16111 Gilchrist St · Detroit, MI 48235

$134,900

3 bd · 1.0 ba · 1,213 sqft · SingleFamily public records · 210 Days on market

Built 1938 5,227 sqft lot $111/sqft · at area comps Est $136k · at est.

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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 +23.5/30.0
• ARV discount +8.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR OR OWNER-OCCUPANT SPECIAL! 3-BEDROOM BUNGALOW MOVE-IN READY. NEW ROOF AND EXTERIOR BRICK PAINT UPDATED IN 2025. NEW LUXURY VINYL PLANK FLOORING AND FRESH PAINT THROUGHOUT. KITCHEN FEATURES CERAMIC FLOORS, NEW CABINETS, QUARTZ COUNTERTOPS, TILED BACKSPLASH, AND NEW FIXTURES. ALL BEDROOMS HAVE NEW CARPET AND UPDATED LIGHT FIXTURES. BATHROOM INCLUDES TILED TUB SURROUND, VANITY, AND TOILET. SELLER IS OFFERING SELLER CONCESSIONS AND APPLIANCES, MAKING THIS A GREAT OPPORTUNITY FOR BUYERS. SCHEDULE A SHOWING TODAY!

Key facts

• Quartz countertops
• Exterior brick paint
• Ceramic floors

Tags

• NEW ROOF
• EXTERIOR BRICK PAINT
• LUXURY VINYL PLANK FLOORING
• CERAMIC FLOORS
• NEW CABINETS
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (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 (+3.2%/yr); 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 44% 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 $933 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

• It's been on market 210 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask has dropped $18k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $135k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1938 — 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: 1.08% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (median comp): $136,377
• List price: $134,900
• Delta: -1.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16199 Ferguson St	0.14mi	3/1.0	1,192 (-2%)	4mo	$85,000	$71	88
16709 Lindsay St	0.26mi	3/1.0	1,218 (+0%)	2mo	$124,888	$103	86
15800 Biltmore St	0.16mi	3/2.5	1,188 (-2%)	3mo	$112,000	$94	81
15725 Asbury Park	0.28mi	3/2.0	1,206 (-1%)	2mo	$80,200	$67	80
16818 Gilchrist St	0.38mi	3/1.0	1,190 (-2%)	3mo	$83,000	$70	76
16727 Mansfield St	0.43mi	3/1.5	1,207 (-0%)	3mo	$165,000	$137	75
15771 Rutherford St	0.42mi	3/1.0	1,289 (+6%)	1mo	$55,106	$43	69
15508 Saint Marys St	0.41mi	3/1.0	1,100 (-9%)	0mo	$59,900	$54	65
15727 Mansfield St	0.40mi	3/1.5	1,300 (+7%)	3mo	$55,000	$42	65
16533 Harlow St	0.23mi	3/1.5	1,385 (+14%)	2mo	$83,989	$61	62
15316 Prevost St NE	0.68mi	2/1.5 (-1)	1,193 (-2%)	2mo	$157,000	$132	57
15974 Ellsworth St	0.69mi	3/2.0	1,350 (+11%)	6mo	$41,000	$30	40

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,491
• Equity at exit: $20,114

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $17,340
• Equity at exit: $11,664

Cash invested: $37,772 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$707
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $251

Break-even live

Break-even rent $1,137

Max offer price $134,900

Occupancy floor 78%

Sensitivity live

Price	-10% $328	-5% $289	+0% $251	+5% $213	+10% $175
Rent	-10% $136	-5% $194	+0% $251	+5% $309	+10% $366
Rate	-1.0pp $319	-0.5pp $286	base $251	+0.5pp $216	+1.0pp $181

