16697 Helen St · Southgate, MI 48195

$147,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 3 Days on market

Built 1937 0.47 ac lot $193/sqft · 25% below area Est $206k · 28% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ALMOST A HALF AN ACRE IN THE CITY!!! THAT'S RIGHT, THIS LOT IS HUGE!! THIS COZY TWO BEDROOM HOME HAS BEEN FULLY UPDATED AND LOVINGLY CARED FOR BY THE CURRENT OWNER. ASIDE FROM THE FANTASTIC LOT THIS HOME ALSO BOASTS A TON OF UPDATES INCLUDING A NEW ROOF (WITH NEW SHEETING!) LAST YEAR, NEW A. C. LESS THAN 5 YEARS AGO, UPDATED KITCHEN AND BATH, SOME NEW WINDOWS AND A TANKLESS WATER HEATER! A LOT OF WORK HAS BEEN POURED INTO THIS HOME AND IT SHOWS! MOVING OUTSIDE THERE ARE THREE SHEDS! ONE RESIN SHED AND TWO STICK BUILT SHEDS! THE NEWEST SHED IS HUGE WITH LOFT SPACE AND CAN ACCOMODATE TONS OF ITEMS OR EVEN A WORKSHOP! APPLIANCES ARE BASICALLY NEW AND WILL BE LEFT FOR THE CONVENIENCE OF THE NEW OWNER WITH AN ACCEPTABLE OFFER! JUST MOVE IN AND UNPACK! PERFECT FOR THE FIRST TIME HOME BUYER, RETIREE, OR SMALL FAMILY LOOKING FOR SPACE IN THE CITY! COME CHECK IT OUT BEFORE IT'S GONE! ALL MEASUREMENTS ARE APPROXIMATE, BUYER'S AGENT TO VERIFY ALL INFORMATION.

Key facts

• 0.47 acre lot
• Built 1937
• Listed 3 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding and brick exterior
• Exterior features: Paved road access; Lot approximately 0.47 acres (48 x 423.56); No pool

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (5.0% below list).
• Recommended offer: $141k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.2% in Southgate — 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 85/100 on livability (#29 in MI, #582 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D, crime D-.
• Southgate Community School District (suburban): math 21% / reading 36% proficiency, ranked #379 of 540 in MI (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.0%/yr); 117 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 18y 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 $69k; list at $148k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,535 (5.0% below list)

Questions for the listing agent

1. Built in 1937 — 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 D-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 D 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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $206,468
• List price: $147,900
• Delta: -28.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16315 Kennebec St	0.28mi	2/1.0	660 (-14%)	23mo	$152,000	$230	44

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 · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-16,683
• Equity at exit: $22,052

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-781
• Equity at exit: $12,788

Cash invested: $41,412 (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 48195

• Rents YoY: 4.0%
• Active inventory: 117
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$776
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $91

Break-even live

Break-even rent $1,291

Max offer price $147,900

Occupancy floor 89%

Sensitivity live

Price	-10% $174	-5% $133	+0% $91	+5% $49	+10% $7
Rent	-10% $-20	-5% $35	+0% $91	+5% $146	+10% $202
Rate	-1.0pp $165	-0.5pp $128	base $91	+0.5pp $52	+1.0pp $13

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: $36,975
• Closing costs: $4,437
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13861 Strathcona St Southgate, MI	1.0–2.0	1.0–1.5	797	$1,140	$1.43	0d	5	0.31mi
17400 Fort St Riverview, MI	1.0–2.0	1.0	800	$1,225	$1.53	0d	11	0.56mi
15027 Brookview Dr Riverview, MI	1.0–2.0	1.0	1020	$1,499	$1.47	0d	34	0.59mi
13128 Balsam St Unit 2 Southgate, MI	1.0	1.0	800	$995	$1.24	45d	1	0.95mi
13185 Sycamore St Southgate, MI	3.0	1.0	1080	$1,700	$1.57	25d	1	1.04mi
3851 17th St Wyandotte, MI	2.0	1.0	764	$1,200	$1.57	4d	1	1.33mi
13750 Village Green Blvd Southgate, MI	1.0–2.0	1.0	862	$1,620	$1.88	0d	10	1.50mi

