3537 16th St · Wyandotte, MI 48192

$173,000

6 bd · 2.0 ba · 1,239 sqft · SingleFamily public records · 35 Days on market

Built 1928 4,356 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 +15.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +4.9/10.0
• Rent growth +4.5/5.0
• Livability +4.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3537 16th Street presents an excellent opportunity to own a well-maintained multi-family duplex in desirable Wyandotte. This upper and lower unit property features separate private entrances for each unit, offering flexibility for owner-occupants or investors alike. The upper unit is currently vacant and ready for occupancy, while the lower unit is occupied, providing immediate income potential. The property also offers a walk-up basement, detached garage, and a deck. Conveniently located near shopping, dining, parks, and local amenities, this duplex offers strong investment potential in a sought-after area. Upper vacant unit allows immediate use for owner occupancy or tenant placement. The lower unit is shown by appointment only with the existing tenant. All information deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information and measurements.

Key facts

• Multi-family duplex
• Private entrances
• Walk-up basement

Tags

• MULTI-FAMILY DUPLEX
• PRIVATE ENTRANCES
• WALK-UP BASEMENT
• DETACHED GARAGE
• DECK
• INVESTMENT POTENTIAL

Property features AI

Finance

• Other: Pets not allowed
• Financial info: One 2-bedroom unit renting for $1,000; One 1-bedroom unit renting for $725

Exterior

• Parking: 4 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Multi-family residential property; Two stories; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Deck; Paved road access; Residential zoning

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two-bedroom unit; One-bedroom unit
• Bathrooms: Two full bathrooms total (each unit has one full bathroom)
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Gas water heater; Full unfinished walk-out basement
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $78 ($934/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $168k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.8% in Wyandotte — 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 88/100 on livability (#11 in MI, #181 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-.
• Wyandotte School District (suburban): math 27% / reading 45% proficiency, ranked #262 of 540 in MI (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Monroe Elementary School (math 22% / reading 37%, grade F, #866 of 1,397 statewide, top 65%, 383 students, 67% FRL); Woodrow Wilson School (math 20% / reading 40%, grade F, #337 of 493 statewide, top 69%, 889 students, 60% FRL); Roosevelt High School (math 27% / reading 52%, grade F, #304 of 713 statewide, top 46%, 1,232 students, 54% FRL).
• Market conditions: Rents rising fast (+7.9%/yr); 123 active listings in the ZIP; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $5k 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 + 7.9% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y 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 $139k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.86% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.73×
• Total profit: $-13,172
• Equity at exit: $25,795

10-year hold

• IRR: 8.6%
• Equity multiple: 1.82×
• Total profit: $39,777
• Equity at exit: $14,958

Cash invested: $48,440 (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 48192

• Rents YoY: 7.9%
• Active inventory: 123
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,898 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$442 /mo · $5,308/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $78

Break-even live

Break-even rent $1,800

Max offer price $173,000

Occupancy floor 91%

Sensitivity live

Price	-10% $176	-5% $127	+0% $78	+5% $29	+10% $-20
Rent	-10% $-72	-5% $3	+0% $78	+5% $153	+10% $228
Rate	-1.0pp $165	-0.5pp $122	base $78	+0.5pp $33	+1.0pp $-13

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-22
   days on market $173,000 Active 35 DOM
2. 2026-06-21
   days on market $173,000 Active 34 DOM
3. 2026-06-18
   days on market $173,000 Active 31 DOM
4. 2026-06-17
   days on market $173,000 Active 30 DOM
5. 2026-06-16
   days on market $173,000 Active 29 DOM
6. 2026-06-15
   days on market $173,000 Active 28 DOM
7. 2026-06-13
   days on market $173,000 Active 26 DOM
8. 2026-06-13
   days on market $173,000 Active 25 DOM
9. 2026-06-09
   days on market $173,000 Active 22 DOM
10. 2026-06-08
    days on market $173,000 Active 21 DOM
11. 2026-06-07
    days on market $173,000 Active 20 DOM
12. 2026-06-04
    days on market $173,000 Active 17 DOM
13. 2026-06-03
    days on market $173,000 Active 16 DOM
14. 2026-06-02
    days on market $173,000 Active 15 DOM
15. 2026-06-01
    days on market $173,000 Active 14 DOM
16. 2026-05-31
    days on market $173,000 Active 13 DOM
17. 2026-05-18
    listed $173,000 Active 885-char remark

