16525 Prevost St · Detroit, MI 48235

$135,000

3 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 46 Days on market

Built 1946 6,098 sqft lot Est $107k · 26% over

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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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Beginnings! 3 Bedroom Bungalow with Formal Dining Room, Natural Fireplace, Finished Basement and Large Spacious Yard! Main Floor Showcases Hardwood Flooring T/O First Floor Living Areas. Hardwood Floors & Cedar Closet in Upstairs Master Bedroom. Family Room Setting In Finished Basement w/ Separate Office or Living Area. Separate Laundry Area, Pantry & Plenty of Storage plus Glass Block Windows in Spacious Basement. New Furnace & Roof 2013. New Drainage/Sewer Line installed 2020 & New HWT 2024. Alarm System. All Appliances Included w/ Additional Refrigerator in Basement. Home also Features Gutter Guard System. Sold "As-Is" Occupied & Requires Post Closing Occupancy.

Key facts

• Hardwood flooring
• Large spacious yard
• Formal dining room

Tags

• FORMAL DINING ROOM
• NATURAL FIREPLACE
• FINISHED BASEMENT
• LARGE SPACIOUS YARD
• HARDWOOD FLOORING
• CEDAR CLOSET

Property features AI

Finance

• Other: Paved road access; Lot approximately 0.14 acres (40 x 148.51); Subdivision: INGLEWOOD PARK SUB 4; Directions: Southfield N to Puritan; S onto Prevost

Exterior

• Parking: Detached 1-car garage
• Security: Closed-circuit cameras; Smoke detectors
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single family residence; One and one-half story; Ground-level entry with steps; Brick construction
• Construction: Brick construction
• Exterior features: Awning(s); Exterior lighting; Covered porch

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Free-standing refrigerator; Electric water heater
• Bedrooms: Total rooms: 9
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Smart thermostat; Finished basement; Wood-burning fireplace in the living room
• Laundry & utility: Laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% 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: 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 (+3.2%/yr); 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 44% 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 $933 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

• It's been on market 46 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.06% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $107,348
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16727 Mansfield St	0.18mi	3/1.5	1,207 (+6%)	3mo	$165,000	$137	78
15508 Saint Marys St	0.45mi	3/1.0	1,100 (-4%)	0mo	$59,900	$54	73
16818 Gilchrist St	0.48mi	3/1.0	1,190 (+4%)	3mo	$83,000	$70	68
15800 Biltmore St	0.45mi	3/2.5	1,188 (+4%)	3mo	$112,000	$94	64
16709 Lindsay St	0.51mi	3/1.0	1,218 (+7%)	2mo	$124,888	$103	63
15725 Asbury Park	0.46mi	3/2.0	1,206 (+6%)	2mo	$80,200	$67	63
15771 Rutherford St	0.33mi	3/1.0	1,289 (+13%)	1mo	$55,106	$43	63
15366 Sussex St	0.70mi	3/1.0	1,100 (-4%)	3mo	$105,000	$95	59
16174 Lauder St	0.62mi	3/2.0	1,084 (-5%)	3mo	$102,900	$95	56
15316 Prevost St NE	0.62mi	2/1.5 (-1)	1,193 (+4%)	2mo	$157,000	$132	55
15727 Mansfield St	0.39mi	3/1.5	1,300 (+14%)	3mo	$55,000	$42	54
15328 Prest St E	0.68mi	3/1.5	1,298 (+14%)	3mo	$66,999	$52	41

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,248
• Equity at exit: $20,129

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $19,970
• Equity at exit: $11,672

Cash invested: $37,800 (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: 283
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$708
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $271

Break-even live

Break-even rent $1,094

Max offer price $135,000

Occupancy floor 76%

Sensitivity live

Price	-10% $348	-5% $310	+0% $271	+5% $233	+10% $195
Rent	-10% $158	-5% $215	+0% $271	+5% $328	+10% $385
Rate	-1.0pp $339	-0.5pp $306	base $271	+0.5pp $236	+1.0pp $201

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	25d	1	0.23mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	25d	1	0.26mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	4d	1	0.29mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	5d	1	0.35mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	0.41mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	3d	1	0.47mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	17d	1	0.50mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	0.55mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	0.56mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	17d	1	0.62mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	25d	1	0.63mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	44d	1	0.64mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	44d	1	0.65mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.79mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	0.80mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	25d	1	0.80mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	0.80mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.80mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	44d	1	0.81mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	0.86mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	44d	1	0.87mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	0.91mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	0.94mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	0.95mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	44d	1	0.96mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	0.97mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	0.98mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	13d	1	0.98mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	1.02mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.05mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	1.07mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	1.08mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	17d	1	1.08mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	1.08mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	20d	1	1.11mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	17d	1	1.13mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	1.13mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	44d	1	1.14mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	44d	1	1.16mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	1.16mi