Listing history 23 events

1. 2026-05-17
   status Pending 962-char remark

   Show marketing remark (962 chars)

   ALMOST A HALF AN ACRE IN THE CITY!!! THAT'S RIGHT, THIS LOT IS HUGE!! THIS COZY TWO BEDROOM HOME HAS BEEN FULLY UPDATED AND LOVINGLY CARED FOR BY THE CURRENT OWNER. ASIDE FROM THE FANTASTIC LOT THIS HOME ALSO BOASTS A TON OF UPDATES INCLUDING A NEW ROOF (WITH NEW SHEETING!) LAST YEAR, NEW A. C. LESS THAN 5 YEARS AGO, UPDATED KITCHEN AND BATH, SOME NEW WINDOWS AND A TANKLESS WATER HEATER! A LOT OF WORK HAS BEEN POURED INTO THIS HOME AND IT SHOWS! MOVING OUTSIDE THERE ARE THREE SHEDS! ONE RESIN SHED AND TWO STICK BUILT SHEDS! THE NEWEST SHED IS HUGE WITH LOFT SPACE AND CAN ACCOMODATE TONS OF ITEMS OR EVEN A WORKSHOP! APPLIANCES ARE BASICALLY NEW AND WILL BE LEFT FOR THE CONVENIENCE OF THE NEW OWNER WITH AN ACCEPTABLE OFFER! JUST MOVE IN AND UNPACK! PERFECT FOR THE FIRST TIME HOME BUYER, RETIREE, OR SMALL FAMILY LOOKING FOR SPACE IN THE CITY! COME CHECK IT OUT BEFORE IT'S GONE! ALL MEASUREMENTS ARE APPROXIMATE, BUYER'S AGENT TO VERIFY ALL INFORMATION.

2. 2026-05-17
   status Pending 962-char remark

   Show marketing remark (962 chars)

   ALMOST A HALF AN ACRE IN THE CITY!!! THAT'S RIGHT, THIS LOT IS HUGE!! THIS COZY TWO BEDROOM HOME HAS BEEN FULLY UPDATED AND LOVINGLY CARED FOR BY THE CURRENT OWNER. ASIDE FROM THE FANTASTIC LOT THIS HOME ALSO BOASTS A TON OF UPDATES INCLUDING A NEW ROOF (WITH NEW SHEETING!) LAST YEAR, NEW A. C. LESS THAN 5 YEARS AGO, UPDATED KITCHEN AND BATH, SOME NEW WINDOWS AND A TANKLESS WATER HEATER! A LOT OF WORK HAS BEEN POURED INTO THIS HOME AND IT SHOWS! MOVING OUTSIDE THERE ARE THREE SHEDS! ONE RESIN SHED AND TWO STICK BUILT SHEDS! THE NEWEST SHED IS HUGE WITH LOFT SPACE AND CAN ACCOMODATE TONS OF ITEMS OR EVEN A WORKSHOP! APPLIANCES ARE BASICALLY NEW AND WILL BE LEFT FOR THE CONVENIENCE OF THE NEW OWNER WITH AN ACCEPTABLE OFFER! JUST MOVE IN AND UNPACK! PERFECT FOR THE FIRST TIME HOME BUYER, RETIREE, OR SMALL FAMILY LOOKING FOR SPACE IN THE CITY! COME CHECK IT OUT BEFORE IT'S GONE! ALL MEASUREMENTS ARE APPROXIMATE, BUYER'S AGENT TO VERIFY ALL INFORMATION.

3. 2026-05-15
   listed $147,900 Active 962-char remark

   Show marketing remark (962 chars)

