16655 Rossini Dr · Detroit, MI 48205

$82,500

2 bd · 1.0 ba · 743 sqft · SingleFamily public records · 257 Days on market

Built 1942 4,792 sqft lot Est $67k · 23% over

---

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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully updated 743 sq. ft. brick home offers 2 bedrooms, 1 stylishly renovated bathroom, and a 1-car garage. Inside, enjoy freshly painted walls and refinished hardwood floor, and ceiling fans in the bedrooms. The cozy eat-in-kitchen has been completely remodeled with new cabinets, countertops, and flooring. Additional upgrades include a new roof, windows with blinds, furnace, and water heater. A security system and secure entry doors provide peace of mind. Step outside to a spacious, fully fenced backyard. Move-in ready with modern touches throughout, this home combines classic charm with today's must-have updates. Stainless steel appliance package, including new stove and refrigerator included in sale.

Key facts

• Updated brick home
• New flooring
• New cabinets

Tags

• UPDATED BRICK HOME
• STYLISHLY RENOVATED BATHROOM
• REMODELED EAT-IN-KITCHEN
• NEW CABINETS
• NEW COUNTERTOPS
• NEW FLOORING

Property features AI

Finance

• Other: Property listed as residential single-family
• Financial info: Financial details not specified
• HOA & community: HOA information not specified

Exterior

• Parking: Detached 1-car garage
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior; Block foundation; Construction year not specified; Roof details not specified
• Exterior features: Paved road access; Lot approximately 0.11 acres (40 x 123); No pool

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Full unfinished basement; Total of 4 rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $82k).
• Recommended offer: $73k (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 (+1.3%/yr); 376 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 30% of the median local income ($39k/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 $570 of loan paydown is wiped out by about $2k 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 257 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $82k implies a 1000% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 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 1942 — 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: 1.19% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.82%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $66,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16701 Fairmount Dr	0.07mi	2/1.0	725 (-2%)	7mo	$92,700	$128	87
16476 Fairmount Dr	0.11mi	2/1.0	713 (-4%)	3mo	$43,900	$62	86
16610 E State Fair St	0.10mi	2/1.0	800 (+8%)	7mo	$75,000	$94	77
16100 Liberal St	0.44mi	2/1.0	679 (-9%)	7mo	$15,900	$23	59
18996 Roscommon St	0.57mi	2/1.0	698 (-6%)	5mo	$98,000	$140	59
18700 Mccormick St	0.70mi	2/1.0	706 (-5%)	5mo	$63,000	$89	55
18591 Kingsville St	0.61mi	2/1.0	824 (+11%)	1mo	$74,000	$90	53
16650 Carlisle St	0.34mi	3/1.0 (+1)	850 (+14%)	7mo	$87,980	$104	50
19139 Kenosha St	0.68mi	2/1.0	681 (-8%)	7mo	$95,000	$140	49
18547 Mccormick St	0.65mi	3/1.0 (+1)	689 (-7%)	7mo	$30,000	$44	47
19401 Kelly Rd	0.42mi	3/1.0 (+1)	850 (+14%)	7mo	$38,000	$45	45
18801 Washtenaw St	0.61mi	2/1.0	836 (+12%)	7mo	$32,555	$39	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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.93×
• Total profit: $-1,711
• Equity at exit: $12,301

10-year hold

• IRR: 5.8%
• Equity multiple: 1.40×
• Total profit: $9,212
• Equity at exit: $7,133

Cash invested: $23,100 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $980 high
• Mortgage (P&I): −$433
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $208

Break-even live

Break-even rent $717

Max offer price $82,500

Occupancy floor 74%

Sensitivity live

Price	-10% $255	-5% $232	+0% $208	+5% $185	+10% $162
Rent	-10% $131	-5% $170	+0% $208	+5% $247	+10% $286
Rate	-1.0pp $250	-0.5pp $229	base $208	+0.5pp $187	+1.0pp $165

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16241 Seven Mile E Unit 4 Detroit, MI	1.0	1.0	650	$650	$1.00	44d	1	0.60mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	44d	1	0.94mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	1.19mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	1.29mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	1.29mi

Listing history 25 events

1. 2026-06-01
   status $82,500 Pending 257 DOM
2. 2026-05-31
   days on market $82,500 Active Under Contract 257 DOM
3. 2026-04-25
   historical Accepting Backup Offers 723-char remark

   Show marketing remark (723 chars)

   This beautifully updated 743 sq. ft. brick home offers 2 bedrooms, 1 stylishly renovated bathroom, and a 1-car garage. Inside, enjoy freshly painted walls and refinished hardwood floor, and ceiling fans in the bedrooms. The cozy eat-in-kitchen has been completely remodeled with new cabinets, countertops, and flooring. Additional upgrades include a new roof, windows with blinds, furnace, and water heater. A security system and secure entry doors provide peace of mind. Step outside to a spacious, fully fenced backyard. Move-in ready with modern touches throughout, this home combines classic charm with today's must-have updates. Stainless steel appliance package, including new stove and refrigerator included in sale.

