16306 Carlisle St · Detroit, MI 48205

$119,888

3 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 27 Days on market

Built 1947 5,227 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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern Elegance - Move-In Ready Brick Home Discover a beautifully renovated home that pairs everyday comfort with contemporary style. Bathed in natural light, this updated residence features spacious living areas, high-end finishes, and thoughtful design throughout - all in a desirable brick-lined neighborhood close to schools, shops, and parks. Highlights: Renovated kitchen with sleek cabinetry and premium finishes for form and function Contemporary bathroom with spa-like fixtures and a clean, modern aesthetic Second-floor master suite with extra-high ceilings and an L-shaped layout - perfect for a private study or reading nook with a large window and neighborhood views Newly installed garage for added convenience and storage Bright, open living spaces designed to showcase modern elegance and everyday livability This immaculate home is ready for you to move in and enjoy. Schedule a showing today to see the details and craftsmanship in person. . .

Key facts

• 5,227 sq ft lot
• Garage
• Built 1947

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (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 (+1.3%/yr); 373 active listings in the ZIP; 33 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).
• This rent runs 42% 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 $829 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 27 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,089 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.13% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $54,774
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16267 Edmore Dr	0.11mi	3/1.0	1,100 (+2%)	1mo	$122,500	$111	90
16260 Bringard Dr	0.19mi	3/1.0	1,036 (-4%)	0mo	$80,000	$77	85
15644 Carlisle St	0.44mi	3/1.0	1,055 (-2%)	0mo	$129,900	$123	76
16062 Carlisle St	0.17mi	3/1.0	957 (-11%)	1mo	$42,000	$44	73
16062 CARLISLE St	0.17mi	3/1.0	957 (-11%)	1mo	$42,000	$44	73
15275 Eastburn St	0.70mi	3/1.0	1,100 (+2%)	2mo	$56,000	$51	62
16209 Tacoma St	0.48mi	3/1.0	968 (-10%)	1mo	$62,900	$65	60
16444 Edmore Dr	0.14mi	4/2.0 (+1)	1,234 (+15%)	1mo	$50,000	$41	59
19745 Kelly Rd Rd	0.54mi	3/1.0	1,176 (+10%)	1mo	$105,000	$89	58
16092 Manning St	0.58mi	3/1.5	1,200 (+12%)	0mo	$20,000	$17	51
16277 Liberal St	0.60mi	3/1.0	945 (-12%)	1mo	$25,000	$26	51
16301 Coram St	0.72mi	3/1.0	929 (-14%)	1mo	$19,500	$21	43

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,257
• Equity at exit: $17,876

10-year hold

• IRR: 6.1%
• Equity multiple: 1.42×
• Total profit: $14,079
• Equity at exit: $10,366

Cash invested: $33,569 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$629
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $305

Break-even live

Break-even rent $973

Max offer price $119,888

Occupancy floor 73%

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: $29,972
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	15d	1	0.12mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	5d	1	0.20mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	24d	1	0.22mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	24d	1	0.45mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	15d	1	0.45mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	44d	1	0.54mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	44d	1	0.55mi
22030 Cushing Ave Eastpointe, MI	3.0	2.0	1300	$1,650	$1.27	4d	1	0.82mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	0.88mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	44d	1	0.89mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	44d	1	0.90mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	3d	1	0.93mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.93mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.97mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	17d	1	1.04mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	1.22mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,671	$1.72	2d	12	1.23mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	1.23mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.24mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	17d	1	1.30mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	1.31mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	1.32mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	1.32mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	1.35mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	44d	1	1.36mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	1.36mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	24d	1	1.37mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	24d	1	1.42mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	1.43mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	1.43mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	44d	1	1.45mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	1.47mi
20270 Hollywood St Harper Woods, MI	3.0	1.0	1228	$1,650	$1.34	2d	1	1.48mi