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	4d	1	0.15mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	25d	1	0.20mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	17d	1	0.26mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	25d	1	0.36mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	44d	1	0.44mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	5d	1	0.46mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.55mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	17d	1	0.56mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	0.61mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	3d	1	0.63mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	0.69mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	44d	1	0.83mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	0.84mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	18d	1	0.84mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	13d	1	0.88mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	0.88mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	44d	1	0.92mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	44d	1	0.93mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	0.96mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	25d	1	1.00mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	44d	1	1.00mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	44d	1	1.02mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	1.04mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	25d	1	1.04mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	1.04mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.05mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	1.05mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	1.05mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	44d	1	1.06mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	17d	1	1.07mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	1.09mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	44d	1	1.09mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	20d	1	1.12mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	1.13mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	17d	1	1.14mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	25d	1	1.16mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	1.16mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	1.18mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	1.21mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.26mi

Listing history 35 events

1. 2026-06-18
   days on market $134,900 Active 210 DOM
2. 2026-06-17
   days on market $134,900 Active 209 DOM
3. 2026-06-15
   days on market $134,900 Active 207 DOM
4. 2026-06-13
   days on market $134,900 Active 205 DOM
5. 2026-06-13
   days on market $134,900 Active 204 DOM
6. 2026-06-09
   days on market $134,900 Active 201 DOM
7. 2026-06-08
   days on market $134,900 Active 200 DOM
8. 2026-06-07
   days on market $134,900 Active 199 DOM
9. 2026-06-04
   days on market $134,900 Active 196 DOM
10. 2026-06-03
    days on market $134,900 Active 195 DOM
11. 2026-06-01
    days on market $134,900 Active 193 DOM
12. 2026-05-31
    days on market $134,900 Active 192 DOM
13. 2026-03-25
    price $134,900 522-char remark

    Show marketing remark (522 chars)

    INVESTOR OR OWNER-OCCUPANT SPECIAL! 3-BEDROOM BUNGALOW MOVE-IN READY. NEW ROOF AND EXTERIOR BRICK PAINT UPDATED IN 2025. NEW LUXURY VINYL PLANK FLOORING AND FRESH PAINT THROUGHOUT. KITCHEN FEATURES CERAMIC FLOORS, NEW CABINETS, QUARTZ COUNTERTOPS, TILED BACKSPLASH, AND NEW FIXTURES. ALL BEDROOMS HAVE NEW CARPET AND UPDATED LIGHT FIXTURES. BATHROOM INCLUDES TILED TUB SURROUND, VANITY, AND TOILET. SELLER IS OFFERING SELLER CONCESSIONS AND APPLIANCES, MAKING THIS A GREAT OPPORTUNITY FOR BUYERS. SCHEDULE A SHOWING TODAY!

14. 2026-03-25
    price $134,900 522-char remark

    Show marketing remark (522 chars)

    INVESTOR OR OWNER-OCCUPANT SPECIAL! 3-BEDROOM BUNGALOW MOVE-IN READY. NEW ROOF AND EXTERIOR BRICK PAINT UPDATED IN 2025. NEW LUXURY VINYL PLANK FLOORING AND FRESH PAINT THROUGHOUT. KITCHEN FEATURES CERAMIC FLOORS, NEW CABINETS, QUARTZ COUNTERTOPS, TILED BACKSPLASH, AND NEW FIXTURES. ALL BEDROOMS HAVE NEW CARPET AND UPDATED LIGHT FIXTURES. BATHROOM INCLUDES TILED TUB SURROUND, VANITY, AND TOILET. SELLER IS OFFERING SELLER CONCESSIONS AND APPLIANCES, MAKING THIS A GREAT OPPORTUNITY FOR BUYERS. SCHEDULE A SHOWING TODAY!

15. 2026-03-04
    price $149,900 522-char remark

    Show marketing remark (522 chars)

    INVESTOR OR OWNER-OCCUPANT SPECIAL! 3-BEDROOM BUNGALOW MOVE-IN READY. NEW ROOF AND EXTERIOR BRICK PAINT UPDATED IN 2025. NEW LUXURY VINYL PLANK FLOORING AND FRESH PAINT THROUGHOUT. KITCHEN FEATURES CERAMIC FLOORS, NEW CABINETS, QUARTZ COUNTERTOPS, TILED BACKSPLASH, AND NEW FIXTURES. ALL BEDROOMS HAVE NEW CARPET AND UPDATED LIGHT FIXTURES. BATHROOM INCLUDES TILED TUB SURROUND, VANITY, AND TOILET. SELLER IS OFFERING SELLER CONCESSIONS AND APPLIANCES, MAKING THIS A GREAT OPPORTUNITY FOR BUYERS. SCHEDULE A SHOWING TODAY!