4. 2026-04-25
   historical Active Under Contract

   Show marketing remark (723 chars)

   This beautifully updated 743 sq. ft. brick home offers 2 bedrooms, 1 stylishly renovated bathroom, and a 1-car garage. Inside, enjoy freshly painted walls and refinished hardwood floor, and ceiling fans in the bedrooms. The cozy eat-in-kitchen has been completely remodeled with new cabinets, countertops, and flooring. Additional upgrades include a new roof, windows with blinds, furnace, and water heater. A security system and secure entry doors provide peace of mind. Step outside to a spacious, fully fenced backyard. Move-in ready with modern touches throughout, this home combines classic charm with today's must-have updates. Stainless steel appliance package, including new stove and refrigerator included in sale.

5. 2026-04-03
   price $82,500 723-char remark

   Show marketing remark (723 chars)

   This beautifully updated 743 sq. ft. brick home offers 2 bedrooms, 1 stylishly renovated bathroom, and a 1-car garage. Inside, enjoy freshly painted walls and refinished hardwood floor, and ceiling fans in the bedrooms. The cozy eat-in-kitchen has been completely remodeled with new cabinets, countertops, and flooring. Additional upgrades include a new roof, windows with blinds, furnace, and water heater. A security system and secure entry doors provide peace of mind. Step outside to a spacious, fully fenced backyard. Move-in ready with modern touches throughout, this home combines classic charm with today's must-have updates. Stainless steel appliance package, including new stove and refrigerator included in sale.

6. 2026-04-02
   price $82,500
7. 2025-10-09
   price $87,500 723-char remark

   Show marketing remark (723 chars)

   This beautifully updated 743 sq. ft. brick home offers 2 bedrooms, 1 stylishly renovated bathroom, and a 1-car garage. Inside, enjoy freshly painted walls and refinished hardwood floor, and ceiling fans in the bedrooms. The cozy eat-in-kitchen has been completely remodeled with new cabinets, countertops, and flooring. Additional upgrades include a new roof, windows with blinds, furnace, and water heater. A security system and secure entry doors provide peace of mind. Step outside to a spacious, fully fenced backyard. Move-in ready with modern touches throughout, this home combines classic charm with today's must-have updates. Stainless steel appliance package, including new stove and refrigerator included in sale.

8. 2025-10-09
   price $87,500

   Show marketing remark (723 chars)

   This beautifully updated 743 sq. ft. brick home offers 2 bedrooms, 1 stylishly renovated bathroom, and a 1-car garage. Inside, enjoy freshly painted walls and refinished hardwood floor, and ceiling fans in the bedrooms. The cozy eat-in-kitchen has been completely remodeled with new cabinets, countertops, and flooring. Additional upgrades include a new roof, windows with blinds, furnace, and water heater. A security system and secure entry doors provide peace of mind. Step outside to a spacious, fully fenced backyard. Move-in ready with modern touches throughout, this home combines classic charm with today's must-have updates. Stainless steel appliance package, including new stove and refrigerator included in sale.

9. 2025-09-16
   listed $89,500 Active

   Show marketing remark (723 chars)

   This beautifully updated 743 sq. ft. brick home offers 2 bedrooms, 1 stylishly renovated bathroom, and a 1-car garage. Inside, enjoy freshly painted walls and refinished hardwood floor, and ceiling fans in the bedrooms. The cozy eat-in-kitchen has been completely remodeled with new cabinets, countertops, and flooring. Additional upgrades include a new roof, windows with blinds, furnace, and water heater. A security system and secure entry doors provide peace of mind. Step outside to a spacious, fully fenced backyard. Move-in ready with modern touches throughout, this home combines classic charm with today's must-have updates. Stainless steel appliance package, including new stove and refrigerator included in sale.

10. 2025-09-16
    listed $89,500 Active 723-char remark

    Show marketing remark (723 chars)

    This beautifully updated 743 sq. ft. brick home offers 2 bedrooms, 1 stylishly renovated bathroom, and a 1-car garage. Inside, enjoy freshly painted walls and refinished hardwood floor, and ceiling fans in the bedrooms. The cozy eat-in-kitchen has been completely remodeled with new cabinets, countertops, and flooring. Additional upgrades include a new roof, windows with blinds, furnace, and water heater. A security system and secure entry doors provide peace of mind. Step outside to a spacious, fully fenced backyard. Move-in ready with modern touches throughout, this home combines classic charm with today's must-have updates. Stainless steel appliance package, including new stove and refrigerator included in sale.

