16195 Burt Rd · Detroit, MI 48219

$132,600

4 bd · 1.5 ba · 1,662 sqft · SingleFamily public records · 230 Days on market

Built 1920 5,663 sqft lot $80/sqft · 15% below area Est $156k · 15% 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 +22.3/30.0
• ARV discount +14.1/15.0
• DSCR +7.1/10.0
• 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

INVESTMENT OPPORTUNITY: brick home in attractive neighborhood with basement and garage. Home is currently rented at $1,200.00.

Key facts

• Garage
• Basement
• Brick home

Tags

• BRICK HOME
• BASEMENT
• GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $117k (12.0% 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 fast (+8.0%/yr); 305 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($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 $917 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 $37k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 29y 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 $114k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,688 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.17% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 7.1

CMA / ARV

• ARV (median comp): $155,573
• List price: $132,600
• Delta: -14.77%
• 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
16544 Trinity St	0.09mi	3/1.0 (-1)	1,620 (-2%)	8mo	$139,900	$86	78
15357 Patton St	0.54mi	4/2.0	1,654 (-0%)	1mo	$155,000	$94	71
16135 Braile St	0.13mi	4/3.0	1,500 (-10%)	1mo	$110,000	$73	71
16710 Trinity St	0.17mi	3/2.5 (-1)	1,532 (-8%)	8mo	$240,000	$157	64
15465 Trinity St	0.41mi	3/1.0 (-1)	1,520 (-8%)	0mo	$98,000	$64	60
15756 Kentfield St	0.45mi	3/1.5 (-1)	1,498 (-10%)	0mo	$68,000	$45	57
15460 Fielding St	0.49mi	3/1.5 (-1)	1,797 (+8%)	3mo	$110,673	$62	56
16101 Chapel St	0.32mi	3/1.0 (-1)	1,850 (+11%)	4mo	$60,000	$32	56
16753 Burgess	0.43mi	4/1.5	1,434 (-14%)	8mo	$172,500	$120	51
15487 Greydale St	0.58mi	3/1.5 (-1)	1,482 (-11%)	6mo	$100,000	$67	44
15323 Kentfield St	0.65mi	3/2.0 (-1)	1,500 (-10%)	8mo	$190,000	$127	40
20821 Santa Clara	0.66mi	3/1.5 (-1)	1,414 (-15%)	7mo	$203,000	$144	34

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $635
• Equity at exit: $19,771

10-year hold

• IRR: 14.9%
• Equity multiple: 2.51×
• Total profit: $55,975
• Equity at exit: $11,465

Cash invested: $37,128 (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: $1,549 high
• Mortgage (P&I): −$695
• Tax from tax record: −$256 /mo · $3,067/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $218

Break-even live

Break-even rent $1,274

Max offer price $132,600

Occupancy floor 81%

Sensitivity live

Price	-10% $293	-5% $255	+0% $218	+5% $180	+10% $142
Rent	-10% $95	-5% $156	+0% $218	+5% $279	+10% $340
Rate	-1.0pp $284	-0.5pp $251	base $218	+0.5pp $183	+1.0pp $148

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: $33,150
• Closing costs: $3,978
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16565 Blackstone St Detroit, MI	3.0	1.5	1592	$1,575	$0.99	44d	1	0.14mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.20mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	44d	1	0.54mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	15d	1	0.58mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	12d	1	0.58mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	25d	1	0.73mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	44d	1	0.83mi
14828 Heyden St Detroit, MI	3.0	1.0	1562	$1,350	$0.86	18d	1	0.99mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	1.02mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	44d	1	1.03mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	44d	1	1.06mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	44d	1	1.08mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	18d	1	1.13mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	17d	1	1.15mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	15d	1	1.15mi
16757 Greenview Ave Unit 1A Detroit, MI	3.0	1.5	1600	$1,500	$0.94	5d	1	1.24mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	1.33mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	1.42mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	17d	1	1.47mi

