16250 Ardmore St · Detroit, MI 48235

$122,500

4 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 28 Days on market

Built 1930 3,920 sqft lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

Welcome to this charming 4-bedroom, 1-bath bungalow offering plenty of space and potential! This home features a functional layout with generous living areas and spacious bedrooms. Currently tenant occupied, making it a great opportunity for investors or buyers looking to add to their portfolio. Please do not disturb tenants. Showings will only be permitted with an accepted offer.

Key facts

• 3,920 sq ft lot
• Built 1930
• Listed 28 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Brick construction
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 35 x 106 (0.09 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $121k (1.5% 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 18d 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 $1,486/mo this rent would consume 45% 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 $847 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 28 days — a 2% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 15y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $122k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,662 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $61,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15770 Stansbury St	0.32mi	3/1.0 (-1)	1,100 (-2%)	1mo	$50,000	$45	76
16180 Snowden St	0.39mi	3/1.0 (-1)	1,137 (+1%)	0mo	$61,000	$54	75
16183 Freeland Street St	0.09mi	3/1.0 (-1)	1,224 (+9%)	3mo	$150,000	$123	73
15824 Snowden St	0.46mi	3/1.0 (-1)	1,127 (+0%)	0mo	$61,000	$54	73
15824 Snowden St	0.46mi	3/1.0 (-1)	1,127 (+0%)	0mo	$61,000	$54	73
15775 Hartwell St	0.44mi	3/1.0 (-1)	1,123 (-0%)	3mo	$88,000	$78	72
16246 Snowden St	0.38mi	3/1.5 (-1)	1,153 (+2%)	3mo	$58,500	$51	68
16174 Lauder St	0.36mi	3/2.0 (-1)	1,084 (-4%)	3mo	$102,900	$95	66
16562 Tracey St	0.24mi	3/1.0 (-1)	1,244 (+11%)	2mo	$60,000	$48	64
16863 Tracey St	0.34mi	3/2.0 (-1)	1,200 (+7%)	2mo	$165,000	$138	62
16176 Tracey St	0.23mi	3/2.0 (-1)	1,270 (+13%)	0mo	$70,000	$55	58
15430 Mark Twain St	0.50mi	3/1.0 (-1)	1,026 (-9%)	1mo	$95,000	$93	56

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,676
• Equity at exit: $18,265

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $21,020
• Equity at exit: $10,592

Cash invested: $34,300 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$642
• Tax from tax record: −$218 /mo · $2,610/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $263

Break-even live

Break-even rent $1,153

Max offer price $122,500

Occupancy floor 77%

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	0.12mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	0.30mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	0.43mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.46mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.55mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.68mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	0.68mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	43d	1	0.71mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.74mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.74mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.74mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.74mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.79mi
16837 Winthrop St Detroit, MI	5.0	2.0	1500	$2,000	$1.33	20d	1	0.86mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	0.88mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.92mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	16d	1	0.94mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	1.03mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	18d	1	1.03mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	5d	1	1.04mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	1.04mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	1.05mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	24d	1	1.06mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	1.07mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	16d	1	1.09mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	1.10mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	1.13mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	1.16mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	24d	1	1.23mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	1.24mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	1.24mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	3d	1	1.26mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	1.27mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	43d	1	1.27mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	1.29mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.31mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	43d	1	1.32mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	16d	1	1.35mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	2d	1	1.39mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	1.40mi

Listing history 50 events

1. 2026-06-18
   days on market $122,500 Active 28 DOM
2. 2026-06-17
   days on market $122,500 Active 27 DOM
3. 2026-06-15
   remarks 693-char remark
4. 2026-06-15
   days on market $122,500 Active 25 DOM
5. 2026-06-13
   days on market $122,500 Active 23 DOM
6. 2026-06-13
   days on market $122,500 Active 22 DOM
7. 2026-06-09
   days on market $122,500 Active 19 DOM
8. 2026-06-08
   days on market $122,500 Active 18 DOM
9. 2026-06-07
   days on market $122,500 Active 17 DOM
10. 2026-06-04
    days on market $122,500 Active 14 DOM
11. 2026-06-03
    pricedays on market $122,500 Active 13 DOM
12. 2026-06-02
    days on market $130,000 Active 12 DOM
13. 2026-06-01
    days on market $130,000 Active 11 DOM
14. 2026-05-31
    days on market $130,000 Active 10 DOM
15. 2026-05-20
    listed $130,000 Active 383-char remark

    Show marketing remark (383 chars)

    Welcome to this charming 4-bedroom, 1-bath bungalow offering plenty of space and potential! This home features a functional layout with generous living areas and spacious bedrooms. Currently tenant occupied, making it a great opportunity for investors or buyers looking to add to their portfolio. Please do not disturb tenants. Showings will only be permitted with an accepted offer.

