16871 Greydale Ave · Detroit, MI 48219

$120,000

3 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 28 Days on market

Built 1926 6,534 sqft lot Est $138k · 13% 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 +26.7/30.0
• ARV discount +13.4/15.0
• DSCR +9.1/10.0
• 1% rule +6.7/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick colonial in Detroit's Old Redford neighborhood offering timeless character and strong potential for both homeowners and investors. This 3 bedroom, 1 bath home features over 1,300 square feet with spacious living areas, a natural fireplace, large windows providing abundant natural light, and classic original details throughout. The full basement offers additional storage or finishing possibilities, while the sizable backyard provides space to relax or entertain. Conveniently located near shopping, dining, major freeways, and neighborhood landmarks like the Redford Theatre. Property is also being offered via Auction. com, presenting a unique opportunity to purchase in one of Detroit's established west side communities.

Key facts

• Sizable backyard
• Natural fireplace
• Full basement

Tags

• BRICK COLONIAL
• NATURAL FIREPLACE
• FULL BASEMENT
• SIZABLE BACKYARD

Property features AI

Exterior

• Utilities: Public water
• Home design: Colonial style; Single-family residence; Residential property
• Construction: Built in 1926; Brick, concrete, and wood siding construction
• Exterior features: Shingle roof; 0.15-acre lot

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Fireplace; Total of 8 rooms; Michigan-style basement

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 $323 ($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 fast (+8.0%/yr); 305 active listings in the ZIP; 39 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 39% of the median local income ($44k/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 $830 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 27y 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 $6k; list at $120k implies a 1746% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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: 1.17% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $137,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16115 Westbrook St	0.48mi	3/1.5	1,312 (-0%)	4mo	$77,400	$59	72
17216 Chapel St	0.24mi	4/2.0 (+1)	1,367 (+4%)	5mo	$170,000	$124	69
17580 Northrop St	0.48mi	3/1.5	1,294 (-2%)	6mo	$135,000	$104	68
16216 Westbrook St	0.42mi	3/1.5	1,378 (+5%)	4mo	$72,500	$53	67
16871 Pierson St	0.49mi	3/1.0	1,242 (-6%)	3mo	$130,000	$105	66
16166 W Parkway St	0.62mi	3/1.0	1,416 (+8%)	4mo	$35,000	$25	55
20821 Santa Clara	0.56mi	3/1.5	1,414 (+8%)	7mo	$203,000	$144	54
21145 Santa Clara	0.48mi	3/2.0	1,200 (-9%)	7mo	$167,500	$140	53
23421 W Mcnichols Rd	0.72mi	3/2.0	1,397 (+6%)	3mo	$200,000	$143	50
16122 Trinity St	0.56mi	3/2.5	1,152 (-12%)	4mo	$169,900	$147	44
15487 Greydale St	0.71mi	3/1.5	1,482 (+13%)	6mo	$100,000	$67	38
16135 Braile St	0.67mi	4/3.0 (+1)	1,500 (+14%)	1mo	$110,000	$73	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.25×
• Total profit: $8,556
• Equity at exit: $17,892

10-year hold

• IRR: 19.5%
• Equity multiple: 3.01×
• Total profit: $67,682
• Equity at exit: $10,375

Cash invested: $33,600 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$629
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $323

