16580 Rutherford St · Detroit, MI 48235

$79,500

3 bd · 1.0 ba · 839 sqft · SingleFamily public records · 7 Days on market

Built 1941 4,356 sqft lot Est $59k · 35% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 16580 Rutherford! This charming, move-in-ready brick bungalow is the perfect place to start your next chapter or expand your investment portfolio. Featuring 3 comfortable bedrooms and 1 full bathroom, this property blends classic Detroit character with modern readiness. The layout includes a spacious loft-style bedroom upstairs, hardwood floors, and a bright living and dining space. Downstairs, an open basement offers plenty of storage or room for future customization. Complete with a detached garage and a low-maintenance yard, this home is entirely turn-key and ready for its new owners. Schedule your showing today! Pictures were taken prior to the tenant moving out and the

Key facts

• 4,356 sq ft lot
• Garage
• Built 1941

Property features AI

Exterior

• Parking: Detached garage with 1 parking space
• Utilities: Public water; Natural gas
• Home design: Residential 2-story home; Built in 1941; Basement level below grade
• Construction: Brick construction; Basement foundation
• Exterior features: Brick exterior; Paved street frontage; Frontage approximately 35 feet; Approximately 0.1 acre lot

Interior

• Kitchen: Kitchen on entry level (approx. 8 x 8)
• Bedrooms: Two bedrooms on entry level (approx. 11 x 9 and 10 x 9); One bedroom on second level (approx. 11 wide)
• Bathrooms: One full bathroom on entry level (approx. 8 x 9)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: 7 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.8% 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; 32 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 43% 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 $550 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 27y ago; this cycle's ask has dropped $16k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $80k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,500

Questions for the listing agent

1. Built in 1941 — 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: 1.77% ✓
• Cap rate: 14.78%
• Cash-on-cash: 30.31%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $58,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16246 Coyle St	0.53mi	3/1.0	848 (+1%)	1mo	$50,000	$59	73
16713 Rutherford St	0.07mi	2/1.0 (-1)	779 (-7%)	10mo	$90,000	$116	72
16758 Murray Hill St	0.21mi	3/1.0	934 (+11%)	9mo	$54,300	$58	64
16235 Robson St	0.56mi	3/1.0	848 (+1%)	12mo	$45,000	$53	62
15746 Coyle St	0.65mi	3/1.0	814 (-3%)	5mo	$41,500	$51	60
16853 Mansfield St	0.24mi	3/2.0	950 (+13%)	4mo	$205,000	$216	60
15808 Coyle St	0.61mi	3/1.0	811 (-3%)	8mo	$70,000	$86	60
16554 Coyle St	0.53mi	2/1.0 (-1)	858 (+2%)	12mo	$60,000	$70	57
15454 Asbury Park	0.57mi	3/1.5	956 (+14%)	5mo	$149,000	$156	44
15915 Sussex St	0.49mi	4/1.5 (+1)	941 (+12%)	8mo	$60,000	$64	44
17552 Ferguson St	0.66mi	3/1.0	957 (+14%)	5mo	$43,000	$45	42
15324 Murray Hill St	0.68mi	3/1.0	959 (+14%)	11mo	$125,000	$130	35

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: 25.3%
• Equity multiple: 2.05×
• Total profit: $23,307
• Equity at exit: $11,854

10-year hold

• IRR: 33.2%
• Equity multiple: 4.05×
• Total profit: $67,960
• Equity at exit: $6,874

Cash invested: $22,260 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $562

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 55%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	1d	1	0.34mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	16d	1	0.55mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	16d	1	0.62mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	43d	1	0.70mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	16d	1	0.84mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.85mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.85mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.85mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	0.85mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.85mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	43d	1	0.87mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	0.90mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.91mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	4d	1	0.95mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	43d	1	0.99mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	14d	1	1.01mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	1.02mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	1.03mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	1.05mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	4d	1	1.05mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	1.07mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	16d	1	1.13mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	1.14mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.19mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	43d	1	1.21mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	1.23mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	16d	1	1.28mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	1.29mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.32mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	43d	1	1.38mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	1.41mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	16d	1	1.48mi

Listing history 8 events

1. 2026-06-18
   days on market $79,500 Active 7 DOM
2. 2026-06-17
   days on market $79,500 Active 6 DOM
3. 2026-06-16
   days on market $79,500 Active 5 DOM
4. 2026-06-15
   days on market $79,500 Active 4 DOM
5. 2026-06-13
   days on market $79,500 Active 2 DOM
6. 2026-06-13
   statuslisting id $79,500 Active 1 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $79,500 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,887
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$2,313
• Taxable income: $5,829
• Est. tax owed @ 24.0%: −$1,399
• After-tax cash flow: $5,349/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

+695.0% since first listed

33 events — show timeline

• 2026-06-08 Coming Soon $79,500 MiRealSource-MiMLS
• 2025-04-07 Listing Removed — REALCOMP
• 2025-04-07 Listing Removed — MiRealSource-MiMLS
• 2025-01-06 Listed $95,000 MiRealSource-MiMLS
• 2024-12-27 Listed $95,000 REALCOMP
• 2024-10-17 Listing Removed — MiRealSource-MiMLS
• 2024-10-17 Listing Removed — REALCOMP
• 2024-04-19 Listed $95,000 MiRealSource-MiMLS
• 2024-04-19 Listed $95,000 REALCOMP
• 2024-04-18 Coming Soon — REALCOMP
• 2024-04-18 Coming Soon — MiRealSource-MiMLS
• 2023-12-09 Listing Removed — MiRealSource-MiMLS
• 2023-12-08 Listing Removed — REALCOMP
• 2023-08-10 Listed $70,000 REALCOMP
• 2023-08-08 Listed $70,000 MiRealSource-MiMLS
• 2018-08-23 Sold (MLS) $40,500 MiRealSource-MiMLS
• 2018-08-23 Sold (MLS) $40,500 REALCOMP
• 2018-06-26 Pending — MiRealSource-MiMLS
• 2018-06-26 Pending — REALCOMP
• 2018-06-08 Listed $40,000 MiRealSource-MiMLS
• 2018-06-08 Listed $40,000 REALCOMP
• 2009-03-12 Listing Removed — REALCOMP
• 2008-03-19 Listed $6,000 REALCOMP
• 2008-02-28 Listing Removed — REALCOMP
• 2007-09-27 Listed $19,900 REALCOMP
• 2006-11-17 Sold (Public Records) $95,000 Public Records
• 2005-12-23 Sold (MLS) $56,000 REALCOMP
• 2005-10-06 Listed $59,900 REALCOMP
• 2001-07-25 Sold (Public Records) $83,000 Public Records
• 2001-03-12 Sold (Public Records) $56,838 Public Records
• 2000-01-19 Listing Removed — REALCOMP
• 1999-10-08 Listed $80,000 REALCOMP
• 1992-07-22 Sold (Public Records) $10,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $4,151 · +0.2% YoY. Source: county tax records.