1	0.96mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	45d	1	0.97mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	4d	1	0.98mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	0.98mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	16d	1	0.99mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	22d	1	1.00mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	18d	1	1.00mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	45d	1	1.03mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	19d	1	1.03mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	45d	2	1.10mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	18d	1	1.11mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	26d	1	1.13mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	4d	1	1.15mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	0d	1	1.15mi

Listing history 9 events

1. 2026-06-21
   days on market $125,000 Active 7 DOM
2. 2026-06-18
   days on market $125,000 Active 4 DOM
3. 2026-06-17
   days on market $125,000 Active 3 DOM
4. 2026-06-16
   days on market $125,000 Active 2 DOM
5. 2026-06-16
   status $125,000 Active 1 DOM
6. 2026-06-15
   statusdays on marketlisting id $125,000 Pending 1 DOM
7. 2026-06-15
   days on market $125,000 Active 3 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   listed $125,000 Active 1 DOM

ⓘ 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: $4,078 · $340/mo
• Projected year-2 tax: $4,078 · $340/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 ≥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: $16,527
• − Mortgage interest: −$7,002
• − Property taxes: −$4,078
• − Insurance: −$625
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,636
• Taxable loss: −$1,458
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $837/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+39.0% since first listed

39 events — show timeline

• 2026-06-12 Listed $125,000 MiRealSource-MiMLS
• 2017-03-17 Sold (MLS) $14,000 MiRealSource-MiMLS
• 2017-03-17 Sold (MLS) $14,000 REALCOMP
• 2017-02-24 Pending — MiRealSource-MiMLS
• 2017-02-23 Pending — REALCOMP
• 2017-02-11 Price Changed $16,000 MiRealSource-MiMLS
• 2017-02-10 Price Changed $16,000 REALCOMP
• 2017-02-10 Relisted — MiRealSource-MiMLS
• 2017-02-10 Relisted — REALCOMP
• 2017-01-20 Pending — MiRealSource-MiMLS
• 2017-01-19 Pending — REALCOMP
• 2016-12-07 Price Changed $16,900 MiRealSource-MiMLS
• 2016-12-06 Price Changed $16,900 REALCOMP
• 2016-11-05 Listed $17,900 MiRealSource-MiMLS
• 2016-11-04 Listed $17,900 REALCOMP
• 2016-08-18 Listing Removed — REALCOMP
• 2016-08-18 Listing Removed — MiRealSource-MiMLS
• 2016-08-01 Relisted — MiRealSource-MiMLS
• 2016-07-31 Listing Removed — MiRealSource-MiMLS
• 2016-05-03 Listed $40,000 MiRealSource-MiMLS
• 2016-05-03 Listed $40,000 REALCOMP
• 2014-03-26 Sold (MLS) $11,850 REALCOMP
• 2014-03-26 Sold (MLS) $11,850 MiRealSource-MiMLS
• 2014-02-04 Listing Removed — MiRealSource-MiMLS
• 2014-01-16 Listing Removed — REALCOMP
• 2014-01-16 Listing Removed — MiRealSource-MiMLS
• 2014-01-16 Listed $11,664 REALCOMP
• 2014-01-16 Listed $11,664 MiRealSource-MiMLS
• 2013-12-18 Listing Removed — MiRealSource-MiMLS
• 2013-12-18 Listing Removed — REALCOMP
• 2013-12-18 Listed $14,580 REALCOMP
• 2013-12-18 Listed $14,580 MiRealSource-MiMLS
• 2013-09-12 Listed $16,200 MiRealSource-MiMLS
• 2013-09-12 Listed $16,200 REALCOMP
• 2009-04-01 Sold (Public Records) $100,000 Public Records
• 2007-11-30 Sold (MLS) $12,000 REALCOMP
• 2007-04-13 Listed $14,500 REALCOMP
• 2007-01-13 Listing Removed — REALCOMP
• 2006-07-13 Listed $89,900 REALCOMP

Property tax history

+7.6%/yr

Latest (2025): $4,078 · +0.6% YoY. Source: county tax records.