16580 Winston St · Detroit, MI 48219

$79,900

3 bd · 1.5 ba · 1,510 sqft · SingleFamily public records · 31 Days on market

Built 1962 7,841 sqft lot Est $133k · 40% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

“All offers must be submitted by the buyer's agent using the online offer management system. Access the system via the link below. Offer link to property: in agent remarks

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 10.0% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Emerson Elementarymiddle School (519 students, 90% FRL); Henry Ford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 712 students, 86% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 309 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 40% of the median local income ($44k/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 $552 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.81% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.65%
• DSCR: 2.36
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $132,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16186 Fenton St	0.16mi	2/1.0 (-1)	1,488 (-2%)	4mo	$60,000	$40	80
17213 Brady	0.46mi	3/1.5	1,500 (-1%)	2mo	$187,500	$125	76
16164 Lenore	0.22mi	2/1.0 (-1)	1,536 (+2%)	6mo	$62,000	$40	75
15869 Wormer	0.33mi	2/1.0 (-1)	1,508 (-0%)	7mo	$85,000	$56	72
16101 Salem St	0.25mi	3/2.0	1,333 (-12%)	3mo	$70,000	$53	64
17175 Five Points St	0.39mi	3/2.0	1,630 (+8%)	3mo	$175,000	$107	64
15392 Dixie	0.63mi	4/1.0 (+1)	1,440 (-5%)	1mo	$120,000	$83	55
17010 Beech Daly Rd	0.68mi	3/1.5	1,434 (-5%)	8mo	$160,000	$112	54
23421 W Mcnichols Rd	0.70mi	3/2.0	1,397 (-8%)	3mo	$200,000	$143	50
17646 Lenore	0.66mi	3/1.0	1,647 (+9%)	6mo	$87,000	$53	47
15881 Pomona Dr	0.72mi	3/1.5	1,353 (-10%)	6mo	$212,900	$157	44
15910 Beech Daly Rd	0.72mi	3/1.0	1,368 (-9%)	8mo	$120,000	$88	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.39×
• Total profit: $31,116
• Equity at exit: $11,913

10-year hold

• IRR: 41.0%
• Equity multiple: 5.87×
• Total profit: $108,841
• Equity at exit: $6,908

Cash invested: $22,372 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 309
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$419
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $571

Break-even live

Break-even rent $721

Max offer price $79,900

Occupancy floor 55%

Sensitivity live

Price	-10% $617	-5% $594	+0% $571	+5% $549	+10% $526
Rent	-10% $457	-5% $514	+0% $571	+5% $629	+10% $686
Rate	-1.0pp $612	-0.5pp $592	base $571	+0.5pp $551	+1.0pp $530

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	46d	1	0.18mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	20d	1	0.42mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	26d	1	0.75mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	46d	1	1.03mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	46d	1	1.03mi
15552 Woodworth Redford, MI	4.0	2.0	1902	$1,895	$1.00	19d	1	1.12mi
14256 Salem Redford, MI	3.0	1.5	1168	$1,675	$1.43	19d	1	1.46mi

Listing history 11 events

1. 2025-08-18
   status Pending 190-char remark

   Show marketing remark (190 chars)

   “All offers must be submitted by the buyer's agent using the online offer management system. Access the system via the link below. Offer link to property: in agent remarks

2. 2025-08-18
   status Pending

   Show marketing remark (190 chars)

   “All offers must be submitted by the buyer's agent using the online offer management system. Access the system via the link below. Offer link to property: in agent remarks

3. 2025-07-19
   listed $79,900 Active
4. 2025-07-18
   listed $79,900 Active 190-char remark

   Show marketing remark (190 chars)

   “All offers must be submitted by the buyer's agent using the online offer management system. Access the system via the link below. Offer link to property: in agent remarks

5. 2025-07-07
   historical
6. 2025-07-07
   historical
7. 2025-06-06
   price $89,900
8. 2025-06-06
   price $89,900
9. 2025-05-10
   listed $99,900 Active
10. 2025-05-10
    listed $99,900 Active
11. 1992-11-16
    soldstatus $55,000

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $1,409 · $117/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,335
• − Mortgage interest: −$4,476
• − Property taxes: −$1,409
• − Insurance: −$400
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$2,324
• Taxable income: $5,952
• Est. tax owed @ 24.0%: −$1,429
• After-tax cash flow: $5,429/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+45.3% since first listed

11 events — show timeline

• 2025-08-18 Pending — MiRealSource-MiMLS
• 2025-08-18 Pending — REALCOMP
• 2025-07-19 Listed $79,900 REALCOMP
• 2025-07-18 Listed $79,900 MiRealSource-MiMLS
• 2025-07-07 Listing Removed — REALCOMP
• 2025-07-07 Listing Removed — MiRealSource-MiMLS
• 2025-06-06 Price Changed $89,900 MiRealSource-MiMLS
• 2025-06-06 Price Changed $89,900 REALCOMP
• 2025-05-10 Listed $99,900 REALCOMP
• 2025-05-10 Listed $99,900 MiRealSource-MiMLS
• 1992-11-16 Sold (Public Records) $55,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,409 · -54.1% YoY. Source: county tax records.