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 46 DOM
2. 2026-06-17
   days on market $135,000 Active 45 DOM
3. 2026-06-15
   days on market $135,000 Active 43 DOM
4. 2026-06-13
   days on market $135,000 Active 41 DOM
5. 2026-06-13
   days on market $135,000 Active 40 DOM
6. 2026-06-09
   days on market $135,000 Active 37 DOM
7. 2026-06-08
   days on market $135,000 Active 36 DOM
8. 2026-06-07
   days on market $135,000 Active 35 DOM
9. 2026-06-04
   days on market $135,000 Active 32 DOM
10. 2026-06-03
    days on market $135,000 Active 31 DOM
11. 2026-06-02
    days on market $135,000 Active 30 DOM
12. 2026-06-01
    days on market $135,000 Active 29 DOM
13. 2026-05-31
    days on market $135,000 Active 28 DOM
14. 2026-05-01
    status Pending 717-char remark

    Show marketing remark (717 chars)

    New Beginnings! 3 Bedroom Bungalow with Formal Dining Room, Natural Fireplace, Finished Basement and Large Spacious Yard! Main Floor Showcases Hardwood Flooring T/O First Floor Living Areas. Hardwood Floors & Cedar Closet in Upstairs Master Bedroom. Family Room Setting In Finished Basement w/ Separate Office or Living Area. Separate Laundry Area, Pantry & Plenty of Storage plus Glass Block Windows in Spacious Basement. New Furnace & Roof 2013. New Drainage/Sewer Line installed 2020 & New HWT 2024. Alarm System. All Appliances Included w/ Additional Refrigerator in Basement. Home also Features Gutter Guard System. Sold "As-Is" Occupied & Requires Post Closing Occupancy.

15. 2026-05-01
    status Pending

    Show marketing remark (717 chars)

    New Beginnings! 3 Bedroom Bungalow with Formal Dining Room, Natural Fireplace, Finished Basement and Large Spacious Yard! Main Floor Showcases Hardwood Flooring T/O First Floor Living Areas. Hardwood Floors & Cedar Closet in Upstairs Master Bedroom. Family Room Setting In Finished Basement w/ Separate Office or Living Area. Separate Laundry Area, Pantry & Plenty of Storage plus Glass Block Windows in Spacious Basement. New Furnace & Roof 2013. New Drainage/Sewer Line installed 2020 & New HWT 2024. Alarm System. All Appliances Included w/ Additional Refrigerator in Basement. Home also Features Gutter Guard System. Sold "As-Is" Occupied & Requires Post Closing Occupancy.

16. 2026-04-09
    listed $135,000 Active
17. 2026-04-08
    listed $135,000 Active 717-char remark

    Show marketing remark (717 chars)

    New Beginnings! 3 Bedroom Bungalow with Formal Dining Room, Natural Fireplace, Finished Basement and Large Spacious Yard! Main Floor Showcases Hardwood Flooring T/O First Floor Living Areas. Hardwood Floors & Cedar Closet in Upstairs Master Bedroom. Family Room Setting In Finished Basement w/ Separate Office or Living Area. Separate Laundry Area, Pantry & Plenty of Storage plus Glass Block Windows in Spacious Basement. New Furnace & Roof 2013. New Drainage/Sewer Line installed 2020 & New HWT 2024. Alarm System. All Appliances Included w/ Additional Refrigerator in Basement. Home also Features Gutter Guard System. Sold "As-Is" Occupied & Requires Post Closing Occupancy.

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,638 · $136/mo
• Expected delta: +$441/yr (+$37/mo · 36.9%)

ⓘ 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: $17,245
• − Mortgage interest: −$7,562
• − Property taxes: −$1,196
• − Insurance: −$675
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,927
• Taxable income: $1,125
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $2,987/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

+0.0% since first listed

4 events — show timeline

• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — REALCOMP
• 2026-04-09 Listed $135,000 REALCOMP
• 2026-04-08 Listed $135,000 MiRealSource-MiMLS

Property tax history

-2.0%/yr

Latest (2025): $1,196 · -39.2% YoY. Source: county tax records.