16678 Collingham Dr · Detroit, MI 48205

$139,900

3 bd · 1.0 ba · 1,051 sqft · SingleFamily public records · 11 Days on market

Built 1944 5,227 sqft lot $133/sqft · 166% above area

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Why this score? — see what drove the D+ 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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully updated brick bungalow offering a functional layout with usable space across all levels. Main floor features a bright living room, and an updated kitchen with clean cabinetry and modern fixtures. Recent improvements include new paint, updated flooring, new carpet, updated bathroom, modern light fixtures, and vinyl windows throughout. Two bedrooms and a full bath on the main level, with a large finished upper level providing flexible space for a primary bedroom, office, or additional living area. Basement includes a spacious open area, second full bathroom, laundry/mechanical space, and ample storage. Exterior features a large concrete driveway with multiple parking spaces, a detached garage, and a spacious backyard. Move-in ready condition makes this a strong option for both owner-occupants and investors. Schedule your showing today!

Key facts

• Vinyl windows
• Finished upper level
• Updated kitchen

Tags

• UPDATED KITCHEN
• MODERN FIXTURES
• UPDATED BATHROOM
• VINYL WINDOWS
• FINISHED UPPER LEVEL
• SPACIOUS OPEN AREA

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 134 (0.12 acre)
• Financial info: No additional financial details provided
• HOA & community: No HOA or community details provided

Exterior

• Parking: Detached 1-car garage
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; One and one-half story; Ground-level entry with steps
• Construction: Brick construction; Block foundation; Built area above grade and finished below grade
• Exterior features: Covered porch; Porch; Fenced yard; Paved road access

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Partially finished basement; Basement present
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (1.9% below list).
• Recommended offer: $137k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Fisher Magnet Lower Academy (456 students, 93% FRL); Fisher Magnet Upper Academy (math 15% / reading 44%, grade F, #341 of 493 statewide, top 69%, 378 students, 93% FRL); Denby High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 537 students, 88% FRL) — zoned schools at 91% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 376 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 42% 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 $967 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $3k; list at $140k implies a 4413% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,243 (1.9% below list)

Questions for the listing agent

1. Built in 1944 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 8.5

CMA / ARV

• ARV (median comp): $67,498
• List price: $139,900
• Delta: 107.27%
• 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
16260 Bringard Dr	0.31mi	3/1.0	1,036 (-1%)	1mo	$80,000	$77	83
16267 Edmore Dr	0.27mi	3/1.0	1,100 (+5%)	1mo	$122,500	$111	78
15644 Carlisle St	0.67mi	3/1.0	1,055 (+0%)	1mo	$129,900	$123	68
16062 CARLISLE St	0.40mi	3/1.0	957 (-9%)	1mo	$42,000	$44	66
16062 Carlisle St	0.40mi	3/1.0	957 (-9%)	1mo	$42,000	$44	66
18905 Woodland St	0.61mi	3/1.5	1,023 (-3%)	1mo	$105,000	$103	64
16209 Tacoma St	0.52mi	3/1.0	968 (-8%)	1mo	$62,900	$65	62
19745 Kelly Rd Rd	0.46mi	3/1.0	1,176 (+12%)	1mo	$105,000	$89	58
16277 Liberal St	0.60mi	3/1.0	945 (-10%)	1mo	$25,000	$26	54
16301 Coram St	0.70mi	3/1.0	929 (-12%)	1mo	$19,500	$21	47
18746 Woodside St	0.69mi	3/1.0	921 (-12%)	2mo	$110,000	$119	46
16092 Manning St	0.63mi	3/1.5	1,200 (+14%)	0mo	$20,000	$17	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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-18,699
• Equity at exit: $20,860

10-year hold

• IRR: -7.5%
• Equity multiple: 0.56×
• Total profit: $-17,159
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$734
• Tax from tax record: −$195 /mo · $2,338/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $97

Break-even live

Break-even rent $1,249

Max offer price $139,900

Occupancy floor 88%

Sensitivity live

Price	-10% $177	-5% $137	+0% $97	+5% $58	+10% $18
Rent	-10% $-11	-5% $43	+0% $97	+5% $152	+10% $206
Rate	-1.0pp $168	-0.5pp $133	base $97	+0.5pp $61	+1.0pp $24