   ALMOST A HALF AN ACRE IN THE CITY!!! THAT'S RIGHT, THIS LOT IS HUGE!! THIS COZY TWO BEDROOM HOME HAS BEEN FULLY UPDATED AND LOVINGLY CARED FOR BY THE CURRENT OWNER. ASIDE FROM THE FANTASTIC LOT THIS HOME ALSO BOASTS A TON OF UPDATES INCLUDING A NEW ROOF (WITH NEW SHEETING!) LAST YEAR, NEW A. C. LESS THAN 5 YEARS AGO, UPDATED KITCHEN AND BATH, SOME NEW WINDOWS AND A TANKLESS WATER HEATER! A LOT OF WORK HAS BEEN POURED INTO THIS HOME AND IT SHOWS! MOVING OUTSIDE THERE ARE THREE SHEDS! ONE RESIN SHED AND TWO STICK BUILT SHEDS! THE NEWEST SHED IS HUGE WITH LOFT SPACE AND CAN ACCOMODATE TONS OF ITEMS OR EVEN A WORKSHOP! APPLIANCES ARE BASICALLY NEW AND WILL BE LEFT FOR THE CONVENIENCE OF THE NEW OWNER WITH AN ACCEPTABLE OFFER! JUST MOVE IN AND UNPACK! PERFECT FOR THE FIRST TIME HOME BUYER, RETIREE, OR SMALL FAMILY LOOKING FOR SPACE IN THE CITY! COME CHECK IT OUT BEFORE IT'S GONE! ALL MEASUREMENTS ARE APPROXIMATE, BUYER'S AGENT TO VERIFY ALL INFORMATION.

4. 2026-05-15
   listed $147,900 Active 962-char remark

   Show marketing remark (962 chars)

   ALMOST A HALF AN ACRE IN THE CITY!!! THAT'S RIGHT, THIS LOT IS HUGE!! THIS COZY TWO BEDROOM HOME HAS BEEN FULLY UPDATED AND LOVINGLY CARED FOR BY THE CURRENT OWNER. ASIDE FROM THE FANTASTIC LOT THIS HOME ALSO BOASTS A TON OF UPDATES INCLUDING A NEW ROOF (WITH NEW SHEETING!) LAST YEAR, NEW A. C. LESS THAN 5 YEARS AGO, UPDATED KITCHEN AND BATH, SOME NEW WINDOWS AND A TANKLESS WATER HEATER! A LOT OF WORK HAS BEEN POURED INTO THIS HOME AND IT SHOWS! MOVING OUTSIDE THERE ARE THREE SHEDS! ONE RESIN SHED AND TWO STICK BUILT SHEDS! THE NEWEST SHED IS HUGE WITH LOFT SPACE AND CAN ACCOMODATE TONS OF ITEMS OR EVEN A WORKSHOP! APPLIANCES ARE BASICALLY NEW AND WILL BE LEFT FOR THE CONVENIENCE OF THE NEW OWNER WITH AN ACCEPTABLE OFFER! JUST MOVE IN AND UNPACK! PERFECT FOR THE FIRST TIME HOME BUYER, RETIREE, OR SMALL FAMILY LOOKING FOR SPACE IN THE CITY! COME CHECK IT OUT BEFORE IT'S GONE! ALL MEASUREMENTS ARE APPROXIMATE, BUYER'S AGENT TO VERIFY ALL INFORMATION.

5. 2026-05-14
   historical $147,900 962-char remark

   Show marketing remark (962 chars)

   ALMOST A HALF AN ACRE IN THE CITY!!! THAT'S RIGHT, THIS LOT IS HUGE!! THIS COZY TWO BEDROOM HOME HAS BEEN FULLY UPDATED AND LOVINGLY CARED FOR BY THE CURRENT OWNER. ASIDE FROM THE FANTASTIC LOT THIS HOME ALSO BOASTS A TON OF UPDATES INCLUDING A NEW ROOF (WITH NEW SHEETING!) LAST YEAR, NEW A. C. LESS THAN 5 YEARS AGO, UPDATED KITCHEN AND BATH, SOME NEW WINDOWS AND A TANKLESS WATER HEATER! A LOT OF WORK HAS BEEN POURED INTO THIS HOME AND IT SHOWS! MOVING OUTSIDE THERE ARE THREE SHEDS! ONE RESIN SHED AND TWO STICK BUILT SHEDS! THE NEWEST SHED IS HUGE WITH LOFT SPACE AND CAN ACCOMODATE TONS OF ITEMS OR EVEN A WORKSHOP! APPLIANCES ARE BASICALLY NEW AND WILL BE LEFT FOR THE CONVENIENCE OF THE NEW OWNER WITH AN ACCEPTABLE OFFER! JUST MOVE IN AND UNPACK! PERFECT FOR THE FIRST TIME HOME BUYER, RETIREE, OR SMALL FAMILY LOOKING FOR SPACE IN THE CITY! COME CHECK IT OUT BEFORE IT'S GONE! ALL MEASUREMENTS ARE APPROXIMATE, BUYER'S AGENT TO VERIFY ALL INFORMATION.