Break-even live

Break-even rent $993

Max offer price $120,000

Occupancy floor 72%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	11d	1	0.32mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	0.39mi
16565 Blackstone St Detroit, MI	3.0	1.5	1592	$1,575	$0.99	43d	1	0.39mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	0.42mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	43d	1	0.50mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	0.51mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	43d	1	0.53mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	0.60mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	4d	1	0.65mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	0.67mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.70mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	43d	1	0.74mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	14d	1	0.81mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.91mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	1.00mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	1.03mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	4d	1	1.04mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	43d	1	1.06mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	1.10mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	4d	1	1.10mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	14d	1	1.11mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	1.15mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	43d	1	1.17mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	43d	1	1.20mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	17d	1	1.20mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	4d	1	1.20mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	16d	1	1.22mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	24d	1	1.23mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	14d	1	1.26mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	16d	1	1.26mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	43d	1	1.34mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	43d	1	1.37mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	1.37mi
19501 Redfern St Detroit, MI	2.0	1.5	1816	$1,350	$0.74	43d	1	1.44mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	43d	1	1.47mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	16d	1	1.48mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	17d	1	1.49mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	1.50mi
14828 Heyden St Detroit, MI	3.0	1.0	1562	$1,350	$0.86	17d	1	1.50mi

Listing history 49 events

1. 2026-06-18
   days on market $120,000 Active 28 DOM
2. 2026-06-17
   days on market $120,000 Active 27 DOM
3. 2026-06-15
   days on market $120,000 Active 25 DOM
4. 2026-06-13
   days on market $120,000 Active 23 DOM
5. 2026-06-13
   days on market $120,000 Active 22 DOM
6. 2026-06-09
   days on market $120,000 Active 19 DOM
7. 2026-06-08
   days on market $120,000 Active 18 DOM
8. 2026-06-07
   days on market $120,000 Active 17 DOM
9. 2026-06-04
   days on market $120,000 Active 14 DOM
10. 2026-06-03
    days on market $120,000 Active 13 DOM
11. 2026-06-02
    days on market $120,000 Active 12 DOM
12. 2026-06-01
    days on market $120,000 Active 11 DOM
13. 2026-05-31
    days on market $120,000 Active 10 DOM
14. 2026-05-21
    listed $120,000 Active 741-char remark

    Show marketing remark (741 chars)

    Charming brick colonial in Detroit's Old Redford neighborhood offering timeless character and strong potential for both homeowners and investors. This 3 bedroom, 1 bath home features over 1,300 square feet with spacious living areas, a natural fireplace, large windows providing abundant natural light, and classic original details throughout. The full basement offers additional storage or finishing possibilities, while the sizable backyard provides space to relax or entertain. Conveniently located near shopping, dining, major freeways, and neighborhood landmarks like the Redford Theatre. Property is also being offered via Auction. com, presenting a unique opportunity to purchase in one of Detroit's established west side communities.

15. 2026-05-21
    listed $120,000 Active 741-char remark

    Show marketing remark (741 chars)

    Charming brick colonial in Detroit's Old Redford neighborhood offering timeless character and strong potential for both homeowners and investors. This 3 bedroom, 1 bath home features over 1,300 square feet with spacious living areas, a natural fireplace, large windows providing abundant natural light, and classic original details throughout. The full basement offers additional storage or finishing possibilities, while the sizable backyard provides space to relax or entertain. Conveniently located near shopping, dining, major freeways, and neighborhood landmarks like the Redford Theatre. Property is also being offered via Auction. com, presenting a unique opportunity to purchase in one of Detroit's established west side communities.

16. 2026-05-21
    listed $120,000 Active

    Show marketing remark (741 chars)

    Charming brick colonial in Detroit's Old Redford neighborhood offering timeless character and strong potential for both homeowners and investors. This 3 bedroom, 1 bath home features over 1,300 square feet with spacious living areas, a natural fireplace, large windows providing abundant natural light, and classic original details throughout. The full basement offers additional storage or finishing possibilities, while the sizable backyard provides space to relax or entertain. Conveniently located near shopping, dining, major freeways, and neighborhood landmarks like the Redford Theatre. Property is also being offered via Auction. com, presenting a unique opportunity to purchase in one of Detroit's established west side communities.

