16206 Littlefield St · Detroit, MI 48235

$110,000

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 94 Days on market

Built 1939 3,920 sqft lot $99/sqft · 46% above area Est $75k · 46% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.6/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 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

Freshly updated home in premier area. Nestled in a strong community within walking distance from a elementary/secondary school. Schedule an appointment today, you will not be disappointed. BATVAI. Purchaser to pay listing broker a $495 transaction fee at closing.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1939

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% 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 (+3.2%/yr); 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% 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 $761 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 + 3.2% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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 $2k; list at $110k implies a 5400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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: 1.16% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (median comp): $75,430
• List price: $110,000
• Delta: 45.83%
• 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
16180 Snowden St	0.06mi	3/1.0	1,137 (+3%)	0mo	$61,000	$54	92
15824 Snowden St	0.21mi	3/1.0	1,127 (+2%)	0mo	$61,000	$54	87
15824 Snowden St	0.21mi	3/1.0	1,127 (+2%)	0mo	$61,000	$54	87
16246 Snowden St	0.07mi	3/1.5	1,153 (+4%)	3mo	$58,500	$51	86
15775 Hartwell St	0.31mi	3/1.0	1,123 (+1%)	3mo	$88,000	$78	81
15770 Stansbury St	0.42mi	3/1.0	1,100 (-1%)	1mo	$50,000	$45	79
17147 Appoline St	0.50mi	3/2.0	1,100 (-1%)	1mo	$170,000	$155	70
16562 Tracey St	0.26mi	3/1.0	1,244 (+12%)	2mo	$60,000	$48	66
16863 Tracey St	0.40mi	3/2.0	1,200 (+8%)	2mo	$165,000	$138	62
16176 Tracey St	0.22mi	3/2.0	1,270 (+15%)	0mo	$70,000	$55	61
15430 Mark Twain St	0.71mi	3/1.0	1,026 (-7%)	1mo	$95,000	$93	54
16503 Ilene St	0.70mi	2/1.0 (-1)	1,048 (-5%)	0mo	$115,000	$110	53

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-289
• Equity at exit: $16,401

10-year hold

• IRR: 9.7%
• Equity multiple: 1.76×
• Total profit: $23,267
• Equity at exit: $9,511

Cash invested: $30,800 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$577
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $270

Break-even live

Break-even rent $939

Max offer price $110,000

Occupancy floor 74%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	0.11mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	0.22mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	43d	1	0.36mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	0.36mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.47mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	0.53mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	43d	1	0.57mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	16d	1	0.58mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.59mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	0.61mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	43d	2	0.62mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	4d	1	0.66mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	0.66mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	21d	1	0.67mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	4d	1	0.70mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	0.81mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	43d	1	0.81mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.83mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	0.84mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.86mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	0.87mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	0.88mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.89mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	14d	1	0.89mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	17d	1	0.90mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	43d	1	0.90mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	16d	1	0.94mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	17d	1	0.94mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	43d	1	0.97mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.99mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.00mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	4d	1	1.01mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	43d	1	1.06mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.08mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	1.08mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	1.08mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	1.08mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	16d	1	1.11mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	1.11mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.15mi

Listing history 36 events

1. 2026-06-18
   days on market $110,000 Active 94 DOM
2. 2026-06-17
   days on market $110,000 Active 93 DOM
3. 2026-06-15
   days on market $110,000 Active 91 DOM
4. 2026-06-13
   days on market $110,000 Active 89 DOM
5. 2026-06-13
   days on market $110,000 Active 88 DOM
6. 2026-06-09
   days on market $110,000 Active 85 DOM
7. 2026-06-08
   days on market $110,000 Active 84 DOM
8. 2026-06-07
   days on market $110,000 Active 83 DOM
9. 2026-06-04
   days on market $110,000 Active 80 DOM
10. 2026-06-03
    days on market $110,000 Active 79 DOM
11. 2026-06-01
    days on market $110,000 Active 77 DOM
12. 2026-05-31
    days on market $110,000 Active 76 DOM
13. 2026-03-11
    listed $110,000 Active 263-char remark

    Show marketing remark (263 chars)

    Freshly updated home in premier area. Nestled in a strong community within walking distance from a elementary/secondary school. Schedule an appointment today, you will not be disappointed. BATVAI. Purchaser to pay listing broker a $495 transaction fee at closing.