16. 2026-03-03
    price $149,900 522-char remark

    Show marketing remark (522 chars)

    INVESTOR OR OWNER-OCCUPANT SPECIAL! 3-BEDROOM BUNGALOW MOVE-IN READY. NEW ROOF AND EXTERIOR BRICK PAINT UPDATED IN 2025. NEW LUXURY VINYL PLANK FLOORING AND FRESH PAINT THROUGHOUT. KITCHEN FEATURES CERAMIC FLOORS, NEW CABINETS, QUARTZ COUNTERTOPS, TILED BACKSPLASH, AND NEW FIXTURES. ALL BEDROOMS HAVE NEW CARPET AND UPDATED LIGHT FIXTURES. BATHROOM INCLUDES TILED TUB SURROUND, VANITY, AND TOILET. SELLER IS OFFERING SELLER CONCESSIONS AND APPLIANCES, MAKING THIS A GREAT OPPORTUNITY FOR BUYERS. SCHEDULE A SHOWING TODAY!

17. 2025-11-26
    status Active 522-char remark

    Show marketing remark (522 chars)

    INVESTOR OR OWNER-OCCUPANT SPECIAL! 3-BEDROOM BUNGALOW MOVE-IN READY. NEW ROOF AND EXTERIOR BRICK PAINT UPDATED IN 2025. NEW LUXURY VINYL PLANK FLOORING AND FRESH PAINT THROUGHOUT. KITCHEN FEATURES CERAMIC FLOORS, NEW CABINETS, QUARTZ COUNTERTOPS, TILED BACKSPLASH, AND NEW FIXTURES. ALL BEDROOMS HAVE NEW CARPET AND UPDATED LIGHT FIXTURES. BATHROOM INCLUDES TILED TUB SURROUND, VANITY, AND TOILET. SELLER IS OFFERING SELLER CONCESSIONS AND APPLIANCES, MAKING THIS A GREAT OPPORTUNITY FOR BUYERS. SCHEDULE A SHOWING TODAY!

18. 2025-11-25
    historical 522-char remark

    Show marketing remark (522 chars)

    INVESTOR OR OWNER-OCCUPANT SPECIAL! 3-BEDROOM BUNGALOW MOVE-IN READY. NEW ROOF AND EXTERIOR BRICK PAINT UPDATED IN 2025. NEW LUXURY VINYL PLANK FLOORING AND FRESH PAINT THROUGHOUT. KITCHEN FEATURES CERAMIC FLOORS, NEW CABINETS, QUARTZ COUNTERTOPS, TILED BACKSPLASH, AND NEW FIXTURES. ALL BEDROOMS HAVE NEW CARPET AND UPDATED LIGHT FIXTURES. BATHROOM INCLUDES TILED TUB SURROUND, VANITY, AND TOILET. SELLER IS OFFERING SELLER CONCESSIONS AND APPLIANCES, MAKING THIS A GREAT OPPORTUNITY FOR BUYERS. SCHEDULE A SHOWING TODAY!

19. 2025-11-20
    listed $152,900 Active 522-char remark

    Show marketing remark (522 chars)

    INVESTOR OR OWNER-OCCUPANT SPECIAL! 3-BEDROOM BUNGALOW MOVE-IN READY. NEW ROOF AND EXTERIOR BRICK PAINT UPDATED IN 2025. NEW LUXURY VINYL PLANK FLOORING AND FRESH PAINT THROUGHOUT. KITCHEN FEATURES CERAMIC FLOORS, NEW CABINETS, QUARTZ COUNTERTOPS, TILED BACKSPLASH, AND NEW FIXTURES. ALL BEDROOMS HAVE NEW CARPET AND UPDATED LIGHT FIXTURES. BATHROOM INCLUDES TILED TUB SURROUND, VANITY, AND TOILET. SELLER IS OFFERING SELLER CONCESSIONS AND APPLIANCES, MAKING THIS A GREAT OPPORTUNITY FOR BUYERS. SCHEDULE A SHOWING TODAY!

