16811 Monte Vista St · Detroit, MI 48221

$125,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 71 Days on market

Built 1939 3,920 sqft lot $97/sqft · at area comps Est $156k · 20% 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Remodeled home in a beautiful area. Extremely large primary bedroom perfect for lounging and recreation. This home is near schools and shopping. Schedule an appointment today, this home has a lot of surprises. BATVAI. Purchaser to pay listing broker a $495 transaction fee at closing.

Key facts

• 3,920 sq ft lot
• Built 1939
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% 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 (+3.4%/yr); 349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $864 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 71 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $68k; list at $125k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (median comp): $155,653
• List price: $125,000
• Delta: -19.69%
• 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	0.20mi	3/1.0	1,350 (+4%)	1mo	$39,500	$29	82
16800 Ilene St	0.31mi	3/2.5	1,298 (+0%)	1mo	$210,000	$162	78
15771 Birwood St	0.55mi	3/1.5	1,290 (-0%)	0mo	$128,995	$100	72
17161 Ward Ave	0.42mi	3/1.5	1,377 (+7%)	2mo	$194,500	$141	66
17621 Meyers Rd	0.53mi	2/2.0 (-1)	1,264 (-2%)	0mo	$40,000	$32	62
16176 Tracey St	0.68mi	3/2.0	1,270 (-2%)	0mo	$70,000	$55	61
17147 Appoline St	0.26mi	3/2.0	1,100 (-15%)	1mo	$170,000	$155	58
15841 Steel St	0.47mi	3/1.0	1,460 (+13%)	1mo	$50,000	$34	56
16180 Snowden St	0.53mi	3/1.0	1,137 (-12%)	0mo	$61,000	$54	55
16863 Tracey St	0.67mi	3/2.0	1,200 (-7%)	2mo	$165,000	$138	51
15824 Snowden St	0.64mi	3/1.0	1,127 (-13%)	0mo	$61,000	$54	48
15824 Snowden St	0.64mi	3/1.0	1,127 (-13%)	0mo	$61,000	$54	48

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,283
• Equity at exit: $18,638

10-year hold

• IRR: 5.4%
• Equity multiple: 1.41×
• Total profit: $14,251
• Equity at exit: $10,808

Cash invested: $35,000 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$656
• Tax from tax record: −$142 /mo · $1,698/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $210

Break-even live

Break-even rent $1,075

Max offer price $125,000

Occupancy floor 79%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	0.31mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	0.33mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	0.33mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	0.42mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	43d	1	0.44mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	0.56mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	0.58mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	43d	1	0.60mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	43d	1	0.63mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	0.65mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	0.65mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	0.65mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	43d	1	0.65mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	5d	1	0.75mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	24d	1	0.76mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	20d	1	0.76mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	0.77mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	43d	1	0.78mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	0.80mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	43d	1	0.80mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	43d	1	0.85mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.88mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	24d	1	0.91mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.96mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	43d	1	0.96mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	16d	1	0.98mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	43d	1	0.99mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	1.02mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	1.03mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	16d	1	1.03mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.05mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	1.05mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	17d	1	1.08mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	1.10mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.11mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	43d	1	1.12mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	5d	1	1.14mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	43d	1	1.17mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	16d	1	1.20mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	24d	1	1.22mi

Listing history 19 events

1. 2026-04-29
   price $125,000 290-char remark

   Show marketing remark (290 chars)

   Newly Remodeled home in a beautiful area. Extremely large primary bedroom perfect for lounging and recreation. This home is near schools and shopping. Schedule an appointment today, this home has a lot of surprises. BATVAI. Purchaser to pay listing broker a $495 transaction fee at closing.

2. 2026-04-29
   price $125,000 290-char remark

   Show marketing remark (290 chars)

   Newly Remodeled home in a beautiful area. Extremely large primary bedroom perfect for lounging and recreation. This home is near schools and shopping. Schedule an appointment today, this home has a lot of surprises. BATVAI. Purchaser to pay listing broker a $495 transaction fee at closing.

3. 2026-03-09
   listed $130,000 Active 290-char remark

   Show marketing remark (290 chars)

   Newly Remodeled home in a beautiful area. Extremely large primary bedroom perfect for lounging and recreation. This home is near schools and shopping. Schedule an appointment today, this home has a lot of surprises. BATVAI. Purchaser to pay listing broker a $495 transaction fee at closing.

4. 2026-03-09
   listed $130,000 Active 290-char remark

   Show marketing remark (290 chars)

   Newly Remodeled home in a beautiful area. Extremely large primary bedroom perfect for lounging and recreation. This home is near schools and shopping. Schedule an appointment today, this home has a lot of surprises. BATVAI. Purchaser to pay listing broker a $495 transaction fee at closing.

5. 2019-02-28
   soldstatus $68,000
6. 2018-06-08
   soldstatus $36,900 Sold
7. 2018-06-08
   soldstatus $36,900 Closed
8. 2018-04-20
   status Pending
9. 2018-04-20
   status Pending
10. 2018-04-13
    listed $36,900 Active
11. 2018-04-13
    listed $36,900 Active
12. 2010-01-28
    soldstatus $11,500
13. 2010-01-28
    soldstatus $11,500
14. 2010-01-28
    soldstatus $11,500
15. 2010-01-21
    historical
16. 2009-12-29
    listed $14,000
17. 2009-12-29
    listed $14,000
18. 2009-12-29
    listed $14,000
19. 2007-12-04
    soldstatus $60,000

ⓘ 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: $1,698 · $142/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$113/yr (+$9/mo · 6.7%)

ⓘ 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: $16,086
• − Mortgage interest: −$7,002
• − Property taxes: −$1,698
• − Insurance: −$625
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$3,636
• Taxable income: $550
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $2,386/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

+108.3% since first listed

19 events — show timeline

• 2026-04-29 Price Changed $125,000 MiRealSource-MiMLS
• 2026-04-29 Price Changed $125,000 REALCOMP
• 2026-03-09 Listed $130,000 REALCOMP
• 2026-03-09 Listed $130,000 MiRealSource-MiMLS
• 2019-02-28 Sold (Public Records) $68,000 Public Records
• 2018-06-08 Sold (MLS) $36,900 MiRealSource-MiMLS
• 2018-06-08 Sold (MLS) $36,900 REALCOMP
• 2018-04-20 Pending — MiRealSource-MiMLS
• 2018-04-20 Pending — REALCOMP
• 2018-04-13 Listed $36,900 MiRealSource-MiMLS
• 2018-04-13 Listed $36,900 REALCOMP
• 2010-01-28 Sold (MLS) $11,500 REALCOMP
• 2010-01-28 Sold (MLS) $11,500 REALCOMP
• 2010-01-28 Sold (MLS) $11,500 MiRealSource-MiMLS
• 2010-01-21 Listing Removed — MiRealSource-MiMLS
• 2009-12-29 Listed $14,000 REALCOMP
• 2009-12-29 Listed $14,000 REALCOMP
• 2009-12-29 Listed $14,000 MiRealSource-MiMLS
• 2007-12-04 Sold (Public Records) $60,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,698 · -54.2% YoY. Source: county tax records.