11. 2011-10-21
    soldstatus $7,500 224-char remark

    Show marketing remark (224 chars)

    2 BEDROOM BRICK HOME WITH BASEMENT AND DETACHED GARAGE. THIS IS A FANNIE MAE HOMEPATH PROPERTY. APPROVED FORHOMEPATH RENOVATION MORTGAGE FINANCING AND HOMEPATH MORTGAGE FINANCING. PURCHASE THIS HOME FOR AS LITTLE AS 3% DOWN.

12. 2011-10-21
    soldstatus $7,500

    Show marketing remark (224 chars)

    2 BEDROOM BRICK HOME WITH BASEMENT AND DETACHED GARAGE. THIS IS A FANNIE MAE HOMEPATH PROPERTY. APPROVED FORHOMEPATH RENOVATION MORTGAGE FINANCING AND HOMEPATH MORTGAGE FINANCING. PURCHASE THIS HOME FOR AS LITTLE AS 3% DOWN.

13. 2011-10-12
    historical
14. 2011-09-30
    listed $8,300 224-char remark

    Show marketing remark (224 chars)

    2 BEDROOM BRICK HOME WITH BASEMENT AND DETACHED GARAGE. THIS IS A FANNIE MAE HOMEPATH PROPERTY. APPROVED FORHOMEPATH RENOVATION MORTGAGE FINANCING AND HOMEPATH MORTGAGE FINANCING. PURCHASE THIS HOME FOR AS LITTLE AS 3% DOWN.

15. 2011-09-30
    listed $8,300

    Show marketing remark (224 chars)

    2 BEDROOM BRICK HOME WITH BASEMENT AND DETACHED GARAGE. THIS IS A FANNIE MAE HOMEPATH PROPERTY. APPROVED FORHOMEPATH RENOVATION MORTGAGE FINANCING AND HOMEPATH MORTGAGE FINANCING. PURCHASE THIS HOME FOR AS LITTLE AS 3% DOWN.

16. 2006-08-15
    historical
17. 2006-08-15
    historical
18. 2006-07-13
    listed $79,900
19. 2006-07-13
    listed $79,900
20. 2005-11-06
    historical
21. 2005-08-06
    listed $85,900
22. 1999-11-05
    soldstatus $74,000
23. 1999-08-25
    soldstatus $74,000
24. 1999-06-14
    historical
25. 1999-05-08
    listed $73,900

ⓘ 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: $1,189 · $99/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$41/yr (+$3/mo · 3.4%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,763
• − Mortgage interest: −$4,621
• − Property taxes: −$1,189
• − Insurance: −$412
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$2,400
• Taxable income: $1,258
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $2,197/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+11.6% since first listed

23 events — show timeline

• 2026-04-25 Contingent — MiRealSource-MiMLS
• 2026-04-25 Contingent — REALCOMP
• 2026-04-03 Price Changed $82,500 MiRealSource-MiMLS
• 2026-04-02 Price Changed $82,500 REALCOMP
• 2025-10-09 Price Changed $87,500 MiRealSource-MiMLS
• 2025-10-09 Price Changed $87,500 REALCOMP
• 2025-09-16 Listed $89,500 REALCOMP
• 2025-09-16 Listed $89,500 MiRealSource-MiMLS
• 2011-10-21 Sold (MLS) $7,500 MiRealSource-MiMLS
• 2011-10-21 Sold (MLS) $7,500 REALCOMP
• 2011-10-12 Listing Removed — MiRealSource-MiMLS
• 2011-09-30 Listed $8,300 MiRealSource-MiMLS
• 2011-09-30 Listed $8,300 REALCOMP
• 2006-08-15 Listing Removed — MiRealSource-MiMLS
• 2006-08-15 Listing Removed — REALCOMP
• 2006-07-13 Listed $79,900 MiRealSource-MiMLS
• 2006-07-13 Listed $79,900 REALCOMP
• 2005-11-06 Listing Removed — MiRealSource-MiMLS
• 2005-08-06 Listed $85,900 MiRealSource-MiMLS
• 1999-11-05 Sold (Public Records) $74,000 Public Records
• 1999-08-25 Sold (MLS) $74,000 MiRealSource-MiMLS
• 1999-06-14 Listing Removed — MiRealSource-MiMLS
• 1999-05-08 Listed $73,900 MiRealSource-MiMLS

Property tax history

-3.6%/yr

Latest (2025): $1,189 · -53.9% YoY. Source: county tax records.