Listing history 27 events

1. 2026-04-25
   status Pending 967-char remark

   Show marketing remark (967 chars)

   Modern Elegance - Move-In Ready Brick Home Discover a beautifully renovated home that pairs everyday comfort with contemporary style. Bathed in natural light, this updated residence features spacious living areas, high-end finishes, and thoughtful design throughout - all in a desirable brick-lined neighborhood close to schools, shops, and parks. Highlights: Renovated kitchen with sleek cabinetry and premium finishes for form and function Contemporary bathroom with spa-like fixtures and a clean, modern aesthetic Second-floor master suite with extra-high ceilings and an L-shaped layout - perfect for a private study or reading nook with a large window and neighborhood views Newly installed garage for added convenience and storage Bright, open living spaces designed to showcase modern elegance and everyday livability This immaculate home is ready for you to move in and enjoy. Schedule a showing today to see the details and craftsmanship in person. . .

2. 2026-04-25
   status Pending

   Show marketing remark (967 chars)

   Modern Elegance - Move-In Ready Brick Home Discover a beautifully renovated home that pairs everyday comfort with contemporary style. Bathed in natural light, this updated residence features spacious living areas, high-end finishes, and thoughtful design throughout - all in a desirable brick-lined neighborhood close to schools, shops, and parks. Highlights: Renovated kitchen with sleek cabinetry and premium finishes for form and function Contemporary bathroom with spa-like fixtures and a clean, modern aesthetic Second-floor master suite with extra-high ceilings and an L-shaped layout - perfect for a private study or reading nook with a large window and neighborhood views Newly installed garage for added convenience and storage Bright, open living spaces designed to showcase modern elegance and everyday livability This immaculate home is ready for you to move in and enjoy. Schedule a showing today to see the details and craftsmanship in person. . .

3. 2026-04-14
   price $119,888 967-char remark

   Show marketing remark (967 chars)

   Modern Elegance - Move-In Ready Brick Home Discover a beautifully renovated home that pairs everyday comfort with contemporary style. Bathed in natural light, this updated residence features spacious living areas, high-end finishes, and thoughtful design throughout - all in a desirable brick-lined neighborhood close to schools, shops, and parks. Highlights: Renovated kitchen with sleek cabinetry and premium finishes for form and function Contemporary bathroom with spa-like fixtures and a clean, modern aesthetic Second-floor master suite with extra-high ceilings and an L-shaped layout - perfect for a private study or reading nook with a large window and neighborhood views Newly installed garage for added convenience and storage Bright, open living spaces designed to showcase modern elegance and everyday livability This immaculate home is ready for you to move in and enjoy. Schedule a showing today to see the details and craftsmanship in person. . .

4. 2026-04-13
   price $119,888
5. 2026-03-29
   listed $124,888 Active

   Show marketing remark (967 chars)

   Modern Elegance - Move-In Ready Brick Home Discover a beautifully renovated home that pairs everyday comfort with contemporary style. Bathed in natural light, this updated residence features spacious living areas, high-end finishes, and thoughtful design throughout - all in a desirable brick-lined neighborhood close to schools, shops, and parks. Highlights: Renovated kitchen with sleek cabinetry and premium finishes for form and function Contemporary bathroom with spa-like fixtures and a clean, modern aesthetic Second-floor master suite with extra-high ceilings and an L-shaped layout - perfect for a private study or reading nook with a large window and neighborhood views Newly installed garage for added convenience and storage Bright, open living spaces designed to showcase modern elegance and everyday livability This immaculate home is ready for you to move in and enjoy. Schedule a showing today to see the details and craftsmanship in person. . .

