4634 16th St · Detroit, MI 48208

$200,000

5 bd · 3.0 ba · 3,154 sqft · SingleFamily public records · 23 Days on market

Built 1895 3,049 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 4634 16th ST, Detroit, MI, this single-family residence presents a unique opportunity to own a piece of history. Built in 1895, this residence offers a glimpse into a bygone era. With five bedrooms, this property provides ample space for comfortable living. Imagine the possibilities for creating personalized sanctuaries within each of these rooms, tailored to your specific needs and tastes. This single-family residence in Detroit is ready to become your cherished home.

Key facts

• 3,049 sq ft lot
• Built 1895
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 184 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,871/mo this rent would consume 95% of the median local household income ($36k/yr) (locally 601% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1895 — 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: 1.44% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.41%
• DSCR: 2.04
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $479,408
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4505 Commonwealth St	0.48mi	5/3.0	3,200 (+2%)	1mo	$485,000	$152	74
4339 Avery St	0.43mi	6/3.0 (+1)	3,288 (+4%)	23mo	$300,000	$91	48
4150 Lincoln St St	0.69mi	4/1.5 (-1)	3,065 (-3%)	14mo	$355,000	$116	40
5202 Commonwealth St	0.62mi	4/2.5 (-1)	2,774 (-12%)	19mo	$560,000	$202	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.66×
• Total profit: $37,087
• Equity at exit: $29,821

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $121,550
• Equity at exit: $17,292

Cash invested: $56,000 (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 48208

• Home prices YoY: -5.9%
• Active inventory: 184
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,871 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$44 /mo · $523/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $1,092

Break-even live

Break-even rent $1,488

Max offer price $200,000

Occupancy floor 57%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3934 Avery St Detroit, MI	5.0	2.0	2500	$3,000	$1.20	43d	1	0.54mi
7370 La Salle Blvd Detroit, MI	4.0	3.0	3610	$4,500	$1.25	43d	1	1.20mi

Listing history 4 events

1. 2025-12-10
   status Pending 484-char remark

   Show marketing remark (484 chars)

   Located at 4634 16th ST, Detroit, MI, this single-family residence presents a unique opportunity to own a piece of history. Built in 1895, this residence offers a glimpse into a bygone era. With five bedrooms, this property provides ample space for comfortable living. Imagine the possibilities for creating personalized sanctuaries within each of these rooms, tailored to your specific needs and tastes. This single-family residence in Detroit is ready to become your cherished home.

2. 2025-12-10
   status Pending

   Show marketing remark (484 chars)

   Located at 4634 16th ST, Detroit, MI, this single-family residence presents a unique opportunity to own a piece of history. Built in 1895, this residence offers a glimpse into a bygone era. With five bedrooms, this property provides ample space for comfortable living. Imagine the possibilities for creating personalized sanctuaries within each of these rooms, tailored to your specific needs and tastes. This single-family residence in Detroit is ready to become your cherished home.

3. 2025-11-17
   listed $200,000 Active 484-char remark

   Show marketing remark (484 chars)

   Located at 4634 16th ST, Detroit, MI, this single-family residence presents a unique opportunity to own a piece of history. Built in 1895, this residence offers a glimpse into a bygone era. With five bedrooms, this property provides ample space for comfortable living. Imagine the possibilities for creating personalized sanctuaries within each of these rooms, tailored to your specific needs and tastes. This single-family residence in Detroit is ready to become your cherished home.

4. 2025-11-17
   listed $200,000 Active

   Show marketing remark (484 chars)

   Located at 4634 16th ST, Detroit, MI, this single-family residence presents a unique opportunity to own a piece of history. Built in 1895, this residence offers a glimpse into a bygone era. With five bedrooms, this property provides ample space for comfortable living. Imagine the possibilities for creating personalized sanctuaries within each of these rooms, tailored to your specific needs and tastes. This single-family residence in Detroit is ready to become your cherished home.

ⓘ 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: $523 · $44/mo
• Projected year-2 tax: $1,801 · $150/mo
• Expected delta: +$1,279/yr (+$107/mo · 244.7%)

ⓘ 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,453
• − Mortgage interest: −$11,203
• − Property taxes: −$523
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,756
• − Management: −$2,756
• − Depreciation: −$5,818
• Taxable income: $10,397
• Est. tax owed @ 24.0%: −$2,495
• After-tax cash flow: $10,614/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): 8,037
• Household income: $36,194
• Rent vs Own: 65.7% rent · 34.3% own
• Severe rent burden: 601.0

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 (66%)
• Race & ethnicity: Black 66% White 23% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5% Arabic 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: ▼ -10.56%
• Current HPI: 168.8907
• Rent YoY: —
• 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

+0.0% since first listed

4 events — show timeline

• 2025-12-10 Pending — MiRealSource-MiMLS
• 2025-12-10 Pending — REALCOMP
• 2025-11-17 Listed $200,000 REALCOMP
• 2025-11-17 Listed $200,000 MiRealSource-MiMLS

Property tax history

+3.0%/yr

Latest (2025): $523 · -53.6% YoY. Source: county tax records.