17. 2020-01-13
    historical
18. 2020-01-13
    historical
19. 2019-11-07
    listed $28,000 Active
20. 2019-11-07
    listed $28,000 Active
21. 2019-10-21
    historical
22. 2019-10-21
    historical
23. 2019-10-18
    price $20,500
24. 2019-10-17
    price $20,500
25. 2019-10-15
    price $24,900
26. 2019-10-15
    price $24,900
27. 2019-10-08
    listed $30,500 Active
28. 2019-10-08
    listed $30,500 Active
29. 2009-03-26
    historical
30. 2009-02-17
    historical
31. 2008-11-17
    listed $4,000
32. 2008-11-17
    listed $4,000
33. 2006-04-28
    soldstatus $6,500
34. 2006-04-28
    soldstatus $6,500
35. 2006-03-20
    listed $7,500
36. 2006-03-20
    listed $7,500
37. 2006-03-20
    historical
38. 2005-10-15
    historical
39. 2005-10-15
    historical
40. 2005-04-14
    listed $95,000
41. 2005-04-14
    listed $95,000
42. 2005-01-25
    historical
43. 2004-09-04
    listed $98,900
44. 2002-05-13
    soldstatus $77,000
45. 2001-02-14
    soldstatus $36,000
46. 2000-01-28
    historical
47. 1999-07-28
    listed $55,000
48. 1993-02-26
    soldstatus $10,500
49. 1992-12-08
    soldstatus $35,900

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$292/yr (+$24/mo · 23.1%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,831
• − Mortgage interest: −$6,722
• − Property taxes: −$1,265
• − Insurance: −$600
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$3,491
• Taxable income: $2,061
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $3,386/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+234.3% since first listed

36 events — show timeline

• 2026-05-21 Listed $120,000 SW Michigan MLS
• 2026-05-21 Listed $120,000 REALCOMP
• 2026-05-21 Listed $120,000 MiRealSource-MiMLS
• 2020-01-13 Listing Removed — REALCOMP
• 2020-01-13 Listing Removed — MiRealSource-MiMLS
• 2019-11-07 Listed $28,000 MiRealSource-MiMLS
• 2019-11-07 Listed $28,000 REALCOMP
• 2019-10-21 Listing Removed — REALCOMP
• 2019-10-21 Listing Removed — MiRealSource-MiMLS
• 2019-10-18 Price Changed $20,500 MiRealSource-MiMLS
• 2019-10-17 Price Changed $20,500 REALCOMP
• 2019-10-15 Price Changed $24,900 MiRealSource-MiMLS
• 2019-10-15 Price Changed $24,900 REALCOMP
• 2019-10-08 Listed $30,500 MiRealSource-MiMLS
• 2019-10-08 Listed $30,500 REALCOMP
• 2009-03-26 Listing Removed — REALCOMP
• 2009-02-17 Listing Removed — MiRealSource-MiMLS
• 2008-11-17 Listed $4,000 MiRealSource-MiMLS
• 2008-11-17 Listed $4,000 REALCOMP
• 2006-04-28 Sold (MLS) $6,500 MiRealSource-MiMLS
• 2006-04-28 Sold (MLS) $6,500 REALCOMP
• 2006-03-20 Listing Removed — MiRealSource-MiMLS
• 2006-03-20 Listed $7,500 MiRealSource-MiMLS
• 2006-03-20 Listed $7,500 REALCOMP
• 2005-10-15 Listing Removed — REALCOMP
• 2005-10-15 Listing Removed — MiRealSource-MiMLS
• 2005-04-14 Listed $95,000 REALCOMP
• 2005-04-14 Listed $95,000 MiRealSource-MiMLS
• 2005-01-25 Listing Removed — REALCOMP
• 2004-09-04 Listed $98,900 REALCOMP
• 2002-05-13 Sold (Public Records) $77,000 Public Records
• 2001-02-14 Sold (Public Records) $36,000 Public Records
• 2000-01-28 Listing Removed — REALCOMP
• 1999-07-28 Listed $55,000 REALCOMP
• 1993-02-26 Sold (Public Records) $10,500 Public Records
• 1992-12-08 Sold (Public Records) $35,900 Public Records

Property tax history

+12.7%/yr

Latest (2025): $1,265 · -37.2% YoY. Source: county tax records.