16141 Manor St · Detroit, MI 48221

$90,000

3 bd · 1.0 ba · 1,262 sqft · SingleFamily public records · 127 Days on market

Built 1946 3,920 sqft lot $71/sqft · 14% above area Est $79k · 14% over ↓ 10% since listing

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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 +26.0/30.0
• 1% rule +9.6/10.0
• DSCR +8.8/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful brick colonial 3 bedroom 1.5 bath ready for move in. Great starter home. Price reflects the fact that the home is in need of some repairs and updates.

Key facts

• 3,920 sq ft lot
• Built 1946
• Listed 127 days

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 $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (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 (+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 $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 + 3.4% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.46% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 5.7

CMA / ARV

• ARV (median comp): $79,277
• List price: $90,000
• Delta: 13.53%
• 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
16516 Appoline St	0.17mi	3/1.0	1,350 (+7%)	1mo	$39,500	$29	80
15771 Birwood St	0.32mi	3/1.5	1,290 (+2%)	0mo	$128,995	$100	79
16176 Tracey St	0.58mi	3/2.0	1,270 (+1%)	0mo	$70,000	$55	67
16800 Ilene St	0.46mi	3/2.5	1,298 (+3%)	1mo	$210,000	$162	67
16180 Snowden St	0.42mi	3/1.0	1,137 (-10%)	0mo	$61,000	$54	64
15824 Snowden St	0.44mi	3/1.0	1,127 (-11%)	0mo	$61,000	$54	61
15824 Snowden St	0.44mi	3/1.0	1,127 (-11%)	0mo	$61,000	$54	61
14931 Monte Vista St	0.74mi	3/1.5	1,307 (+4%)	0mo	$35,000	$27	58
17161 Ward Ave	0.60mi	3/1.5	1,377 (+9%)	2mo	$194,500	$141	53
16863 Tracey St	0.72mi	3/2.0	1,200 (-5%)	2mo	$165,000	$138	52
17147 Appoline St	0.51mi	3/2.0	1,100 (-13%)	1mo	$170,000	$155	50
15770 Stansbury St	0.72mi	3/1.0	1,100 (-13%)	1mo	$50,000	$45	45

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $469
• Equity at exit: $13,419

10-year hold

• IRR: 10.8%
• Equity multiple: 1.87×
• Total profit: $21,834
• 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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$472
• Tax from tax record: −$302 /mo · $3,625/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $225

Break-even live

Break-even rent $1,027

Max offer price $90,000

Occupancy floor 78%

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
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	0.16mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	0.23mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	44d	1	0.32mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	0.35mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.35mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	0.37mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	0.43mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	44d	1	0.45mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	0.55mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	0.56mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	0.59mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	0.62mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	0.65mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	44d	1	0.66mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	0.67mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	0.69mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.72mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	0.73mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	44d	1	0.73mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	44d	1	0.75mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	44d	1	0.77mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	0.78mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	0.78mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	0.89mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.91mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	0.92mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	5d	1	0.95mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	20d	1	0.97mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	24d	1	0.97mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	0.97mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	1.05mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.08mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	17d	1	1.12mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	17d	1	1.14mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	24d	1	1.15mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	44d	1	1.20mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	1.22mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	1.23mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	1.24mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	1.24mi

Listing history 36 events

1. 2026-06-03
   days on market $90,000 Active 127 DOM
2. 2026-06-01
   days on market $90,000 Active 125 DOM
3. 2026-05-31
   days on market $90,000 Active 124 DOM
4. 2026-01-27
   listed $90,000 Active 160-char remark

   Show marketing remark (160 chars)

   Beautiful brick colonial 3 bedroom 1.5 bath ready for move in. Great starter home. Price reflects the fact that the home is in need of some repairs and updates.

