16101 Bramell St · Detroit, MI 48219

$90,000

3 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 1 Days on market

Built 1946 6,098 sqft lot $90/sqft · 104% above area

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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 +9.2/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 16101 Bramell St a nicely updated 3-bedroom, 1-bath home offering great value in Detroit. Features include updated flooring, fresh paint, a remodeled bathroom with modern tile, and a clean, functional layout. Bright kitchen with updated cabinetry and countertops. Full basement provides additional storage or potential. Ideal for owner-occupants or investors seeking an affordable, move-in ready property. Schedule your showing today.

Key facts

• Bright kitchen
• Remodeled bathroom
• Full basement

Tags

• UPDATED FLOORING
• REMODELED BATHROOM
• BRIGHT KITCHEN
• UPDATED CABINETRY
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 35% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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 $18k; list at $90k implies a 403% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1946 — 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: 1.42% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (median comp): $49,057
• List price: $90,000
• Delta: 83.46%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15900 W Parkway St	0.11mi	3/1.0	1,000 (-0%)	9mo	$70,000	$70	87
16165 W Parkway St	0.13mi	3/1.0	1,022 (+2%)	5mo	$50,000	$49	87
15757 Dacosta St	0.29mi	3/1.0	960 (-4%)	2mo	$65,000	$68	78
16555 Bramell St	0.15mi	3/1.0	918 (-9%)	3mo	$60,000	$65	76
15885 Beaverland St	0.10mi	3/2.0	1,100 (+10%)	3mo	$51,500	$47	73
22482 W Mcnichols Rd	0.48mi	3/1.5	1,031 (+3%)	2mo	$61,000	$59	69
15411 Lahser Rd	0.57mi	3/2.0	1,025 (+2%)	4mo	$42,000	$41	63
16836 Beaverland St	0.37mi	3/1.0	1,100 (+10%)	6mo	$65,500	$60	62
17335 Beaverland St	0.66mi	3/1.0	1,061 (+6%)	5mo	$81,000	$76	56
15835 Burgess St	0.54mi	3/1.0	918 (-9%)	9mo	$93,000	$101	54
16157 Wormer St	0.75mi	3/2.0	1,042 (+4%)	6mo	$88,000	$84	50
16565 Woodbine St	0.70mi	3/1.0	1,105 (+10%)	2mo	$110,000	$100	49

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: 14.9%
• Equity multiple: 1.64×
• Total profit: $16,034
• Equity at exit: $13,419

10-year hold

• IRR: 27.2%
• Equity multiple: 3.99×
• Total profit: $75,459
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$472
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $375

Break-even live

Break-even rent $801

Max offer price $90,000

Occupancy floor 66%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	0.13mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	0.47mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	0.55mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	43d	1	0.64mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	43d	1	0.64mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	43d	1	0.67mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.69mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	43d	1	0.78mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	18d	1	0.79mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	0.86mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	0.90mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	0.90mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.90mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	11d	1	0.94mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	1.00mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	5d	1	1.01mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	1.07mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.07mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	43d	1	1.08mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	16d	1	1.08mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	1.13mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	1.14mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.19mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	1.20mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	1.21mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	16d	1	1.22mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.23mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	43d	1	1.29mi
14268 Riverview St Detroit, MI	2.0	1.0	900	$850	$0.94	43d	1	1.35mi
14260 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	1.35mi
14264 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	1.35mi
14262 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	43d	1	1.35mi
14266 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	1.35mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	43d	1	1.35mi
14224 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.35mi
14222 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.35mi
14234 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.35mi
14226 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.35mi
14230 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.35mi
14238 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	1.35mi

Listing history 15 events

1. 2026-06-19
   days on marketlisting id $90,000 Active 1 DOM
2. 2026-06-13
   days on market $90,000 Active 179 DOM
3. 2026-06-13
   days on market $90,000 Active 178 DOM
4. 2026-06-09
   days on market $90,000 Active 175 DOM
5. 2026-06-08
   days on market $90,000 Active 174 DOM
6. 2026-06-07
   days on market $90,000 Active 173 DOM
7. 2026-06-04
   days on market $90,000 Active 170 DOM
8. 2026-06-03
   days on market $90,000 Active 169 DOM
9. 2026-06-01
   days on market $90,000 Active 167 DOM
10. 2026-05-31
    days on market $90,000 Active 166 DOM
11. 2025-12-16
    listed $90,000 Active 445-char remark

    Show marketing remark (445 chars)

    Welcome to 16101 Bramell St a nicely updated 3-bedroom, 1-bath home offering great value in Detroit. Features include updated flooring, fresh paint, a remodeled bathroom with modern tile, and a clean, functional layout. Bright kitchen with updated cabinetry and countertops. Full basement provides additional storage or potential. Ideal for owner-occupants or investors seeking an affordable, move-in ready property. Schedule your showing today.

12. 2025-12-16
    listed $90,000 Active 445-char remark

    Show marketing remark (445 chars)

    Welcome to 16101 Bramell St a nicely updated 3-bedroom, 1-bath home offering great value in Detroit. Features include updated flooring, fresh paint, a remodeled bathroom with modern tile, and a clean, functional layout. Bright kitchen with updated cabinetry and countertops. Full basement provides additional storage or potential. Ideal for owner-occupants or investors seeking an affordable, move-in ready property. Schedule your showing today.

13. 2006-12-15
    historical
14. 2006-09-16
    listed $59,900
15. 1993-10-01
    soldstatus $17,900

ⓘ 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: $1,483 · $124/mo
• Projected year-2 tax: $1,483 · $124/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 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: $15,305
• − Mortgage interest: −$5,041
• − Property taxes: −$1,483
• − Insurance: −$450
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$2,618
• Taxable income: $3,263
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $3,711/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

+402.8% since first listed

5 events — show timeline

• 2025-12-16 Listed $90,000 MiRealSource-MiMLS
• 2025-12-16 Listed $90,000 REALCOMP
• 2006-12-15 Listing Removed — REALCOMP
• 2006-09-16 Listed $59,900 REALCOMP
• 1993-10-01 Sold (Public Records) $17,900 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,483 · +79.2% YoY. Source: county tax records.