16801 Blackstone St · Detroit, MI 48219

$89,999

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 116 Days on market

Built 1952 6,098 sqft lot $83/sqft · 23% above area Est $146k · 38% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Welcome to Grand River Suburban Sub, located on the boarder of Old Redford and minutes away from the Rosedale Park Sub. This 2 Bedroom 2 Bath Brick Ranch offers Generous Room Sizes Just check out the Living Room, Dining Room and Kitchen. Also has a full Finished basement with a 2nd Full Bath. Newer Roof, Plumbing, Electrical, laminate flooring throughout, freshly painted, vinyl windows. Seller removed garage and slab is there for new garage if needed. Title Cleared and ready for a new Buyer!

Key facts

• Vinyl windows
• Newer roof
• Finished basement

Tags

• FINISHED BASEMENT
• NEWER ROOF
• NEW GARAGE SLAB
• VINYL WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (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 fast (+8.0%/yr); 305 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 34% 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 $622 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 + 8.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 28y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $90k implies a 567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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 1952 — 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: 1.36% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.51%
• DSCR: 1.60
• GRM: 6.1

CMA / ARV

• ARV (median comp): $145,790
• List price: $89,999
• Delta: -38.27%
• 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
16616 Blackstone St	0.12mi	2/1.0	1,102 (+2%)	0mo	$45,000	$41	91
17358 Fielding St	0.50mi	2/1.0	1,070 (-1%)	9mo	$58,000	$54	68
16122 Trinity St	0.34mi	3/2.5 (+1)	1,152 (+7%)	4mo	$169,900	$147	59
16871 Pierson St	0.19mi	3/1.0 (+1)	1,242 (+15%)	3mo	$130,000	$105	59
17295 Braile St	0.39mi	3/1.0 (+1)	996 (-8%)	6mo	$75,000	$75	59
15836 Patton St	0.54mi	3/1.0 (+1)	1,122 (+4%)	6mo	$42,500	$38	58
21451 Glenco St	0.62mi	3/1.0 (+1)	1,026 (-5%)	4mo	$42,000	$41	54
22482 W Mcnichols Rd	0.69mi	3/1.5 (+1)	1,031 (-4%)	2mo	$61,000	$59	51
21145 Santa Clara	0.41mi	3/2.0 (+1)	1,200 (+11%)	7mo	$167,500	$140	48
17665 Stout St	0.70mi	3/1.0 (+1)	990 (-8%)	10mo	$40,000	$40	41
15835 Burgess St	0.51mi	3/1.0 (+1)	918 (-15%)	9mo	$93,000	$101	39
17631 Kentfield St	0.71mi	3/1.5 (+1)	1,177 (+9%)	9mo	$93,000	$79	38

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: 9.5%
• Equity multiple: 1.40×
• Total profit: $9,988
• Equity at exit: $13,419

10-year hold

• IRR: 22.7%
• Equity multiple: 3.44×
• Total profit: $61,533
• Equity at exit: $7,781

Cash invested: $25,200 (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: 305
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$472
• Tax from tax record: −$171 /mo · $2,049/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $284

Break-even live

Break-even rent $861

Max offer price $89,999

Occupancy floor 72%

Sensitivity live

Price	-10% $335	-5% $309	+0% $284	+5% $258	+10% $233
Rent	-10% $187	-5% $236	+0% $284	+5% $332	+10% $380
Rate	-1.0pp $329	-0.5pp $307	base $284	+0.5pp $260	+1.0pp $237

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.10mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	12d	1	0.29mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.31mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	0.31mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.33mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	0.37mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	44d	1	0.40mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	0.45mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	0.52mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	0.58mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	44d	1	0.60mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	0.61mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	5d	2	0.71mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.76mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	44d	1	0.77mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	25d	1	0.78mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.79mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	44d	1	0.81mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.82mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.82mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	15d	1	0.83mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	0.83mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	44d	1	0.84mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	25d	1	0.84mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	0.84mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	0.84mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	44d	1	0.87mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	25d	1	0.93mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	17d	1	0.93mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	44d	1	0.96mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	0.97mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	1.04mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	44d	1	1.06mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	1.18mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	18d	1	1.18mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	1.27mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	1.32mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	44d	1	1.34mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	1.36mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	44d	1	1.38mi

Listing history 37 events

1. 2026-06-01
   days on market $89,999 Active 116 DOM
2. 2026-05-31
   days on market $89,999 Active 115 DOM
3. 2026-04-22
   price $89,999 496-char remark

   Show marketing remark (496 chars)

   Welcome to Grand River Suburban Sub, located on the boarder of Old Redford and minutes away from the Rosedale Park Sub. This 2 Bedroom 2 Bath Brick Ranch offers Generous Room Sizes Just check out the Living Room, Dining Room and Kitchen. Also has a full Finished basement with a 2nd Full Bath. Newer Roof, Plumbing, Electrical, laminate flooring throughout, freshly painted, vinyl windows. Seller removed garage and slab is there for new garage if needed. Title Cleared and ready for a new Buyer!

4. 2026-04-21
   price $89,999 496-char remark

   Show marketing remark (496 chars)

   Welcome to Grand River Suburban Sub, located on the boarder of Old Redford and minutes away from the Rosedale Park Sub. This 2 Bedroom 2 Bath Brick Ranch offers Generous Room Sizes Just check out the Living Room, Dining Room and Kitchen. Also has a full Finished basement with a 2nd Full Bath. Newer Roof, Plumbing, Electrical, laminate flooring throughout, freshly painted, vinyl windows. Seller removed garage and slab is there for new garage if needed. Title Cleared and ready for a new Buyer!