6. 2018-08-13
   soldstatus $69,000
7. 2018-08-02
   soldstatus $69,000 Sold

   Show marketing remark (536 chars)

   Country in the city. Almost a half acre lot on a nice wide street with newer homes. Huge potential for anyone looking for land in the city. New front and rear porches with 42" deep footings and could be built on if desired, newer furnace and HWT, new shed with vinyl siding and shingled roof, new interior doors, new carpet and light fixtures, crawl space is insulated, new sanitary sewer line from the house to the main, half the lot is fenced with a gate at the rear to pass through to back property, no city sidewalks to shovel.

8. 2018-08-02
   soldstatus $69,000 Closed

   Show marketing remark (536 chars)

   Country in the city. Almost a half acre lot on a nice wide street with newer homes. Huge potential for anyone looking for land in the city. New front and rear porches with 42" deep footings and could be built on if desired, newer furnace and HWT, new shed with vinyl siding and shingled roof, new interior doors, new carpet and light fixtures, crawl space is insulated, new sanitary sewer line from the house to the main, half the lot is fenced with a gate at the rear to pass through to back property, no city sidewalks to shovel.

9. 2018-07-01
   status Pending

   Show marketing remark (536 chars)

   Country in the city. Almost a half acre lot on a nice wide street with newer homes. Huge potential for anyone looking for land in the city. New front and rear porches with 42" deep footings and could be built on if desired, newer furnace and HWT, new shed with vinyl siding and shingled roof, new interior doors, new carpet and light fixtures, crawl space is insulated, new sanitary sewer line from the house to the main, half the lot is fenced with a gate at the rear to pass through to back property, no city sidewalks to shovel.

10. 2018-07-01
    status Pending

    Show marketing remark (536 chars)

    Country in the city. Almost a half acre lot on a nice wide street with newer homes. Huge potential for anyone looking for land in the city. New front and rear porches with 42" deep footings and could be built on if desired, newer furnace and HWT, new shed with vinyl siding and shingled roof, new interior doors, new carpet and light fixtures, crawl space is insulated, new sanitary sewer line from the house to the main, half the lot is fenced with a gate at the rear to pass through to back property, no city sidewalks to shovel.

11. 2018-05-26
    status Active

    Show marketing remark (536 chars)

    Country in the city. Almost a half acre lot on a nice wide street with newer homes. Huge potential for anyone looking for land in the city. New front and rear porches with 42" deep footings and could be built on if desired, newer furnace and HWT, new shed with vinyl siding and shingled roof, new interior doors, new carpet and light fixtures, crawl space is insulated, new sanitary sewer line from the house to the main, half the lot is fenced with a gate at the rear to pass through to back property, no city sidewalks to shovel.

12. 2018-05-26
    status Active

    Show marketing remark (536 chars)

    Country in the city. Almost a half acre lot on a nice wide street with newer homes. Huge potential for anyone looking for land in the city. New front and rear porches with 42" deep footings and could be built on if desired, newer furnace and HWT, new shed with vinyl siding and shingled roof, new interior doors, new carpet and light fixtures, crawl space is insulated, new sanitary sewer line from the house to the main, half the lot is fenced with a gate at the rear to pass through to back property, no city sidewalks to shovel.

13. 2018-05-23
    status Pending

    Show marketing remark (536 chars)

    Country in the city. Almost a half acre lot on a nice wide street with newer homes. Huge potential for anyone looking for land in the city. New front and rear porches with 42" deep footings and could be built on if desired, newer furnace and HWT, new shed with vinyl siding and shingled roof, new interior doors, new carpet and light fixtures, crawl space is insulated, new sanitary sewer line from the house to the main, half the lot is fenced with a gate at the rear to pass through to back property, no city sidewalks to shovel.

14. 2018-05-23
    status Pending

    Show marketing remark (536 chars)

    Country in the city. Almost a half acre lot on a nice wide street with newer homes. Huge potential for anyone looking for land in the city. New front and rear porches with 42" deep footings and could be built on if desired, newer furnace and HWT, new shed with vinyl siding and shingled roof, new interior doors, new carpet and light fixtures, crawl space is insulated, new sanitary sewer line from the house to the main, half the lot is fenced with a gate at the rear to pass through to back property, no city sidewalks to shovel.

