16130 Five Points St · Detroit, MI 48240

$99,000

3 bd · 1.0 ba · 930 sqft · SingleFamily public records · 39 Days on market

Built 1924 0.32 ac lot $106/sqft · 27% below area Est $136k · 27% under

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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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

H & B BEST DUE BY 5 PM. 01/10/2013 EMD submit w/ offer (cert. funds) POF/appral. 5 days in MLS before offer accept. Buyer responsible for all inspections & final water and $250 compliance fee to listing broker. * * * * PLZ DONT REMOVE KEY/LB

Key facts

• 0.32 acre lot
• 3 garage spots
• Built 1924

Property features AI

Exterior

• Parking: Detached garage with 3 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Gravel and dirt road access; Lot roughly 0.32 acres (approx. 80.3 x 174.9)

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (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: 90 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 of loan paydown is wiped out by about $3k 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 39 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 28y 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 $7k; list at $99k implies a 1314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1924 — 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: 1.11% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 7.5

CMA / ARV

• ARV (median comp): $136,448
• List price: $99,000
• Delta: -27.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16230 Winston St	0.18mi	3/1.0	917 (-1%)	1mo	$80,000	$87	89
15512 Dixie	0.32mi	3/1.0	924 (-1%)	4mo	$130,000	$141	81
15490 Dixie	0.35mi	3/1.0	912 (-2%)	2mo	$135,000	$148	79
25012 Midland	0.15mi	2/1.0 (-1)	900 (-3%)	4mo	$85,000	$94	79
16841 Winston St	0.36mi	3/1.0	954 (+3%)	4mo	$95,500	$100	75
15938 Lola Dr	0.42mi	2/1.0 (-1)	950 (+2%)	3mo	$139,000	$146	70
16618 Salem St	0.25mi	2/1.0 (-1)	833 (-10%)	4mo	$47,500	$57	62
15407 Chelsea	0.63mi	3/1.0	960 (+3%)	5mo	$147,500	$154	61
15887 Beech Daly	0.56mi	2/1.0 (-1)	898 (-3%)	4mo	$158,000	$176	60
17324 Salem St	0.66mi	2/1.0 (-1)	954 (+3%)	2mo	$74,900	$79	58
16632 Norborne	0.67mi	2/1.0 (-1)	950 (+2%)	6mo	$165,000	$174	55
17395 Winston St	0.74mi	3/1.0	1,007 (+8%)	6mo	$121,000	$120	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-5,637
• Equity at exit: $14,761

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $8,571
• Equity at exit: $8,560

Cash invested: $27,720 (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 48240

• Active inventory: 90
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,098 high
• Mortgage (P&I): −$519
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $163

Break-even live

Break-even rent $892

Max offer price $99,000

Occupancy floor 80%

Sensitivity live

Price	-10% $219	-5% $191	+0% $163	+5% $135	+10% $107
Rent	-10% $76	-5% $120	+0% $163	+5% $206	+10% $250
Rate	-1.0pp $213	-0.5pp $188	base $163	+0.5pp $137	+1.0pp $111

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	6d	1	0.32mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	0.41mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	45d	1	0.41mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	19d	1	0.49mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	19d	1	0.53mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	45d	1	0.62mi
15195 Aubrey Redford, MI	3.0	1.0	769	$1,395	$1.81	18d	1	0.63mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	25d	1	0.70mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	25d	1	0.76mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	6d	1	1.15mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	45d	1	1.16mi
14292 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.32mi
14286 Riverview St Unit HF Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.33mi
14302 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.33mi
14294 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.33mi
14296 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.33mi
14300 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.33mi
14298 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.33mi
14310 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.33mi
14284 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.34mi
14282 Riverview St Detroit, MI	2.0	1.0	900	$800	$0.89	45d	1	1.34mi
14283 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.34mi
14252 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.34mi
14250 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.34mi
14260 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.34mi
14264 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.34mi
14266 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.34mi
14268 Riverview St Detroit, MI	2.0	1.0	900	$850	$0.94	45d	1	1.34mi
14262 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.34mi
14280 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.34mi
14246 Riverview St Unit A Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.34mi
14246 Riverview St Unit RB Detroit, MI	2.0	1.0	900	$895	$0.99	45d	1	1.34mi
14246 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.34mi
14288 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.34mi
14248 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.35mi
14244 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.35mi
14276 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.35mi
14258 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.35mi
14278 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.35mi
14274 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.35mi

Listing history 40 events

1. 2026-06-21
   days on market $99,000 Active 39 DOM
2. 2026-06-18
   days on market $99,000 Active 36 DOM
3. 2026-06-17
   days on market $99,000 Active 35 DOM
4. 2026-06-15
   days on market $99,000 Active 33 DOM
5. 2026-06-13
   days on market $99,000 Active 31 DOM
6. 2026-06-13
   days on market $99,000 Active 30 DOM
7. 2026-06-09
   days on market $99,000 Active 27 DOM
8. 2026-06-08
   days on market $99,000 Active 26 DOM
9. 2026-06-07
   days on market $99,000 Active 25 DOM
10. 2026-06-04
    days on market $99,000 Active 22 DOM
11. 2026-06-03
    days on market $99,000 Active 21 DOM
12. 2026-06-02
    days on market $99,000 Active 20 DOM
13. 2026-06-01
    days on market $99,000 Active 19 DOM
14. 2026-05-31
    days on market $99,000 Active 18 DOM
15. 2026-05-13
    listed $99,000 Active
16. 2026-05-13
    listed $99,000 Active
17. 2013-03-15
    soldstatus $6,999