16. 2026-05-20
    listed $130,000 Active

    Show marketing remark (383 chars)

    Welcome to this charming 4-bedroom, 1-bath bungalow offering plenty of space and potential! This home features a functional layout with generous living areas and spacious bedrooms. Currently tenant occupied, making it a great opportunity for investors or buyers looking to add to their portfolio. Please do not disturb tenants. Showings will only be permitted with an accepted offer.

17. 2025-06-10
    status Pending
18. 2025-06-10
    status Pending
19. 2025-06-06
    historical
20. 2025-06-06
    historical
21. 2025-05-28
    price $129,900
22. 2025-05-28
    price $129,900
23. 2025-05-08
    price $130,000
24. 2025-05-07
    price $130,000
25. 2025-04-25
    listed $140,000 Active
26. 2025-04-25
    listed $140,000 Active
27. 2024-06-07
    soldstatus $43,000 Sold
28. 2024-06-07
    soldstatus $43,000 Closed
29. 2024-04-11
    status Pending
30. 2024-04-11
    status Pending
31. 2024-02-29
    status Active
32. 2024-02-29
    status Active
33. 2024-02-20
    status Pending
34. 2024-02-20
    status Pending
35. 2024-01-31
    listed $52,500 Active
36. 2024-01-31
    listed $52,500 Active
37. 2017-02-06
    soldstatus $8,910 Sold
38. 2016-12-22
    status Pending
39. 2016-12-22
    status Pending
40. 2016-12-06
    status Active
41. 2016-12-06
    status Active
42. 2016-12-05
    status Pending
43. 2016-12-05
    status Pending
44. 2016-11-26
    status Active
45. 2016-11-26
    status Pending
46. 2016-11-11
    price $8,910
47. 2016-11-10
    price $8,910
48. 2016-09-22
    listed $9,900 Active
49. 2016-09-22
    listed $9,900 Active
50. 2012-03-21
    historical

ⓘ 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: $2,610 · $218/mo
• Projected year-2 tax: $2,610 · $218/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 2/10 Low 7 d/yr ≥98°F today · 14 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: $17,829
• − Mortgage interest: −$6,862
• − Property taxes: −$2,610
• − Insurance: −$612
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$3,564
• Taxable income: $1,328
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $2,835/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

+863.0% since first listed

39 events — show timeline

• 2026-05-20 Listed $130,000 REALCOMP
• 2026-05-20 Listed $130,000 MiRealSource-MiMLS
• 2025-06-10 Pending — MiRealSource-MiMLS
• 2025-06-10 Pending — REALCOMP
• 2025-06-06 Listing Removed — REALCOMP
• 2025-06-06 Listing Removed — MiRealSource-MiMLS
• 2025-05-28 Price Changed $129,900 MiRealSource-MiMLS
• 2025-05-28 Price Changed $129,900 REALCOMP
• 2025-05-08 Price Changed $130,000 MiRealSource-MiMLS
• 2025-05-07 Price Changed $130,000 REALCOMP
• 2025-04-25 Listed $140,000 REALCOMP
• 2025-04-25 Listed $140,000 MiRealSource-MiMLS
• 2024-06-07 Sold (MLS) $43,000 MiRealSource-MiMLS
• 2024-06-07 Sold (MLS) $43,000 REALCOMP
• 2024-04-11 Pending — MiRealSource-MiMLS
• 2024-04-11 Pending — REALCOMP
• 2024-02-29 Relisted — MiRealSource-MiMLS
• 2024-02-29 Relisted — REALCOMP
• 2024-02-20 Pending — MiRealSource-MiMLS
• 2024-02-20 Pending — REALCOMP
• 2024-01-31 Listed $52,500 MiRealSource-MiMLS
• 2024-01-31 Listed $52,500 REALCOMP
• 2017-02-06 Sold (MLS) $8,910 REALCOMP
• 2016-12-22 Pending — MiRealSource-MiMLS
• 2016-12-22 Pending — REALCOMP
• 2016-12-06 Relisted — MiRealSource-MiMLS
• 2016-12-06 Relisted — REALCOMP
• 2016-12-05 Pending — MiRealSource-MiMLS
• 2016-12-05 Pending — REALCOMP
• 2016-11-26 Relisted — REALCOMP
• 2016-11-26 Pending — REALCOMP
• 2016-11-11 Price Changed $8,910 MiRealSource-MiMLS
• 2016-11-10 Price Changed $8,910 REALCOMP
• 2016-09-22 Listed $9,900 MiRealSource-MiMLS
• 2016-09-22 Listed $9,900 REALCOMP
• 2012-03-21 Listing Removed — REALCOMP
• 2012-03-21 Listing Removed — MiRealSource-MiMLS
• 2011-09-21 Listed $13,500 REALCOMP
• 2011-09-21 Listed $13,500 MiRealSource-MiMLS

Property tax history

+4.5%/yr

Latest (2025): $2,610 · +130.6% YoY. Source: county tax records.