16147 Snowden St · Detroit, MI 48235

$150,000

6 bd · 1.5 ba · 1,745 sqft · SingleFamily public records · 31 Days on market

Built 1929 3,920 sqft lot Est $143k · at est.

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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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +5.3/15.0
• 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

Excellent multi-family investment or owner-occupant opportunity in the heart of Detroit! This well-maintained 2-family flat (1 Bed Upper Unit, 2 Bed lower Unit) features a newer roof, newer windows, updated plumbing/electrical, fresh paint, and beautiful hardwood floors throughout. Top unit is currently occupied. The lower unit boasts an extended add-on to the carpeted second bedroom, offering extra spacious living. Conveniently located near major roads, shopping, and dining. Move-in or rent-ready with strong income potential - schedule your showing today! (Under Surveillance)

Key facts

• Convenient location
• 3,920 sq ft lot
• Built 1929

Tags

• MULTI-FAMILY OPPORTUNITY
• SPACIOUS LIVING AREAS
• STRONG RENTAL POTENTIAL
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Zoned residential; Lot dimensions approximately 35 x 116 (0.09 acres)

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential property; One and one-half story layout; Brick construction
• Construction: Brick construction; Brick/mortar foundation; Built-up living area above grade: 1,745 (finished); below-grade finished area: 891
• Exterior features: Paved road access; Pets allowed

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Partially finished basement

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (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); 290 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $1,879/mo this rent would consume 57% of the median local household income ($39k/yr) (locally 3064% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask is 12400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1929 — 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. 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: 1.25% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $143,090
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15896 Hartwell St	0.09mi	5/2.0 (-1)	1,711 (-2%)	20mo	$138,000	$81	69
15739 Cruse St	0.42mi	6/2.0	1,800 (+3%)	7mo	$70,000	$39	68
16635 Steel St	0.37mi	5/1.5 (-1)	1,642 (-6%)	9mo	$205,000	$125	60
15875 Steel St	0.30mi	5/2.0 (-1)	1,856 (+6%)	13mo	$151,500	$82	58
15470 Pinehurst St	0.68mi	6/2.0	1,968 (+13%)	12mo	$152,500	$77	35
15501 Pinehurst St	0.64mi	5/2.0 (-1)	1,606 (-8%)	17mo	$135,000	$84	35

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: 1.12×
• Total profit: $4,877
• Equity at exit: $22,365

10-year hold

• IRR: 12.8%
• Equity multiple: 2.03×
• Total profit: $43,244
• Equity at exit: $12,969

Cash invested: $42,000 (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: 290
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$185 /mo · $2,220/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $450

Break-even live

Break-even rent $1,309

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $535	-5% $493	+0% $450	+5% $408	+10% $365
Rent	-10% $302	-5% $376	+0% $450	+5% $525	+10% $599
Rate	-1.0pp $526	-0.5pp $489	base $450	+0.5pp $411	+1.0pp $372

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	45d	1	1.08mi
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	25d	1	1.08mi
15756 Ohio St Detroit, MI	5.0	2.0	1934	$1,700	$0.88	25d	1	1.18mi
16837 Winthrop St Detroit, MI	5.0	2.0	1500	$2,000	$1.33	21d	1	1.22mi

Listing history 37 events

1. 2026-06-21
   days on market $150,000 Active 31 DOM
2. 2026-06-18
   days on market $150,000 Active 28 DOM
3. 2026-06-17
   days on market $150,000 Active 27 DOM
4. 2026-06-15
   days on market $150,000 Active 25 DOM
5. 2026-06-13
   days on market $150,000 Active 23 DOM
6. 2026-06-13
   days on market $150,000 Active 22 DOM
7. 2026-06-09
   days on market $150,000 Active 19 DOM
8. 2026-06-08
   days on market $150,000 Active 18 DOM
9. 2026-06-07
   days on market $150,000 Active 17 DOM
10. 2026-06-04
    days on market $150,000 Active 14 DOM
11. 2026-06-03
    days on market $150,000 Active 13 DOM
12. 2026-06-02
    days on market $150,000 Active 12 DOM
13. 2026-06-01
    days on market $150,000 Active 11 DOM
14. 2026-05-31
    days on market $150,000 Active 10 DOM
15. 2026-05-22
    listed $1,200
16. 2026-05-21
    listed $150,000 Active 583-char remark

    Show marketing remark (583 chars)