    Show marketing remark (256 chars)

    H & B BEST DUE BY 5 PM. 01/10/2013 EMD submit w/ offer (cert. funds) POF/appral. 5 days in MLS before offer accept. Buyer responsible for all inspections & final water and $250 compliance fee to listing broker. * * * * PLZ DONT REMOVE KEY/LB

18. 2013-03-15
    soldstatus $6,999

    Show marketing remark (256 chars)

    H & B BEST DUE BY 5 PM. 01/10/2013 EMD submit w/ offer (cert. funds) POF/appral. 5 days in MLS before offer accept. Buyer responsible for all inspections & final water and $250 compliance fee to listing broker. * * * * PLZ DONT REMOVE KEY/LB

19. 2013-01-03
    listed $4,950

    Show marketing remark (256 chars)

    H & B BEST DUE BY 5 PM. 01/10/2013 EMD submit w/ offer (cert. funds) POF/appral. 5 days in MLS before offer accept. Buyer responsible for all inspections & final water and $250 compliance fee to listing broker. * * * * PLZ DONT REMOVE KEY/LB

20. 2013-01-03
    listed $4,950

    Show marketing remark (256 chars)

    H & B BEST DUE BY 5 PM. 01/10/2013 EMD submit w/ offer (cert. funds) POF/appral. 5 days in MLS before offer accept. Buyer responsible for all inspections & final water and $250 compliance fee to listing broker. * * * * PLZ DONT REMOVE KEY/LB

21. 2012-03-06
    historical
22. 2012-03-06
    historical
23. 2012-01-11
    listed $4,950
24. 2012-01-11
    listed $4,950
25. 2004-10-27
    soldstatus $109,900
26. 2004-08-06
    soldstatus $109,900
27. 2004-05-25
    listed $109,900
28. 2004-05-25
    historical
29. 2004-04-30
    listed $109,900
30. 2004-04-30
    historical
31. 2004-03-13
    listed $109,900
32. 2004-03-13
    historical
33. 2004-03-02
    listed $119,900
34. 2004-03-02
    historical
35. 2004-01-30
    listed $119,900
36. 2004-01-30
    historical
37. 2003-11-26
    listed $119,900
38. 1998-11-19
    soldstatus $86,000
39. 1998-09-09
    listed $85,000
40. 1998-04-01
    soldstatus $22,500

ⓘ 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: $1,729 · $144/mo
• Projected year-2 tax: $1,729 · $144/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 (shaded) · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,176
• − Mortgage interest: −$5,546
• − Property taxes: −$1,729
• − Insurance: −$495
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$2,880
• Taxable income: $418
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $1,855/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
• City population: 572,865
• Population (ZIP): 17,097

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -177.98%
• Current HPI: 236.2958
• Rent YoY: —
• Metro: —
• 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

+340.0% since first listed

26 events — show timeline

• 2026-05-13 Listed $99,000 REALCOMP
• 2026-05-13 Listed $99,000 MiRealSource-MiMLS
• 2013-03-15 Sold (MLS) $6,999 REALCOMP
• 2013-03-15 Sold (MLS) $6,999 MiRealSource-MiMLS
• 2013-01-03 Listed $4,950 REALCOMP
• 2013-01-03 Listed $4,950 MiRealSource-MiMLS
• 2012-03-06 Listing Removed — MiRealSource-MiMLS
• 2012-03-06 Listing Removed — REALCOMP
• 2012-01-11 Listed $4,950 MiRealSource-MiMLS
• 2012-01-11 Listed $4,950 REALCOMP
• 2004-10-27 Sold (Public Records) $109,900 Public Records
• 2004-08-06 Sold (MLS) $109,900 REALCOMP
• 2004-05-25 Listing Removed — REALCOMP
• 2004-05-25 Listed $109,900 REALCOMP
• 2004-04-30 Listing Removed — REALCOMP
• 2004-04-30 Listed $109,900 REALCOMP
• 2004-03-13 Listing Removed — REALCOMP
• 2004-03-13 Listed $109,900 REALCOMP
• 2004-03-02 Listing Removed — REALCOMP
• 2004-03-02 Listed $119,900 REALCOMP
• 2004-01-30 Listing Removed — REALCOMP
• 2004-01-30 Listed $119,900 REALCOMP
• 2003-11-26 Listed $119,900 REALCOMP
• 1998-11-19 Sold (MLS) $86,000 REALCOMP
• 1998-09-09 Listed $85,000 REALCOMP
• 1998-04-01 Sold (Public Records) $22,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,729 · -0.2% YoY. Source: county tax records.