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	16d	1	0.21mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	26d	1	0.29mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	6d	1	0.31mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	26d	1	0.41mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	45d	1	0.55mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	16d	1	0.66mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	45d	1	0.74mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	19d	1	0.83mi
22030 Cushing Ave Eastpointe, MI	3.0	2.0	1300	$1,650	$1.27	6d	1	0.85mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	14d	1	0.86mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	19d	1	0.89mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	45d	1	0.91mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	4d	1	0.94mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	45d	1	0.98mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,640	$1.69	0d	14	1.02mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	19d	1	1.09mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	18d	1	1.09mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	16d	1	1.11mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.15mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	26d	1	1.17mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	19d	1	1.18mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	19d	1	1.18mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	19d	1	1.19mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	1.26mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	45d	1	1.27mi
20270 Hollywood St Harper Woods, MI	3.0	1.0	1228	$1,650	$1.34	0d	1	1.28mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	45d	1	1.30mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	5d	1	1.44mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	13d	1	1.48mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	1.49mi

Listing history 14 events

1. 2026-05-13
   status Pending 851-char remark

   Show marketing remark (851 chars)

   Fully updated brick bungalow offering a functional layout with usable space across all levels. Main floor features a bright living room, and an updated kitchen with clean cabinetry and modern fixtures. Recent improvements include new paint, updated flooring, new carpet, updated bathroom, modern light fixtures, and vinyl windows throughout. Two bedrooms and a full bath on the main level, with a large finished upper level providing flexible space for a primary bedroom, office, or additional living area. Basement includes a spacious open area, second full bathroom, laundry/mechanical space, and ample storage. Exterior features a large concrete driveway with multiple parking spaces, a detached garage, and a spacious backyard. Move-in ready condition makes this a strong option for both owner-occupants and investors. Schedule your showing today!

2. 2026-05-13
   status Pending 851-char remark

   Show marketing remark (851 chars)

   Fully updated brick bungalow offering a functional layout with usable space across all levels. Main floor features a bright living room, and an updated kitchen with clean cabinetry and modern fixtures. Recent improvements include new paint, updated flooring, new carpet, updated bathroom, modern light fixtures, and vinyl windows throughout. Two bedrooms and a full bath on the main level, with a large finished upper level providing flexible space for a primary bedroom, office, or additional living area. Basement includes a spacious open area, second full bathroom, laundry/mechanical space, and ample storage. Exterior features a large concrete driveway with multiple parking spaces, a detached garage, and a spacious backyard. Move-in ready condition makes this a strong option for both owner-occupants and investors. Schedule your showing today!

3. 2026-05-02
   listed $139,900 Active 851-char remark

   Show marketing remark (851 chars)

   Fully updated brick bungalow offering a functional layout with usable space across all levels. Main floor features a bright living room, and an updated kitchen with clean cabinetry and modern fixtures. Recent improvements include new paint, updated flooring, new carpet, updated bathroom, modern light fixtures, and vinyl windows throughout. Two bedrooms and a full bath on the main level, with a large finished upper level providing flexible space for a primary bedroom, office, or additional living area. Basement includes a spacious open area, second full bathroom, laundry/mechanical space, and ample storage. Exterior features a large concrete driveway with multiple parking spaces, a detached garage, and a spacious backyard. Move-in ready condition makes this a strong option for both owner-occupants and investors. Schedule your showing today!

4. 2026-05-02
   listed $139,900 Active 851-char remark

   Show marketing remark (851 chars)

   Fully updated brick bungalow offering a functional layout with usable space across all levels. Main floor features a bright living room, and an updated kitchen with clean cabinetry and modern fixtures. Recent improvements include new paint, updated flooring, new carpet, updated bathroom, modern light fixtures, and vinyl windows throughout. Two bedrooms and a full bath on the main level, with a large finished upper level providing flexible space for a primary bedroom, office, or additional living area. Basement includes a spacious open area, second full bathroom, laundry/mechanical space, and ample storage. Exterior features a large concrete driveway with multiple parking spaces, a detached garage, and a spacious backyard. Move-in ready condition makes this a strong option for both owner-occupants and investors. Schedule your showing today!

