16149 Northlawn St · Detroit, MI 48221

$105,000

3 bd · 1.5 ba · 1,582 sqft · SingleFamily public records · 29 Days on market

Built 1929 4,792 sqft lot $66/sqft · 40% below area Est $175k · 40% under ↓ 23% since listing

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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 +25.1/30.0
• ARV discount +15.0/15.0
• 1% rule +8.4/10.0
• DSCR +8.2/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is an investment opportunity on Detroit's West side. This stately colonial boasts hardwood floors, updated kitchen. Spacious bedrooms. Good one to flip or fix up and rent. Solid location near Marygrove campus, U of D campus, Avenue of Fashion.

Key facts

• 4,792 sq ft lot
• Built 1929
• Listed 29 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick exterior
• Construction: Brick construction; Brick/mortar foundation; Built above grade with finished living area
• Exterior features: Paved road access; Lot roughly 35 x 132 (0.11 acre)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Six total rooms; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $726 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 10 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 $60k; list at $105k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.34% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 6.2

CMA / ARV

• ARV (median comp): $175,302
• List price: $105,000
• Delta: -40.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16161 Roselawn St	0.06mi	3/1.5	1,666 (+5%)	1mo	$169,000	$101	87
16204 Wisconsin St	0.16mi	3/1.5	1,536 (-3%)	1mo	$163,000	$106	87
17127 Woodingham Dr	0.51mi	3/2.0	1,623 (+3%)	4mo	$215,000	$132	66
17190 Washburn St	0.65mi	4/1.0 (+1)	1,581 (-0%)	3mo	$65,250	$41	60
16143 Monica St	0.49mi	4/2.0 (+1)	1,500 (-5%)	2mo	$175,000	$117	60
16224 Washburn St	0.38mi	3/1.5	1,790 (+13%)	1mo	$174,999	$98	59
16500 Griggs St	0.50mi	3/1.5	1,427 (-10%)	4mo	$130,000	$91	57
16796 Turner St	0.48mi	4/2.0 (+1)	1,710 (+8%)	3mo	$159,000	$93	55
15703 Northlawn St	0.29mi	4/1.0 (+1)	1,365 (-14%)	5mo	$70,000	$51	52
17528 Ohio St	0.74mi	3/1.0	1,673 (+6%)	5mo	$219,900	$131	50
16864 Santa Rosa Dr	0.66mi	4/1.5 (+1)	1,764 (+12%)	1mo	$170,000	$96	44
15374 Birwood St	0.70mi	4/2.0 (+1)	1,378 (-13%)	4mo	$132,000	$96	35

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,470
• Equity at exit: $15,656

10-year hold

• IRR: 9.0%
• Equity multiple: 1.71×
• Total profit: $20,843
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$551
• Tax from tax record: −$285 /mo · $3,422/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $232

Break-even live

Break-even rent $1,113

Max offer price $105,000

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	43d	1	0.15mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	43d	1	0.19mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	0.19mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	43d	1	0.23mi
16211 Kentucky St Detroit, MI	4.0	2.0	2168	$1,995	$0.92	17d	1	0.27mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	17d	1	0.36mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	0.40mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	16d	1	0.44mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	43d	1	0.46mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	5d	1	0.48mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	0.51mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	24d	1	0.51mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	20d	1	0.51mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	0.56mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	0.61mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	17d	1	0.61mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	43d	1	0.66mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	43d	1	0.66mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	24d	1	0.71mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	18d	1	0.72mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	0.74mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	0.95mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	43d	1	0.96mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	24d	1	0.96mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	24d	1	1.02mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	43d	1	1.07mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	43d	1	1.09mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	43d	1	1.26mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	1.28mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	1.29mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	5d	1	1.35mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	1.44mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	1.44mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	1.47mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	43d	1	1.47mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	1.49mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	43d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $105,000 Active 29 DOM
2. 2026-06-17
   days on market $105,000 Active 28 DOM
3. 2026-06-15
   days on market $105,000 Active 26 DOM
4. 2026-06-13
   days on market $105,000 Active 24 DOM
5. 2026-06-13
   pricestatusdays on market $105,000 Active 23 DOM
6. 2026-04-28
   listed $110,000 Active 248-char remark

   Show marketing remark (248 chars)

   Here is an investment opportunity on Detroit's West side. This stately colonial boasts hardwood floors, updated kitchen. Spacious bedrooms. Good one to flip or fix up and rent. Solid location near Marygrove campus, U of D campus, Avenue of Fashion.

