16131 Winthrop St · Detroit, MI 48235

$89,000

2 bd · 1.0 ba · 1,009 sqft · SingleFamily public records · 9 Days on market

Built 1948 7,841 sqft lot $88/sqft · 40% above area Est $117k · 24% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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 home to this well maintained brick ranch offering 2 bedrooms, 1 full bath, and 1 half bath. Inside, you'll find beautiful hardwood floors throughout, a spacious living room filled with natural light, a formal dining room, and a large kitchen perfect for everyday living and entertaining. The finished basement provides additional space for gatherings, a home office, workout area, or relaxing retreat. Enjoy warm days and evenings on the large covered front porch overlooking the neighborhood. Outside features a nice sized fenced backyard and a 2 car detached garage, offering both comfort and convenience. A great place to call home!

Key facts

• Finished basement
• Fenced backyard
• Hardwood floors

Tags

• BRICK RANCH
• HARDWOOD FLOORS
• FINISHED BASEMENT
• LARGE COVERED FRONT PORCH
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached 2-car garage with garage door opener; garage faces side
• Utilities: Public water; Public sewer
• Home design: Single-family residential; One level (entry at ground level)
• Construction: Brick construction; Block foundation; Asphalt roof; Home warranty included; Above-grade finished area approximately 1,009; Below-grade finished area approximately 850
• Exterior features: Covered porch; Paved road access

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Finished basement; Total of 5 rooms
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).

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 19d 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 40% 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 $615 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1948 — 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: 1.47% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.76%
• DSCR: 1.79
• GRM: 5.7

CMA / ARV

• ARV (median comp): $117,196
• List price: $89,000
• Delta: -24.06%
• 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
15918 Sussex St	0.30mi	3/1.0 (+1)	1,000 (-1%)	6mo	$52,000	$52	75
15751 Biltmore St	0.57mi	3/1.0 (+1)	1,000 (-1%)	5mo	$119,000	$119	63
15508 Saint Marys St	0.42mi	3/1.0 (+1)	1,100 (+9%)	0mo	$59,900	$54	60
15476 Strathmoor St	0.74mi	2/1.0	1,041 (+3%)	4mo	$55,000	$53	57
16853 Mansfield St	0.47mi	3/2.0 (+1)	950 (-6%)	4mo	$205,000	$216	57
17355 Saint Marys St	0.71mi	3/1.0 (+1)	1,000 (-1%)	5mo	$55,000	$55	56
15454 Asbury Park	0.53mi	3/1.5 (+1)	956 (-5%)	5mo	$149,000	$156	55
16174 Lauder St	0.48mi	3/2.0 (+1)	1,084 (+7%)	3mo	$102,900	$95	54
15366 Sussex St	0.53mi	3/1.0 (+1)	1,100 (+9%)	3mo	$105,000	$95	53
16342 Ellsworth St	0.74mi	3/1.5 (+1)	1,064 (+6%)	7mo	$43,000	$40	44
16253 Strathmoor St	0.64mi	3/1.0 (+1)	900 (-11%)	6mo	$80,000	$89	42
16773 Ferguson St	0.57mi	3/1.0 (+1)	1,156 (+15%)	6mo	$62,000	$54	40

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $9,444
• Equity at exit: $13,270

10-year hold

• IRR: 19.0%
• Equity multiple: 2.61×
• Total profit: $40,029
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$467
• Tax from tax record: −$161 /mo · $1,928/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $369

Break-even live

Break-even rent $841

Max offer price $89,000

Occupancy floor 67%

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: $22,250
• Closing costs: $2,670
• 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	24d	1	0.23mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	4d	1	0.26mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	14d	1	0.40mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	24d	1	0.43mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.44mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	43d	1	0.44mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	16d	1	0.53mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	0.54mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	1d	1	0.56mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.59mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.59mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.59mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.60mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	43d	1	0.62mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	2d	1	0.66mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	0.75mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	14d	1	0.77mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	0.77mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	0.83mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	43d	1	0.84mi
14834 Sussex St Unit 3 Detroit, MI	1.0	1.0	800	$800	$1.00	43d	1	0.87mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	16d	1	0.88mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	0.88mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	0.89mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	4d	1	0.89mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	0.94mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	20d	1	0.96mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	16d	1	0.97mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	1.02mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	43d	1	1.04mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	1.07mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	16d	1	1.07mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	1.12mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.12mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	4d	1	1.14mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	1.15mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	43d	1	1.18mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	1.19mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	1.25mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	43d	1	1.25mi

Listing history 2 events

1. 2026-05-11
   listed $89,000 Active 649-char remark

   Show marketing remark (643 chars)

   Welcome home to this well maintained brick ranch offering 2 bedrooms, 1 full bath, and 1 half bath. Inside, you'll find beautiful hardwood floors throughout, a spacious living room filled with natural light, a formal dining room, and a large kitchen perfect for everyday living and entertaining. The finished basement provides additional space for gatherings, a home office, workout area, or relaxing retreat. Enjoy warm days and evenings on the large covered front porch overlooking the neighborhood. Outside features a nice sized fenced backyard and a 2 car detached garage, offering both comfort and convenience. A great place to call home!

2. 2026-05-11
   listed $89,000 Active 643-char remark

   Show marketing remark (643 chars)

   Welcome home to this well maintained brick ranch offering 2 bedrooms, 1 full bath, and 1 half bath. Inside, you'll find beautiful hardwood floors throughout, a spacious living room filled with natural light, a formal dining room, and a large kitchen perfect for everyday living and entertaining. The finished basement provides additional space for gatherings, a home office, workout area, or relaxing retreat. Enjoy warm days and evenings on the large covered front porch overlooking the neighborhood. Outside features a nice sized fenced backyard and a 2 car detached garage, offering both comfort and convenience. A great place to call home!

ⓘ 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: $1,928 · $161/mo
• Projected year-2 tax: $1,928 · $161/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 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: $15,694
• − Mortgage interest: −$4,985
• − Property taxes: −$1,928
• − Insurance: −$445
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$2,589
• Taxable income: $3,236
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,648/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

• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — REALCOMP
• 2026-05-11 Listed $89,000 REALCOMP
• 2026-05-11 Listed $89,000 MiRealSource-MiMLS

Property tax history

+3.1%/yr

Latest (2025): $1,928 · -0.7% YoY. Source: county tax records.