    Show marketing remark (885 chars)

    3537 16th Street presents an excellent opportunity to own a well-maintained multi-family duplex in desirable Wyandotte. This upper and lower unit property features separate private entrances for each unit, offering flexibility for owner-occupants or investors alike. The upper unit is currently vacant and ready for occupancy, while the lower unit is occupied, providing immediate income potential. The property also offers a walk-up basement, detached garage, and a deck. Conveniently located near shopping, dining, parks, and local amenities, this duplex offers strong investment potential in a sought-after area. Upper vacant unit allows immediate use for owner occupancy or tenant placement. The lower unit is shown by appointment only with the existing tenant. All information deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information and measurements.

18. 2026-05-18
    listed $173,000 Active

    Show marketing remark (885 chars)

    3537 16th Street presents an excellent opportunity to own a well-maintained multi-family duplex in desirable Wyandotte. This upper and lower unit property features separate private entrances for each unit, offering flexibility for owner-occupants or investors alike. The upper unit is currently vacant and ready for occupancy, while the lower unit is occupied, providing immediate income potential. The property also offers a walk-up basement, detached garage, and a deck. Conveniently located near shopping, dining, parks, and local amenities, this duplex offers strong investment potential in a sought-after area. Upper vacant unit allows immediate use for owner occupancy or tenant placement. The lower unit is shown by appointment only with the existing tenant. All information deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information and measurements.

19. 2020-09-09
    soldstatus $139,300
20. 2020-08-24
    soldstatus $139,300 Sold 442-char remark

    Show marketing remark (442 chars)

    Here is your next investment property. This beautiful home has long term tenants paying $1700/mo. Everything is extremely well maintained and is city certified until September 2024. Main floor unit offers 2 bedrooms, 1 bath, living room, eat-in kitchen. The basement has lots of storage and laundry. Second floor unit features 1 bedroom, 1 bath, kitchen, dining area. Each has private entrances. A list of updates and rental income available.

21. 2020-08-24
    soldstatus $139,300 Closed

    Show marketing remark (442 chars)

    Here is your next investment property. This beautiful home has long term tenants paying $1700/mo. Everything is extremely well maintained and is city certified until September 2024. Main floor unit offers 2 bedrooms, 1 bath, living room, eat-in kitchen. The basement has lots of storage and laundry. Second floor unit features 1 bedroom, 1 bath, kitchen, dining area. Each has private entrances. A list of updates and rental income available.

22. 2020-08-18
    status Pending

    Show marketing remark (442 chars)

    Here is your next investment property. This beautiful home has long term tenants paying $1700/mo. Everything is extremely well maintained and is city certified until September 2024. Main floor unit offers 2 bedrooms, 1 bath, living room, eat-in kitchen. The basement has lots of storage and laundry. Second floor unit features 1 bedroom, 1 bath, kitchen, dining area. Each has private entrances. A list of updates and rental income available.

23. 2020-08-18
    status Pending 442-char remark

    Show marketing remark (442 chars)

    Here is your next investment property. This beautiful home has long term tenants paying $1700/mo. Everything is extremely well maintained and is city certified until September 2024. Main floor unit offers 2 bedrooms, 1 bath, living room, eat-in kitchen. The basement has lots of storage and laundry. Second floor unit features 1 bedroom, 1 bath, kitchen, dining area. Each has private entrances. A list of updates and rental income available.

24. 2020-07-13
    historical Accepting Backup Offers

    Show marketing remark (442 chars)

    Here is your next investment property. This beautiful home has long term tenants paying $1700/mo. Everything is extremely well maintained and is city certified until September 2024. Main floor unit offers 2 bedrooms, 1 bath, living room, eat-in kitchen. The basement has lots of storage and laundry. Second floor unit features 1 bedroom, 1 bath, kitchen, dining area. Each has private entrances. A list of updates and rental income available.