20. 2025-11-20
    listed $152,900 Active 522-char remark

    Show marketing remark (522 chars)

    INVESTOR OR OWNER-OCCUPANT SPECIAL! 3-BEDROOM BUNGALOW MOVE-IN READY. NEW ROOF AND EXTERIOR BRICK PAINT UPDATED IN 2025. NEW LUXURY VINYL PLANK FLOORING AND FRESH PAINT THROUGHOUT. KITCHEN FEATURES CERAMIC FLOORS, NEW CABINETS, QUARTZ COUNTERTOPS, TILED BACKSPLASH, AND NEW FIXTURES. ALL BEDROOMS HAVE NEW CARPET AND UPDATED LIGHT FIXTURES. BATHROOM INCLUDES TILED TUB SURROUND, VANITY, AND TOILET. SELLER IS OFFERING SELLER CONCESSIONS AND APPLIANCES, MAKING THIS A GREAT OPPORTUNITY FOR BUYERS. SCHEDULE A SHOWING TODAY!

21. 2025-11-11
    historical
22. 2025-11-11
    historical
23. 2025-08-08
    listed $159,000 Active
24. 2025-08-08
    listed $159,000 Active
25. 2025-06-18
    soldstatus $45,000
26. 2019-02-25
    soldstatus $50,000
27. 2011-01-14
    soldstatus $3,000
28. 2011-01-14
    soldstatus $3,000
29. 2011-01-02
    listed $13,900
30. 2011-01-02
    listed $13,900
31. 2010-12-31
    historical
32. 2010-08-12
    listed $13,900
33. 2010-06-14
    historical
34. 2009-12-14
    listed $10,000
35. 2001-11-29
    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: $1,619 · $135/mo
• Projected year-2 tax: $1,848 · $154/mo
• Expected delta: +$229/yr (+$19/mo · 14.1%)

ⓘ 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 ≥98°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: $17,465
• − Mortgage interest: −$7,556
• − Property taxes: −$1,619
• − Insurance: −$674
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$3,924
• Taxable income: $896
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,800/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

+145.3% since first listed

23 events — show timeline

• 2026-03-25 Price Changed $134,900 MiRealSource-MiMLS
• 2026-03-25 Price Changed $134,900 REALCOMP
• 2026-03-04 Price Changed $149,900 MiRealSource-MiMLS
• 2026-03-03 Price Changed $149,900 REALCOMP
• 2025-11-26 Relisted — REALCOMP
• 2025-11-25 Listing Removed — REALCOMP
• 2025-11-20 Listed $152,900 REALCOMP
• 2025-11-20 Listed $152,900 MiRealSource-MiMLS
• 2025-11-11 Listing Removed — MiRealSource-MiMLS
• 2025-11-11 Listing Removed — REALCOMP
• 2025-08-08 Listed $159,000 REALCOMP
• 2025-08-08 Listed $159,000 MiRealSource-MiMLS
• 2025-06-18 Sold (Public Records) $45,000 Public Records
• 2019-02-25 Sold (Public Records) $50,000 Public Records
• 2011-01-14 Sold (MLS) $3,000 MiRealSource-MiMLS
• 2011-01-14 Sold (MLS) $3,000 REALCOMP
• 2011-01-02 Listed $13,900 MiRealSource-MiMLS
• 2011-01-02 Listed $13,900 REALCOMP
• 2010-12-31 Listing Removed — REALCOMP
• 2010-08-12 Listed $13,900 REALCOMP
• 2010-06-14 Listing Removed — REALCOMP
• 2009-12-14 Listed $10,000 REALCOMP
• 2001-11-29 Sold (Public Records) $55,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,619 · -9.6% YoY. Source: county tax records.