16560 Ward Ave · Detroit, MI 48235

$40,000

3 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 123 Days on market

Built 1929 4,356 sqft lot $28/sqft · 56% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This two-story single-family home offers renovation potential in an established Detroit neighborhood. The property features three bedrooms and one bathroom and has already undergone full interior demolition down to the studs, providing a clean slate for investors to complete a comprehensive renovation with clarity and efficiency. With framing exposed, the uncertainty of hidden issues is significantly reduced, allowing for a more predictable rehab process and streamlined execution. The existing footprint supports a functional and marketable layout suitable for modern finishes and updated systems. The square footage and two-story design allow flexibility to create comfortable living spaces that align with current buyer and tenant expectations. This property presents a strong opportunity for investors pursuing either a resale or long-term rental strategy. The home is positioned for a full renovation including interior finishes, mechanical updates, and exterior improvements tomaximize its potential. Once completed, the property is well-suited to attract qualified buyers or tenants seeking updated housing in a revitalizing area. Property is being sold as-is.

Key facts

• Marketable layout
• Functional layout
• Mechanical updates

Tags

• FUNCTIONAL LAYOUT
• MARKETABLE LAYOUT
• MECHANICAL UPDATES
• EXTERIOR IMPROVEMENTS

🏷️ Possibly a rental listed for sale. The $40,000 price doesn't fit this home's estimated sale value (~$90,848) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.3% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 24d 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 41% 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.38% ✓
• Cap rate: 27.29%
• Cash-on-cash: 74.98%
• DSCR: 4.34
• GRM: 2.5

CMA / ARV

• ARV (median comp): $90,848
• List price: $40,000
• Delta: -55.97%
• 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
16516 Appoline St	0.16mi	3/1.0	1,350 (-6%)	1mo	$39,500	$29	82
15841 Steel St	0.32mi	3/1.0	1,460 (+2%)	1mo	$50,000	$34	81
16811 Manor St	0.27mi	3/1.5	1,516 (+6%)	1mo	$71,000	$47	75
17161 Ward Ave	0.34mi	3/1.5	1,377 (-4%)	2mo	$194,500	$141	74
16631 Sorrento St	0.07mi	4/2.0 (+1)	1,537 (+7%)	3mo	$154,400	$100	73
18011 Appoline St W	0.67mi	3/1.5	1,440 (+1%)	3mo	$170,000	$118	64
16562 Tracey St	0.34mi	3/1.0	1,244 (-13%)	2mo	$60,000	$48	60
16176 Tracey St	0.37mi	3/2.0	1,270 (-11%)	0mo	$70,000	$55	60
15771 Birwood St	0.62mi	3/1.5	1,290 (-10%)	0mo	$128,995	$100	52
16800 Ilene St	0.61mi	3/2.5	1,298 (-9%)	1mo	$210,000	$162	49
17621 Meyers Rd	0.66mi	2/2.0 (-1)	1,264 (-12%)	0mo	$40,000	$32	41
17190 Washburn St	0.75mi	4/1.0 (+1)	1,581 (+10%)	3mo	$65,250	$41	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: 75.2%
• Equity multiple: 4.44×
• Total profit: $38,508
• Equity at exit: $5,964

10-year hold

• IRR: 79.0%
• Equity multiple: 9.27×
• Total profit: $92,647
• Equity at exit: $3,458

Cash invested: $11,200 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$210
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $700

Break-even live

Break-even rent $467

Max offer price $40,000

Occupancy floor 43%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	43d	1	0.13mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	0.18mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	0.47mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	43d	1	0.47mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	0.54mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.65mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	19d	1	0.65mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	43d	1	0.66mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	0.66mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	0.67mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	0.67mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	4d	1	0.67mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	4d	1	0.70mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	16d	1	0.73mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.76mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.76mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	0.77mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	43d	1	0.78mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	21d	1	0.81mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	17d	1	0.84mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	43d	1	0.88mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	43d	1	0.89mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	4d	1	0.96mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	14d	1	1.01mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	1.01mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	1.03mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	1.03mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.04mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	43d	1	1.05mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	16d	1	1.06mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.07mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	4d	1	1.08mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	19d	1	1.09mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	24d	1	1.09mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	43d	1	1.10mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	1.16mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	1.21mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	43d	1	1.22mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.24mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	1.24mi

Listing history 33 events

1. 2026-06-18
   days on market $40,000 Active 123 DOM
2. 2026-06-17
   days on market $40,000 Active 122 DOM
3. 2026-06-15
   days on market $40,000 Active 120 DOM
4. 2026-06-13
   days on market $40,000 Active 118 DOM
5. 2026-06-13
   days on market $40,000 Active 117 DOM
6. 2026-06-09
   days on market $40,000 Active 114 DOM
7. 2026-06-08
   days on market $40,000 Active 113 DOM
8. 2026-06-07
   days on market $40,000 Active 112 DOM
9. 2026-06-04
   days on market $40,000 Active 109 DOM
10. 2026-06-03
    days on market $40,000 Active 108 DOM
11. 2026-06-01
    days on market $40,000 Active 106 DOM
12. 2026-05-31
    days on market $40,000 Active 105 DOM
13. 2026-02-20
    status Active 1171-char remark