5. 2025-04-07
   historical
6. 2025-04-07
   historical
7. 2024-12-31
   price $99,000
8. 2024-12-31
   price $99,000
9. 2024-11-30
   price $105,000
10. 2024-11-30
    price $105,000
11. 2024-10-14
    listed $115,000 Active
12. 2024-10-14
    listed $115,000 Active
13. 2024-08-02
    historical
14. 2024-08-02
    historical
15. 2024-07-12
    price $125,000
16. 2024-07-11
    price $125,000
17. 2024-03-08
    listed $150,000 Active
18. 2024-03-08
    listed $150,000 Active
19. 2022-08-03
    soldstatus $88,000
20. 2020-08-13
    soldstatus $37,000 Sold
21. 2020-08-13
    soldstatus $37,000 Closed
22. 2020-07-15
    status Pending
23. 2020-07-15
    status Pending
24. 2020-07-02
    listed $42,500 Active
25. 2020-07-02
    listed $42,500 Active
26. 2007-09-29
    historical
27. 2007-04-04
    listed $118,000
28. 2007-03-18
    historical
29. 2006-09-19
    listed $124,900
30. 2004-09-15
    soldstatus $65,000
31. 2004-05-13
    listed $83,900
32. 2004-05-13
    historical
33. 2004-05-11
    historical
34. 2004-04-05
    listed $99,900
35. 2004-04-05
    listed $99,900
36. 2004-04-05
    listed $99,900

ⓘ 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: $3,625 · $302/mo
• Projected year-2 tax: $3,625 · $302/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 ≥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: $15,746
• − Mortgage interest: −$5,041
• − Property taxes: −$3,625
• − Insurance: −$450
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,618
• Taxable income: $1,492
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $2,342/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

-9.9% since first listed

33 events — show timeline

• 2026-01-27 Listed $90,000 ForSaleByOwner.com
• 2025-04-07 Listing Removed — MiRealSource-MiMLS
• 2025-04-07 Listing Removed — REALCOMP
• 2024-12-31 Price Changed $99,000 MiRealSource-MiMLS
• 2024-12-31 Price Changed $99,000 REALCOMP
• 2024-11-30 Price Changed $105,000 MiRealSource-MiMLS
• 2024-11-30 Price Changed $105,000 REALCOMP
• 2024-10-14 Listed $115,000 MiRealSource-MiMLS
• 2024-10-14 Listed $115,000 REALCOMP
• 2024-08-02 Listing Removed — MiRealSource-MiMLS
• 2024-08-02 Listing Removed — REALCOMP
• 2024-07-12 Price Changed $125,000 MiRealSource-MiMLS
• 2024-07-11 Price Changed $125,000 REALCOMP
• 2024-03-08 Listed $150,000 MiRealSource-MiMLS
• 2024-03-08 Listed $150,000 REALCOMP
• 2022-08-03 Sold (Public Records) $88,000 Public Records
• 2020-08-13 Sold (MLS) $37,000 MiRealSource-MiMLS
• 2020-08-13 Sold (MLS) $37,000 REALCOMP
• 2020-07-15 Pending — MiRealSource-MiMLS
• 2020-07-15 Pending — REALCOMP
• 2020-07-02 Listed $42,500 MiRealSource-MiMLS
• 2020-07-02 Listed $42,500 REALCOMP
• 2007-09-29 Listing Removed — REALCOMP
• 2007-04-04 Listed $118,000 REALCOMP
• 2007-03-18 Listing Removed — REALCOMP
• 2006-09-19 Listed $124,900 REALCOMP
• 2004-09-15 Sold (MLS) $65,000 REALCOMP
• 2004-05-13 Listing Removed — MiRealSource-MiMLS
• 2004-05-13 Listed $83,900 REALCOMP
• 2004-05-11 Listing Removed — MiRealSource-MiMLS
• 2004-04-05 Listed $99,900 REALCOMP
• 2004-04-05 Listed $99,900 MiRealSource-MiMLS
• 2004-04-05 Listed $99,900 MiRealSource-MiMLS

Property tax history

+5.5%/yr

Latest (2025): $3,625 · -38.1% YoY. Source: county tax records.