6. 2026-03-29
   listed $124,888 Active 967-char remark

   Show marketing remark (967 chars)

   Modern Elegance - Move-In Ready Brick Home Discover a beautifully renovated home that pairs everyday comfort with contemporary style. Bathed in natural light, this updated residence features spacious living areas, high-end finishes, and thoughtful design throughout - all in a desirable brick-lined neighborhood close to schools, shops, and parks. Highlights: Renovated kitchen with sleek cabinetry and premium finishes for form and function Contemporary bathroom with spa-like fixtures and a clean, modern aesthetic Second-floor master suite with extra-high ceilings and an L-shaped layout - perfect for a private study or reading nook with a large window and neighborhood views Newly installed garage for added convenience and storage Bright, open living spaces designed to showcase modern elegance and everyday livability This immaculate home is ready for you to move in and enjoy. Schedule a showing today to see the details and craftsmanship in person. . .

7. 2026-03-25
   historical
8. 2026-03-25
   historical
9. 2025-10-22
   price $124,888
10. 2025-10-21
    price $124,888
11. 2025-10-12
    price $129,888
12. 2025-10-12
    price $129,888
13. 2025-10-06
    price $134,900
14. 2025-10-06
    price $134,900
15. 2025-09-25
    listed $139,900 Active
16. 2025-09-25
    listed $139,900 Active
17. 2025-06-27
    soldstatus $49,900
18. 2010-03-10
    soldstatus $14,264
19. 2010-03-10
    soldstatus $14,264
20. 2010-02-02
    historical
21. 2010-01-22
    listed $10,000
22. 2010-01-22
    listed $10,000
23. 2004-05-18
    soldstatus $97,000
24. 2004-04-15
    soldstatus $97,000
25. 2004-03-03
    historical
26. 2004-02-17
    listed $94,900
27. 1993-09-02
    soldstatus $40,000

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $1,461 · $122/mo
• Expected delta: +$385/yr (+$32/mo · 35.8%)

ⓘ 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 · 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: $16,306
• − Mortgage interest: −$6,716
• − Property taxes: −$1,076
• − Insurance: −$599
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,488
• Taxable income: $1,818
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $3,225/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+199.7% since first listed

27 events — show timeline

• 2026-04-25 Pending — MiRealSource-MiMLS
• 2026-04-25 Pending — REALCOMP
• 2026-04-14 Price Changed $119,888 MiRealSource-MiMLS
• 2026-04-13 Price Changed $119,888 REALCOMP
• 2026-03-29 Listed $124,888 REALCOMP
• 2026-03-29 Listed $124,888 MiRealSource-MiMLS
• 2026-03-25 Listing Removed — MiRealSource-MiMLS
• 2026-03-25 Listing Removed — REALCOMP
• 2025-10-22 Price Changed $124,888 MiRealSource-MiMLS
• 2025-10-21 Price Changed $124,888 REALCOMP
• 2025-10-12 Price Changed $129,888 MiRealSource-MiMLS
• 2025-10-12 Price Changed $129,888 REALCOMP
• 2025-10-06 Price Changed $134,900 MiRealSource-MiMLS
• 2025-10-06 Price Changed $134,900 REALCOMP
• 2025-09-25 Listed $139,900 REALCOMP
• 2025-09-25 Listed $139,900 MiRealSource-MiMLS
• 2025-06-27 Sold (Public Records) $49,900 Public Records
• 2010-03-10 Sold (MLS) $14,264 MiRealSource-MiMLS
• 2010-03-10 Sold (MLS) $14,264 REALCOMP
• 2010-02-02 Listing Removed — MiRealSource-MiMLS
• 2010-01-22 Listed $10,000 MiRealSource-MiMLS
• 2010-01-22 Listed $10,000 REALCOMP
• 2004-05-18 Sold (Public Records) $97,000 Public Records
• 2004-04-15 Sold (MLS) $97,000 MiRealSource-MiMLS
• 2004-03-03 Listing Removed — MiRealSource-MiMLS
• 2004-02-17 Listed $94,900 MiRealSource-MiMLS
• 1993-09-02 Sold (Public Records) $40,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $1,076 · -55.2% YoY. Source: county tax records.