5. 2026-02-05
   listed $94,900 Active 496-char remark

   Show marketing remark (496 chars)

   Welcome to Grand River Suburban Sub, located on the boarder of Old Redford and minutes away from the Rosedale Park Sub. This 2 Bedroom 2 Bath Brick Ranch offers Generous Room Sizes Just check out the Living Room, Dining Room and Kitchen. Also has a full Finished basement with a 2nd Full Bath. Newer Roof, Plumbing, Electrical, laminate flooring throughout, freshly painted, vinyl windows. Seller removed garage and slab is there for new garage if needed. Title Cleared and ready for a new Buyer!

6. 2026-02-05
   listed $94,900 Active 496-char remark

   Show marketing remark (496 chars)

   Welcome to Grand River Suburban Sub, located on the boarder of Old Redford and minutes away from the Rosedale Park Sub. This 2 Bedroom 2 Bath Brick Ranch offers Generous Room Sizes Just check out the Living Room, Dining Room and Kitchen. Also has a full Finished basement with a 2nd Full Bath. Newer Roof, Plumbing, Electrical, laminate flooring throughout, freshly painted, vinyl windows. Seller removed garage and slab is there for new garage if needed. Title Cleared and ready for a new Buyer!

7. 2025-12-05
   historical
8. 2025-08-22
   price $94,900
9. 2025-08-22
   price $94,900
10. 2025-07-29
    status Active
11. 2025-07-29
    status Active
12. 2025-06-26
    status Pending
13. 2025-06-25
    status Pending
14. 2025-06-25
    historical
15. 2025-05-27
    listed $99,900 Active
16. 2025-05-27
    listed $99,900 Active
17. 2022-05-11
    status Pending
18. 2022-05-11
    status Pending
19. 2022-05-06
    historical
20. 2022-05-06
    historical
21. 2022-04-29
    listed $59,900 Active
22. 2022-04-29
    listed $59,900 Active
23. 2016-12-16
    soldstatus $13,500
24. 2016-12-16
    soldstatus $13,500
25. 2016-12-05
    historical
26. 2016-06-06
    listed $15,900
27. 2016-06-06
    listed $15,900
28. 2014-04-02
    soldstatus $13,000
29. 2012-12-12
    soldstatus $4,650
30. 2012-12-12
    soldstatus $4,650
31. 2012-07-13
    historical
32. 2012-07-13
    historical
33. 2012-07-02
    listed $4,600
34. 2012-07-02
    listed $4,600
35. 1999-01-20
    soldstatus $57,900
36. 1998-08-31
    soldstatus $62,500
37. 1998-05-10
    listed $54,900

ⓘ 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: $2,049 · $171/mo
• Projected year-2 tax: $2,049 · $171/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $14,642
• − Mortgage interest: −$5,041
• − Property taxes: −$2,049
• − Insurance: −$450
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$2,618
• Taxable income: $2,141
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $2,891/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

+63.9% since first listed

35 events — show timeline

• 2026-04-22 Price Changed $89,999 MiRealSource-MiMLS
• 2026-04-21 Price Changed $89,999 REALCOMP
• 2026-02-05 Listed $94,900 REALCOMP
• 2026-02-05 Listed $94,900 MiRealSource-MiMLS
• 2025-12-05 Listing Removed — MiRealSource-MiMLS
• 2025-08-22 Price Changed $94,900 MiRealSource-MiMLS
• 2025-08-22 Price Changed $94,900 REALCOMP
• 2025-07-29 Relisted — MiRealSource-MiMLS
• 2025-07-29 Relisted — REALCOMP
• 2025-06-26 Pending — MiRealSource-MiMLS
• 2025-06-25 Pending — REALCOMP
• 2025-06-25 Listing Removed — REALCOMP
• 2025-05-27 Listed $99,900 REALCOMP
• 2025-05-27 Listed $99,900 MiRealSource-MiMLS
• 2022-05-11 Pending — MiRealSource-MiMLS
• 2022-05-11 Pending — REALCOMP
• 2022-05-06 Listing Removed — MiRealSource-MiMLS
• 2022-05-06 Listing Removed — REALCOMP
• 2022-04-29 Listed $59,900 MiRealSource-MiMLS
• 2022-04-29 Listed $59,900 REALCOMP
• 2016-12-16 Sold (MLS) $13,500 MiRealSource-MiMLS
• 2016-12-16 Sold (MLS) $13,500 REALCOMP
• 2016-12-05 Listing Removed — REALCOMP
• 2016-06-06 Listed $15,900 MiRealSource-MiMLS
• 2016-06-06 Listed $15,900 REALCOMP
• 2014-04-02 Sold (Public Records) $13,000 Public Records
• 2012-12-12 Sold (MLS) $4,650 MiRealSource-MiMLS
• 2012-12-12 Sold (MLS) $4,650 REALCOMP
• 2012-07-13 Listing Removed — MiRealSource-MiMLS
• 2012-07-13 Listing Removed — REALCOMP
• 2012-07-02 Listed $4,600 MiRealSource-MiMLS
• 2012-07-02 Listed $4,600 REALCOMP
• 1999-01-20 Sold (Public Records) $57,900 Public Records
• 1998-08-31 Sold (MLS) $62,500 REALCOMP
• 1998-05-10 Listed $54,900 REALCOMP

Property tax history

+17.4%/yr

Latest (2025): $2,049 · -54.3% YoY. Source: county tax records.