15. 2018-05-19
    listed $75,000 Active

    Show marketing remark (536 chars)

    Country in the city. Almost a half acre lot on a nice wide street with newer homes. Huge potential for anyone looking for land in the city. New front and rear porches with 42" deep footings and could be built on if desired, newer furnace and HWT, new shed with vinyl siding and shingled roof, new interior doors, new carpet and light fixtures, crawl space is insulated, new sanitary sewer line from the house to the main, half the lot is fenced with a gate at the rear to pass through to back property, no city sidewalks to shovel.

16. 2018-05-19
    listed $75,000 Active

    Show marketing remark (536 chars)

    Country in the city. Almost a half acre lot on a nice wide street with newer homes. Huge potential for anyone looking for land in the city. New front and rear porches with 42" deep footings and could be built on if desired, newer furnace and HWT, new shed with vinyl siding and shingled roof, new interior doors, new carpet and light fixtures, crawl space is insulated, new sanitary sewer line from the house to the main, half the lot is fenced with a gate at the rear to pass through to back property, no city sidewalks to shovel.

17. 2008-08-13
    soldstatus $24,000
18. 2008-08-13
    soldstatus $24,000
19. 2008-08-13
    soldstatus $24,000
20. 2008-07-07
    historical
21. 2008-06-12
    listed $30,000
22. 2008-03-25
    listed $30,000
23. 2008-03-25
    listed $30,000

ⓘ 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: $2,187 · $182/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$45/yr (+$4/mo · 2.1%)

ⓘ 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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,864
• − Mortgage interest: −$8,285
• − Property taxes: −$2,187
• − Insurance: −$740
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,303
• Taxable loss: −$1,348
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $1,412/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: Southgate Community School District
• NCES district ID: 2632340
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $49,234
• Composite: 24.83/100
• National rank: #7591
• State rank: #379 of 540 in MI

Livability — Southgate

• Score: 85/100
• State rank: #29
• US rank: #582

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime D- Employment B- Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southgate, MI
• County: Wayne County · 1,562,939 people
• City population: 29,366
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 29,366
• Household income: $66,118
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 727.0

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 White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Black 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 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: ▼ -187.28%
• Current HPI: 207.9776
• Rent YoY: ▲ 4.04%
• 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

+393.0% since first listed

23 events — show timeline

• 2026-05-17 Pending — MiRealSource-MiMLS
• 2026-05-17 Pending — REALCOMP
• 2026-05-15 Listed $147,900 MiRealSource-MiMLS
• 2026-05-15 Listed $147,900 REALCOMP
• 2026-05-14 Coming Soon $147,900 MiRealSource-MiMLS
• 2018-08-13 Sold (Public Records) $69,000 Public Records
• 2018-08-02 Sold (MLS) $69,000 MiRealSource-MiMLS
• 2018-08-02 Sold (MLS) $69,000 REALCOMP
• 2018-07-01 Pending — MiRealSource-MiMLS
• 2018-07-01 Pending — REALCOMP
• 2018-05-26 Relisted — MiRealSource-MiMLS
• 2018-05-26 Relisted — REALCOMP
• 2018-05-23 Pending — MiRealSource-MiMLS
• 2018-05-23 Pending — REALCOMP
• 2018-05-19 Listed $75,000 MiRealSource-MiMLS
• 2018-05-19 Listed $75,000 REALCOMP
• 2008-08-13 Sold (MLS) $24,000 MiRealSource-MiMLS
• 2008-08-13 Sold (MLS) $24,000 REALCOMP
• 2008-08-13 Sold (MLS) $24,000 REALCOMP
• 2008-07-07 Listing Removed — MiRealSource-MiMLS
• 2008-06-12 Listed $30,000 REALCOMP
• 2008-03-25 Listed $30,000 MiRealSource-MiMLS
• 2008-03-25 Listed $30,000 REALCOMP

Property tax history

-1.1%/yr

Latest (2025): $2,187 · +4.4% YoY. Source: county tax records.