    Excellent multi-family investment or owner-occupant opportunity in the heart of Detroit! This well-maintained 2-family flat (1 Bed Upper Unit, 2 Bed lower Unit) features a newer roof, newer windows, updated plumbing/electrical, fresh paint, and beautiful hardwood floors throughout. Top unit is currently occupied. The lower unit boasts an extended add-on to the carpeted second bedroom, offering extra spacious living. Conveniently located near major roads, shopping, and dining. Move-in or rent-ready with strong income potential - schedule your showing today! (Under Surveillance)

17. 2026-05-21
    listed $150,000 Active

    Show marketing remark (583 chars)

    Excellent multi-family investment or owner-occupant opportunity in the heart of Detroit! This well-maintained 2-family flat (1 Bed Upper Unit, 2 Bed lower Unit) features a newer roof, newer windows, updated plumbing/electrical, fresh paint, and beautiful hardwood floors throughout. Top unit is currently occupied. The lower unit boasts an extended add-on to the carpeted second bedroom, offering extra spacious living. Conveniently located near major roads, shopping, and dining. Move-in or rent-ready with strong income potential - schedule your showing today! (Under Surveillance)

18. 2023-03-20
    soldstatus $90,000
19. 2023-03-13
    soldstatus $90,000 Sold 224-char remark

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

20. 2023-03-13
    soldstatus $90,000 Closed

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

21. 2023-03-01
    status Pending

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

22. 2023-03-01
    status Pending 224-char remark

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

23. 2023-02-20
    price $110,000

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

24. 2023-02-20
    price $110,000 224-char remark

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

25. 2023-02-08
    status Active

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

26. 2023-02-08
    status Active 224-char remark

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

27. 2023-01-26
    status Pending

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

28. 2023-01-26
    status Pending 224-char remark

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

29. 2022-11-30
    status Active 224-char remark

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

30. 2022-11-30
    status Active

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

31. 2022-10-16
    status Pending
32. 2022-10-15
    status Pending 224-char remark

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

33. 2022-09-28
    listed $90,000 Active 224-char remark

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

34. 2022-09-28
    listed $90,000 Active

    Show marketing remark (224 chars)

    2 FAMILY FLAT, BRICK 1 BEDROOM UP AND 2 BEDROOM ON FIRST FLOOR, ALL NEW WINDOWS, ROOF, NEW PLUMBING, FRESHLY PAINTED THROUGHOUT, HARDWOOD FLOORS ON FIRST FLOOR AND WALL TO WALL CARPET ON SECOND FLOOR, SEMI FINISHED BASEMENT

35. 2007-11-30
    historical
36. 2007-08-28
    listed $45,000
37. 2004-11-19
    soldstatus $65,000

ⓘ 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: $2,220 · $185/mo
• Projected year-2 tax: $2,265 · $189/mo
• Expected delta: +$45/yr (+$4/mo · 2.0%)

ⓘ 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: $22,548
• − Mortgage interest: −$8,402
• − Property taxes: −$2,220
• − Insurance: −$750
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$4,364
• Taxable income: $3,205
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $4,635/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

-98.2% since first listed

23 events — show timeline

• 2026-05-22 Listed for Rent $1,200 REALCOMP
• 2026-05-21 Listed $150,000 REALCOMP
• 2026-05-21 Listed $150,000 MiRealSource-MiMLS
• 2023-03-20 Sold (Public Records) $90,000 Public Records
• 2023-03-13 Sold (MLS) $90,000 MiRealSource-MiMLS
• 2023-03-13 Sold (MLS) $90,000 REALCOMP
• 2023-03-01 Pending — MiRealSource-MiMLS
• 2023-03-01 Pending — REALCOMP
• 2023-02-20 Price Changed $110,000 MiRealSource-MiMLS
• 2023-02-20 Price Changed $110,000 REALCOMP
• 2023-02-08 Relisted — MiRealSource-MiMLS
• 2023-02-08 Relisted — REALCOMP
• 2023-01-26 Pending — MiRealSource-MiMLS
• 2023-01-26 Pending — REALCOMP
• 2022-11-30 Relisted — REALCOMP
• 2022-11-30 Relisted — MiRealSource-MiMLS
• 2022-10-16 Pending — MiRealSource-MiMLS
• 2022-10-15 Pending — REALCOMP
• 2022-09-28 Listed $90,000 MiRealSource-MiMLS
• 2022-09-28 Listed $90,000 REALCOMP
• 2007-11-30 Listing Removed — REALCOMP
• 2007-08-28 Listed $45,000 REALCOMP
• 2004-11-19 Sold (Public Records) $65,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,220 · -37.8% YoY. Source: county tax records.