16213 Tuller St · Detroit, MI 48221

$80,000

2 bd · 1.0 ba · 691 sqft · SingleFamily public records · 2 Days on market

Built 1946 3,920 sqft lot $116/sqft · 139% above area

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Why this score? — see what drove the D+ 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 +15.9/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +4.9/10.0
• 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

16213 Tuller Street, Detroit, MI 48221 – Charming Starter Home in a Desirable University-Area Location! Welcome to this well-maintained, cozy single-family home in Detroit's vibrant University District / Fitzgerald-Marygrove area! Perfect for first-time homebuyers, investors, or anyone seeking an affordable entry into a stable, tree-lined neighborhood close to universities, amenities, and city conveniences. 2 Bedrooms, 1 Full Bathroom– classic, solid construction with great potential Forced air natural gas heating This charming offers a clean, Inside, you'll find carpeted rooms with neutral beige/brown walls, large windows that bring in plenty of natural light, and a functional bathroom with white fixtures, tiled walls, and a bathtub. It's a solid, compact layout ideal for comfortable living or rental income. Prime Location in the University District Area: Located on a quiet side street in the University District vicinity (near University of Detroit Mercy and Marygrove College), this property puts you close to academic institutions, parks, community gardens, shopping on Livernois, and easy access to McNichols and major commuter routes. Enjoy the peaceful residential feel with the energy of nearby colleges and urban conveniences – a fantastic spot for students, professionals, or families! Priced to sell , this is an excellent opportunity in a balanced market with strong long-term potential. Whether you're looking for a personal residence or an investment property, *

Key facts

• Large windows
• Natural gas heating
• Quiet side street

Tags

• UNIVERSITY DISTRICT LOCATION
• TREE-LINED NEIGHBORHOOD
• NATURAL GAS HEATING
• LARGE WINDOWS
• FUNCTIONAL BATHROOM
• QUIET SIDE STREET

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water available; Public sewer available
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Steel siding; Brick/mortar foundation; Built area above grade approximately 691 square feet
• Exterior features: Paved road access; Lot dimensions approximately 38 x 100 feet; Lot is about 0.09 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $38 ($455/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $80k).
• Cap rate 6.9% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $553 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1946 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.22% ✓
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 6.8

CMA / ARV

• ARV (median comp): $33,524
• List price: $80,000
• Delta: 138.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7326 Ellsworth St	0.68mi	2/1.0	756 (+9%)	13mo	$35,000	$46	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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-9,991
• Equity at exit: $11,928

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-3,289
• Equity at exit: $6,917

Cash invested: $22,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $975 high
• Mortgage (P&I): −$420
• Tax from tax record: −$279 /mo · $3,353/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $38

Break-even live

Break-even rent $927

Max offer price $80,000

Occupancy floor 91%

Sensitivity live

Price	-10% $83	-5% $61	+0% $38	+5% $15	+10% $-7
Rent	-10% $-39	-5% $-1	+0% $38	+5% $76	+10% $115
Rate	-1.0pp $78	-0.5pp $58	base $38	+0.5pp $17	+1.0pp $-4

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14950 Stoepel St Detroit, MI	2.0	1.0	600	$900	$1.50	25d	1	0.83mi
2623 W McNichols Rd Unit 23106 Detroit, MI	1.0	1.0	750	$1,075	$1.43	44d	1	1.06mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	44d	2	1.15mi
18461 Washburn St Detroit, MI	1.0	1.0	690	$775	$1.12	44d	1	1.31mi
3808 Kendall St Unit 3 Detroit, MI	1.0	1.0	550	$700	$1.27	44d	1	1.32mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	1.35mi
2341 Ewald Cir Unit 3 Detroit, MI	1.0	1.0	600	$900	$1.50	44d	1	1.40mi
1875 Ewald Cir Unit 2E Detroit, MI	1.0	1.0	725	$875	$1.21	5d	1	1.43mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	25d	4	1.44mi
1705 Oakman Blvd Unit 10 Detroit, MI	1.0	1.0	650	$895	$1.38	24d	1	1.49mi
1705 Oakman Blvd Unit 5 Detroit, MI	1.0	1.0	650	$895	$1.38	44d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $80,000 Active 2 DOM
2. 2026-06-17
   remarks 687-char remark
3. 2026-06-17
   days on marketlisting id $80,000 Active 1 DOM
4. 2026-06-15
   days on market $80,000 Active 230 DOM
5. 2026-06-13
   days on market $80,000 Active 228 DOM
6. 2026-06-13
   days on market $80,000 Active 227 DOM
7. 2026-06-09
   days on market $80,000 Active 224 DOM
8. 2026-06-08
   days on market $80,000 Active 223 DOM
9. 2026-06-07
   days on market $80,000 Active 222 DOM
10. 2026-06-04
    days on market $80,000 Active 219 DOM
11. 2026-06-03
    days on market $80,000 Active 218 DOM
12. 2026-06-01
    days on market $80,000 Active 216 DOM
13. 2026-05-31
    days on market $80,000 Active 215 DOM
14. 2026-01-29
    price $80,000 81-char remark
15. 2026-01-28
    price $80,000 81-char remark
16. 2025-10-28
    listed $85,000 Active 81-char remark
17. 2025-10-28
    listed $85,000 Active 81-char remark
18. 2025-10-25
    historical
19. 2025-10-25
    historical
20. 2025-04-24
    listed $90,000 Active
21. 2025-04-24
    listed $90,000 Active
22. 2022-04-18
    soldstatus $79,900

ⓘ 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: $3,353 · $279/mo
• Projected year-2 tax: $3,353 · $279/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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,699
• − Mortgage interest: −$4,481
• − Property taxes: −$3,353
• − Insurance: −$400
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,327
• Taxable loss: −$734
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $631/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

+0.1% since first listed

13 events — show timeline

• 2026-06-16 Listed $80,000 REALCOMP
• 2026-06-16 Listing Removed — MiRealSource-MiMLS
• 2026-06-16 Listing Removed — REALCOMP
• 2026-06-16 Listed $80,000 MiRealSource-MiMLS
• 2026-01-29 Price Changed $80,000 MiRealSource-MiMLS
• 2026-01-28 Price Changed $80,000 REALCOMP
• 2025-10-28 Listed $85,000 REALCOMP
• 2025-10-28 Listed $85,000 MiRealSource-MiMLS
• 2025-10-25 Listing Removed — MiRealSource-MiMLS
• 2025-10-25 Listing Removed — REALCOMP
• 2025-04-24 Listed $90,000 REALCOMP
• 2025-04-24 Listed $90,000 MiRealSource-MiMLS
• 2022-04-18 Sold (Public Records) $79,900 Public Records

Property tax history

+12.7%/yr

Latest (2025): $3,353 · +98.7% YoY. Source: county tax records.