    Show marketing remark (987 chars)

    This two-story single-family home offers renovation potential in an established Detroit neighborhood. The property features three bedrooms and one bathroom and has already undergone full interior demolition down to the studs, providing a clean slate for investors to complete a comprehensive renovation with clarity and efficiency. With framing exposed, the uncertainty of hidden issues is significantly reduced, allowing for a more predictable rehab process and streamlined execution. The existing footprint supports a functional and marketable layout suitable for modern finishes and updated systems. The square footage and two-story design allow flexibility to create comfortable living spaces that align with current buyer and tenant expectations. This property presents a strong opportunity for investors pursuing either a resale or long-term rental strategy. The home is positioned for a full renovation including interior finishes, mechanical updates, and exterior improvements to

14. 2026-02-20
    status Active 987-char remark

    Show marketing remark (987 chars)

    This two-story single-family home offers renovation potential in an established Detroit neighborhood. The property features three bedrooms and one bathroom and has already undergone full interior demolition down to the studs, providing a clean slate for investors to complete a comprehensive renovation with clarity and efficiency. With framing exposed, the uncertainty of hidden issues is significantly reduced, allowing for a more predictable rehab process and streamlined execution. The existing footprint supports a functional and marketable layout suitable for modern finishes and updated systems. The square footage and two-story design allow flexibility to create comfortable living spaces that align with current buyer and tenant expectations. This property presents a strong opportunity for investors pursuing either a resale or long-term rental strategy. The home is positioned for a full renovation including interior finishes, mechanical updates, and exterior improvements to

15. 2026-02-20
    status Active

    Show marketing remark (987 chars)

    This two-story single-family home offers renovation potential in an established Detroit neighborhood. The property features three bedrooms and one bathroom and has already undergone full interior demolition down to the studs, providing a clean slate for investors to complete a comprehensive renovation with clarity and efficiency. With framing exposed, the uncertainty of hidden issues is significantly reduced, allowing for a more predictable rehab process and streamlined execution. The existing footprint supports a functional and marketable layout suitable for modern finishes and updated systems. The square footage and two-story design allow flexibility to create comfortable living spaces that align with current buyer and tenant expectations. This property presents a strong opportunity for investors pursuing either a resale or long-term rental strategy. The home is positioned for a full renovation including interior finishes, mechanical updates, and exterior improvements to

16. 2026-01-21
    status Pending 987-char remark

    Show marketing remark (1171 chars)

    This two-story single-family home offers renovation potential in an established Detroit neighborhood. The property features three bedrooms and one bathroom and has already undergone full interior demolition down to the studs, providing a clean slate for investors to complete a comprehensive renovation with clarity and efficiency. With framing exposed, the uncertainty of hidden issues is significantly reduced, allowing for a more predictable rehab process and streamlined execution. The existing footprint supports a functional and marketable layout suitable for modern finishes and updated systems. The square footage and two-story design allow flexibility to create comfortable living spaces that align with current buyer and tenant expectations. This property presents a strong opportunity for investors pursuing either a resale or long-term rental strategy. The home is positioned for a full renovation including interior finishes, mechanical updates, and exterior improvements tomaximize its potential. Once completed, the property is well-suited to attract qualified buyers or tenants seeking updated housing in a revitalizing area. Property is being sold as-is.

17. 2026-01-21
    status Pending 1171-char remark

    Show marketing remark (1171 chars)

    This two-story single-family home offers renovation potential in an established Detroit neighborhood. The property features three bedrooms and one bathroom and has already undergone full interior demolition down to the studs, providing a clean slate for investors to complete a comprehensive renovation with clarity and efficiency. With framing exposed, the uncertainty of hidden issues is significantly reduced, allowing for a more predictable rehab process and streamlined execution. The existing footprint supports a functional and marketable layout suitable for modern finishes and updated systems. The square footage and two-story design allow flexibility to create comfortable living spaces that align with current buyer and tenant expectations. This property presents a strong opportunity for investors pursuing either a resale or long-term rental strategy. The home is positioned for a full renovation including interior finishes, mechanical updates, and exterior improvements tomaximize its potential. Once completed, the property is well-suited to attract qualified buyers or tenants seeking updated housing in a revitalizing area. Property is being sold as-is.

18. 2026-01-21
    status Pending

    Show marketing remark (1171 chars)

    This two-story single-family home offers renovation potential in an established Detroit neighborhood. The property features three bedrooms and one bathroom and has already undergone full interior demolition down to the studs, providing a clean slate for investors to complete a comprehensive renovation with clarity and efficiency. With framing exposed, the uncertainty of hidden issues is significantly reduced, allowing for a more predictable rehab process and streamlined execution. The existing footprint supports a functional and marketable layout suitable for modern finishes and updated systems. The square footage and two-story design allow flexibility to create comfortable living spaces that align with current buyer and tenant expectations. This property presents a strong opportunity for investors pursuing either a resale or long-term rental strategy. The home is positioned for a full renovation including interior finishes, mechanical updates, and exterior improvements tomaximize its potential. Once completed, the property is well-suited to attract qualified buyers or tenants seeking updated housing in a revitalizing area. Property is being sold as-is.