7. 2026-04-28
   listed $110,000 Active 248-char remark

   Show marketing remark (248 chars)

   Here is an investment opportunity on Detroit's West side. This stately colonial boasts hardwood floors, updated kitchen. Spacious bedrooms. Good one to flip or fix up and rent. Solid location near Marygrove campus, U of D campus, Avenue of Fashion.

8. 2017-03-06
   soldstatus $59,650
9. 2007-10-12
   soldstatus $28,500

   Show marketing remark (220 chars)

   WOW!!! LOVELY BANK OWNED BARGAIN SOLD AS IS IN GOOD CONDITION LOOK AT THE VALUE. BUYER TO SIGN ACR WITH CITY 48 HOURS PRIOR TO CLOSE. LIST OFFICE TO HOLD EMD $100 MIN. BUYER TO PAY A $175 PROCESSING FEE TO REMS AT CLOSE.

10. 2007-08-01
    listed $29,900

    Show marketing remark (220 chars)

    WOW!!! LOVELY BANK OWNED BARGAIN SOLD AS IS IN GOOD CONDITION LOOK AT THE VALUE. BUYER TO SIGN ACR WITH CITY 48 HOURS PRIOR TO CLOSE. LIST OFFICE TO HOLD EMD $100 MIN. BUYER TO PAY A $175 PROCESSING FEE TO REMS AT CLOSE.

11. 2007-08-01
    historical

    Show marketing remark (220 chars)

    WOW!!! LOVELY BANK OWNED BARGAIN SOLD AS IS IN GOOD CONDITION LOOK AT THE VALUE. BUYER TO SIGN ACR WITH CITY 48 HOURS PRIOR TO CLOSE. LIST OFFICE TO HOLD EMD $100 MIN. BUYER TO PAY A $175 PROCESSING FEE TO REMS AT CLOSE.

12. 2007-07-30
    listed $63,000
13. 2007-05-25
    historical
14. 2007-01-23
    listed $63,000
15. 2007-01-22
    historical
16. 2006-09-20
    listed $67,900
17. 2006-09-18
    historical
18. 2006-06-16
    listed $87,900
19. 2006-06-16
    historical
20. 2006-04-21
    listed $136,000

ⓘ 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: $3,422 · $285/mo
• Projected year-2 tax: $3,422 · $285/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: $16,891
• − Mortgage interest: −$5,882
• − Property taxes: −$3,422
• − Insurance: −$525
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,055
• Taxable income: $1,305
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $2,476/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

-22.8% since first listed

21 events — show timeline

• 2026-06-10 Price Changed $105,000 MiRealSource-MiMLS
• 2026-06-10 Relisted — MiRealSource-MiMLS
• 2026-06-10 Relisted — REALCOMP
• 2026-06-10 Price Changed $105,000 REALCOMP
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-04-28 Listed $110,000 REALCOMP
• 2026-04-28 Listed $110,000 MiRealSource-MiMLS
• 2017-03-06 Sold (Public Records) $59,650 Public Records
• 2007-10-12 Sold (MLS) $28,500 REALCOMP
• 2007-08-01 Listing Removed — REALCOMP
• 2007-08-01 Listed $29,900 REALCOMP
• 2007-07-30 Listed $63,000 REALCOMP
• 2007-05-25 Listing Removed — REALCOMP
• 2007-01-23 Listed $63,000 REALCOMP
• 2007-01-22 Listing Removed — REALCOMP
• 2006-09-20 Listed $67,900 REALCOMP
• 2006-09-18 Listing Removed — REALCOMP
• 2006-06-16 Listing Removed — REALCOMP
• 2006-06-16 Listed $87,900 REALCOMP
• 2006-04-21 Listed $136,000 REALCOMP

Property tax history

+12.7%/yr

Latest (2025): $3,422 · +0.7% YoY. Source: county tax records.