Listing history 34 events

1. 2026-06-18
   days on market $132,600 Active 230 DOM
2. 2026-06-17
   days on market $132,600 Active 229 DOM
3. 2026-06-15
   days on market $132,600 Active 227 DOM
4. 2026-06-13
   days on market $132,600 Active 225 DOM
5. 2026-06-13
   days on market $132,600 Active 224 DOM
6. 2026-06-09
   days on market $132,600 Active 221 DOM
7. 2026-06-08
   days on market $132,600 Active 220 DOM
8. 2026-06-07
   days on market $132,600 Active 219 DOM
9. 2026-06-04
   days on market $132,600 Active 216 DOM
10. 2026-06-03
    days on market $132,600 Active 215 DOM
11. 2026-06-01
    days on market $132,600 Active 213 DOM
12. 2026-05-31
    days on market $132,600 Active 212 DOM
13. 2025-10-31
    listed $132,600 Active 128-char remark

    Show marketing remark (126 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood with basement and garage. Home is currently rented at $1,200.00.

14. 2025-10-31
    listed $132,600 Active 126-char remark

    Show marketing remark (126 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood with basement and garage. Home is currently rented at $1,200.00.

15. 2025-10-31
    listed $132,600 Active

    Show marketing remark (126 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood with basement and garage. Home is currently rented at $1,200.00.

16. 2022-04-15
    soldstatus $113,500
17. 2022-04-07
    soldstatus $55,000
18. 2015-12-18
    historical
19. 2015-05-15
    historical
20. 2015-04-30
    listed $19,900 Active
21. 2015-04-29
    listed $19,900
22. 2012-11-07
    soldstatus $10,000
23. 2012-11-07
    soldstatus $10,000
24. 2012-10-16
    historical
25. 2012-10-16
    historical
26. 2012-08-31
    listed $11,000
27. 2012-08-31
    listed $11,000
28. 2011-06-30
    historical
29. 2011-06-30
    historical
30. 2011-01-03
    listed $40,000
31. 2011-01-03
    listed $40,000
32. 1998-02-24
    soldstatus $69,000
33. 1997-12-29
    soldstatus $69,000
34. 1997-10-17
    listed $67,900

ⓘ 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: $3,067 · $256/mo
• Projected year-2 tax: $3,067 · $256/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 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: $18,589
• − Mortgage interest: −$7,428
• − Property taxes: −$3,067
• − Insurance: −$663
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$3,857
• Taxable income: $599
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $2,467/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

+95.3% since first listed

22 events — show timeline

• 2025-10-31 Listed $132,600 REALCOMP
• 2025-10-31 Listed $132,600 SW Michigan MLS
• 2025-10-31 Listed $132,600 MiRealSource-MiMLS
• 2022-04-15 Sold (Public Records) $113,500 Public Records
• 2022-04-07 Sold (Public Records) $55,000 Public Records
• 2015-12-18 Listing Removed — MiRealSource-MiMLS
• 2015-05-15 Listing Removed — REALCOMP
• 2015-04-30 Listed $19,900 REALCOMP
• 2015-04-29 Listed $19,900 MiRealSource-MiMLS
• 2012-11-07 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2012-11-07 Sold (MLS) $10,000 REALCOMP
• 2012-10-16 Listing Removed — MiRealSource-MiMLS
• 2012-10-16 Listing Removed — REALCOMP
• 2012-08-31 Listed $11,000 MiRealSource-MiMLS
• 2012-08-31 Listed $11,000 REALCOMP
• 2011-06-30 Listing Removed — REALCOMP
• 2011-06-30 Listing Removed — MiRealSource-MiMLS
• 2011-01-03 Listed $40,000 REALCOMP
• 2011-01-03 Listed $40,000 MiRealSource-MiMLS
• 1998-02-24 Sold (Public Records) $69,000 Public Records
• 1997-12-29 Sold (MLS) $69,000 REALCOMP
• 1997-10-17 Listed $67,900 REALCOMP

Property tax history

+5.1%/yr

Latest (2025): $3,067 · -38.0% YoY. Source: county tax records.