19. 2026-01-16
    listed $40,000 Active 1171-char remark

    Show marketing remark (987 chars)

    This two-story single-family home offers renovation potential in an established Detroit neighborhood. The property features three bedrooms and one bathroom and has already undergone full interior demolition down to the studs, providing a clean slate for investors to complete a comprehensive renovation with clarity and efficiency. With framing exposed, the uncertainty of hidden issues is significantly reduced, allowing for a more predictable rehab process and streamlined execution. The existing footprint supports a functional and marketable layout suitable for modern finishes and updated systems. The square footage and two-story design allow flexibility to create comfortable living spaces that align with current buyer and tenant expectations. This property presents a strong opportunity for investors pursuing either a resale or long-term rental strategy. The home is positioned for a full renovation including interior finishes, mechanical updates, and exterior improvements to

20. 2026-01-16
    listed $40,000 Active 987-char remark

    Show marketing remark (987 chars)

    This two-story single-family home offers renovation potential in an established Detroit neighborhood. The property features three bedrooms and one bathroom and has already undergone full interior demolition down to the studs, providing a clean slate for investors to complete a comprehensive renovation with clarity and efficiency. With framing exposed, the uncertainty of hidden issues is significantly reduced, allowing for a more predictable rehab process and streamlined execution. The existing footprint supports a functional and marketable layout suitable for modern finishes and updated systems. The square footage and two-story design allow flexibility to create comfortable living spaces that align with current buyer and tenant expectations. This property presents a strong opportunity for investors pursuing either a resale or long-term rental strategy. The home is positioned for a full renovation including interior finishes, mechanical updates, and exterior improvements to

21. 2026-01-16
    listed $40,000 Active

    Show marketing remark (987 chars)

    This two-story single-family home offers renovation potential in an established Detroit neighborhood. The property features three bedrooms and one bathroom and has already undergone full interior demolition down to the studs, providing a clean slate for investors to complete a comprehensive renovation with clarity and efficiency. With framing exposed, the uncertainty of hidden issues is significantly reduced, allowing for a more predictable rehab process and streamlined execution. The existing footprint supports a functional and marketable layout suitable for modern finishes and updated systems. The square footage and two-story design allow flexibility to create comfortable living spaces that align with current buyer and tenant expectations. This property presents a strong opportunity for investors pursuing either a resale or long-term rental strategy. The home is positioned for a full renovation including interior finishes, mechanical updates, and exterior improvements to

22. 2024-09-30
    historical
23. 2024-09-30
    historical
24. 2024-08-22
    price $37,900
25. 2024-08-22
    price $37,900
26. 2024-07-20
    price $38,900
27. 2024-07-20
    price $38,900
28. 2024-05-30
    listed $39,900 Active
29. 2024-05-30
    listed $39,900 Active
30. 2015-06-10
    historical
31. 2015-06-09
    historical
32. 2015-05-27
    listed $250 Active
33. 2015-05-27
    listed $250

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $1,713 · $143/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 ≥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: $16,238
• − Mortgage interest: −$2,241
• − Property taxes: −$1,713
• − Insurance: −$200
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$1,164
• Taxable income: $8,323
• Est. tax owed @ 24.0%: −$1,997
• After-tax cash flow: $6,400/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

+0.3% since first listed

21 events — show timeline

• 2026-02-20 Relisted — REALCOMP
• 2026-02-20 Relisted — MiRealSource-MiMLS
• 2026-02-20 Relisted — SW Michigan MLS
• 2026-01-21 Pending — MiRealSource-MiMLS
• 2026-01-21 Pending — REALCOMP
• 2026-01-21 Pending — SW Michigan MLS
• 2026-01-16 Listed $40,000 REALCOMP
• 2026-01-16 Listed $40,000 SW Michigan MLS
• 2026-01-16 Listed $40,000 MiRealSource-MiMLS
• 2024-09-30 Listing Removed — MiRealSource-MiMLS
• 2024-09-30 Listing Removed — REALCOMP
• 2024-08-22 Price Changed $37,900 MiRealSource-MiMLS
• 2024-08-22 Price Changed $37,900 REALCOMP
• 2024-07-20 Price Changed $38,900 MiRealSource-MiMLS
• 2024-07-20 Price Changed $38,900 REALCOMP
• 2024-05-30 Listed $39,900 MiRealSource-MiMLS
• 2024-05-30 Listed $39,900 REALCOMP
• 2015-06-10 Listing Removed — REALCOMP
• 2015-06-09 Listing Removed — MiRealSource-MiMLS
• 2015-05-27 Listed $250 REALCOMP
• 2015-05-27 Listed $250 MiRealSource-MiMLS

Property tax history

+2.7%/yr

Latest (2025): $1,713 · -54.2% YoY. Source: county tax records.