5. 2010-02-28
   soldstatus $3,100

   Show marketing remark (400 chars)

   BANK ALREADY APPROVED THE SHORT SALE! FULL KITCHEN IN THE BASEMENT, FRANKLIN WRIGHT GAS STOVE, NEW TILE FLOORS. LOADS OF SPACE! BA TO VERIFY ALL INFO AND MEASURES. BUYER/BUYERS AGENT RESPONSIBLE FOR ALL CITY INSPECTIONS/CITY CERTS. * Addendum to follow accepted offer. BANK IS WILLING TO ACCEPT CASH FOR QUIT CLAIM DEEDS AT A SIGNIFICANTLY REDUCED SALES PRICE. COMMISSION MAY BE SUBJECT TO CHANGE.

6. 2010-01-31
   listed $17,900

   Show marketing remark (400 chars)

   BANK ALREADY APPROVED THE SHORT SALE! FULL KITCHEN IN THE BASEMENT, FRANKLIN WRIGHT GAS STOVE, NEW TILE FLOORS. LOADS OF SPACE! BA TO VERIFY ALL INFO AND MEASURES. BUYER/BUYERS AGENT RESPONSIBLE FOR ALL CITY INSPECTIONS/CITY CERTS. * Addendum to follow accepted offer. BANK IS WILLING TO ACCEPT CASH FOR QUIT CLAIM DEEDS AT A SIGNIFICANTLY REDUCED SALES PRICE. COMMISSION MAY BE SUBJECT TO CHANGE.

7. 2010-01-31
   historical

   Show marketing remark (400 chars)

   BANK ALREADY APPROVED THE SHORT SALE! FULL KITCHEN IN THE BASEMENT, FRANKLIN WRIGHT GAS STOVE, NEW TILE FLOORS. LOADS OF SPACE! BA TO VERIFY ALL INFO AND MEASURES. BUYER/BUYERS AGENT RESPONSIBLE FOR ALL CITY INSPECTIONS/CITY CERTS. * Addendum to follow accepted offer. BANK IS WILLING TO ACCEPT CASH FOR QUIT CLAIM DEEDS AT A SIGNIFICANTLY REDUCED SALES PRICE. COMMISSION MAY BE SUBJECT TO CHANGE.

8. 2009-10-19
   listed $17,900
9. 2006-07-30
   historical
10. 2006-01-30
    listed $126,000
11. 1998-01-26
    soldstatus $81,000
12. 1997-11-26
    soldstatus $81,000
13. 1997-10-17
    historical
14. 1997-10-07
    listed $79,900

ⓘ 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: $2,338 · $195/mo
• Projected year-2 tax: $2,338 · $195/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 ≥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: $16,469
• − Mortgage interest: −$7,837
• − Property taxes: −$2,338
• − Insurance: −$700
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$4,070
• Taxable loss: −$1,110
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,436/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

+75.1% since first listed

14 events — show timeline

• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-05-02 Listed $139,900 REALCOMP
• 2026-05-02 Listed $139,900 MiRealSource-MiMLS
• 2010-02-28 Sold (MLS) $3,100 REALCOMP
• 2010-01-31 Listing Removed — REALCOMP
• 2010-01-31 Listed $17,900 REALCOMP
• 2009-10-19 Listed $17,900 REALCOMP
• 2006-07-30 Listing Removed — REALCOMP
• 2006-01-30 Listed $126,000 REALCOMP
• 1998-01-26 Sold (Public Records) $81,000 Public Records
• 1997-11-26 Sold (MLS) $81,000 MiRealSource-MiMLS
• 1997-10-17 Listing Removed — MiRealSource-MiMLS
• 1997-10-07 Listed $79,900 MiRealSource-MiMLS

Property tax history

+3.1%/yr

Latest (2025): $2,338 · -0.6% YoY. Source: county tax records.