14. 2026-03-11
    listed $110,000 Active 263-char remark

    Show marketing remark (263 chars)

    Freshly updated home in premier area. Nestled in a strong community within walking distance from a elementary/secondary school. Schedule an appointment today, you will not be disappointed. BATVAI. Purchaser to pay listing broker a $495 transaction fee at closing.

15. 2015-05-20
    soldstatus $2,000 Sold
16. 2015-05-20
    soldstatus $2,000
17. 2015-05-20
    soldstatus $2,000 Closed
18. 2015-05-13
    historical
19. 2015-05-13
    status Pending
20. 2015-05-13
    historical
21. 2015-05-10
    listed $6,000 Active
22. 2015-04-29
    listed $6,000 Active
23. 2015-04-29
    listed $6,000
24. 2006-08-22
    soldstatus $105,000
25. 2006-08-10
    soldstatus $105,000
26. 2006-01-17
    listed $105,000
27. 2006-01-17
    historical
28. 2006-01-13
    listed $100,000
29. 2006-01-13
    historical
30. 2005-12-20
    listed $84,900
31. 2005-12-20
    historical
32. 2005-10-28
    listed $84,900
33. 2005-09-16
    historical
34. 2005-09-16
    historical
35. 2005-06-18
    listed $84,900
36. 2005-06-16
    listed $84,900

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $1,562 · $130/mo
• Expected delta: +$132/yr (+$11/mo · 9.2%)

ⓘ 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: $15,372
• − Mortgage interest: −$6,162
• − Property taxes: −$1,431
• − Insurance: −$550
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$3,200
• Taxable income: $1,571
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $2,865/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+29.6% since first listed

24 events — show timeline

• 2026-03-11 Listed $110,000 REALCOMP
• 2026-03-11 Listed $110,000 MiRealSource-MiMLS
• 2015-05-20 Sold (MLS) $2,000 MiRealSource-MiMLS
• 2015-05-20 Sold (MLS) $2,000 MiRealSource-MiMLS
• 2015-05-20 Sold (MLS) $2,000 REALCOMP
• 2015-05-13 Listing Removed — REALCOMP
• 2015-05-13 Pending — MiRealSource-MiMLS
• 2015-05-13 Listing Removed — MiRealSource-MiMLS
• 2015-05-10 Listed $6,000 REALCOMP
• 2015-04-29 Listed $6,000 MiRealSource-MiMLS
• 2015-04-29 Listed $6,000 MiRealSource-MiMLS
• 2006-08-22 Sold (Public Records) $105,000 Public Records
• 2006-08-10 Sold (MLS) $105,000 REALCOMP
• 2006-01-17 Listing Removed — REALCOMP
• 2006-01-17 Listed $105,000 REALCOMP
• 2006-01-13 Listing Removed — REALCOMP
• 2006-01-13 Listed $100,000 REALCOMP
• 2005-12-20 Listing Removed — REALCOMP
• 2005-12-20 Listed $84,900 REALCOMP
• 2005-10-28 Listed $84,900 REALCOMP
• 2005-09-16 Listing Removed — REALCOMP
• 2005-09-16 Listing Removed — MiRealSource-MiMLS
• 2005-06-18 Listed $84,900 MiRealSource-MiMLS
• 2005-06-16 Listed $84,900 REALCOMP

Property tax history

+1.9%/yr

Latest (2025): $1,431 · -54.1% YoY. Source: county tax records.