25. 2020-07-13
    historical Accepting Backup Offers 442-char remark

    Show marketing remark (442 chars)

    Here is your next investment property. This beautiful home has long term tenants paying $1700/mo. Everything is extremely well maintained and is city certified until September 2024. Main floor unit offers 2 bedrooms, 1 bath, living room, eat-in kitchen. The basement has lots of storage and laundry. Second floor unit features 1 bedroom, 1 bath, kitchen, dining area. Each has private entrances. A list of updates and rental income available.

26. 2020-07-07
    listed $139,900 Active 442-char remark

    Show marketing remark (442 chars)

    Here is your next investment property. This beautiful home has long term tenants paying $1700/mo. Everything is extremely well maintained and is city certified until September 2024. Main floor unit offers 2 bedrooms, 1 bath, living room, eat-in kitchen. The basement has lots of storage and laundry. Second floor unit features 1 bedroom, 1 bath, kitchen, dining area. Each has private entrances. A list of updates and rental income available.

27. 2020-07-07
    listed $139,900 Active

    Show marketing remark (442 chars)

    Here is your next investment property. This beautiful home has long term tenants paying $1700/mo. Everything is extremely well maintained and is city certified until September 2024. Main floor unit offers 2 bedrooms, 1 bath, living room, eat-in kitchen. The basement has lots of storage and laundry. Second floor unit features 1 bedroom, 1 bath, kitchen, dining area. Each has private entrances. A list of updates and rental income available.

28. 2019-07-29
    historical
29. 2019-06-10
    status Pending
30. 2019-06-10
    status Pending
31. 2019-06-10
    historical
32. 2019-03-27
    listed $149,900 Active
33. 2019-03-27
    listed $149,900 Active
34. 2000-08-30
    soldstatus $119,400
35. 2000-07-15
    listed $117,900
36. 1992-04-16
    soldstatus $55,900

ⓘ 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: $5,308 · $442/mo
• Projected year-2 tax: $5,308 · $442/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,776
• − Mortgage interest: −$9,691
• − Property taxes: −$5,308
• − Insurance: −$865
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$5,033
• Taxable loss: −$1,764
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $1,357/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: Wyandotte School District
• NCES district ID: 2636540
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $50,265
• Composite: 31.13/100
• National rank: #6060
• State rank: #262 of 540 in MI

Livability — Wyandotte

• Score: 88/100
• State rank: #11
• US rank: #181

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime B+ Employment C- Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wyandotte, MI
• County: Wayne County · 1,562,939 people
• City population: 24,489
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,489
• Household income: $71,987
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 570.0

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 White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 19% Lithuanian 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -228.97%
• Current HPI: 174.8428
• Rent YoY: ▲ 7.86%
• 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

+209.5% since first listed

20 events — show timeline

• 2026-05-18 Listed $173,000 REALCOMP
• 2026-05-18 Listed $173,000 MiRealSource-MiMLS
• 2020-09-09 Sold (Public Records) $139,300 Public Records
• 2020-08-24 Sold (MLS) $139,300 MiRealSource-MiMLS
• 2020-08-24 Sold (MLS) $139,300 REALCOMP
• 2020-08-18 Pending — MiRealSource-MiMLS
• 2020-08-18 Pending — REALCOMP
• 2020-07-13 Contingent — MiRealSource-MiMLS
• 2020-07-13 Contingent — REALCOMP
• 2020-07-07 Listed $139,900 MiRealSource-MiMLS
• 2020-07-07 Listed $139,900 REALCOMP
• 2019-07-29 Listing Removed — REALCOMP
• 2019-06-10 Pending — MiRealSource-MiMLS
• 2019-06-10 Pending — REALCOMP
• 2019-06-10 Listing Removed — MiRealSource-MiMLS
• 2019-03-27 Listed $149,900 MiRealSource-MiMLS
• 2019-03-27 Listed $149,900 REALCOMP
• 2000-08-30 Sold (MLS) $119,400 MiRealSource-MiMLS
• 2000-07-15 Listed $117,900 MiRealSource-MiMLS
• 1992-04-16 Sold (Public Records) $55,900 Public Records

Property tax history

+8.3%/yr

Latest (2025): $5,308 · +2.9% YoY. Source: county tax records.