16230 Winston St · Detroit, MI 48219

$76,900

3 bd · 1.0 ba · 917 sqft · SingleFamily public records · 20 Days on market

Built 1965 7,841 sqft lot Est $110k · 30% 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

* * HIGHEST AND BEST DUE BY TUESDAY, APRIL 7th, 4PM * * Welcome to this well maintained 3 bedroom ranch, offering a great opportunity for a first time buyer or savvy investor. With a solid layout and spacious rooms throughout, this home provides the perfect canvas to make it your own. Enjoy a large yard ideal for outdoor entertaining along with the convenience of a 1 car garage. Whether you're looking to move right in or add your personal touch, this property is full of potential!

Key facts

• Large yard
• 1 car garage
• 7,841 sq ft lot

Tags

• LARGE YARD
• 1 CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $76k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 10.1% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 308 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 33% 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 $532 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y 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 $12k; list at $77k implies a 527% gain — meaningful room to come down on a strong offer.

Recommended offer $75,746 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.58%
• DSCR: 2.00
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $110,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16230 Winston St	0.00mi	3/1.0	917 (0%)	1mo	$80,000	$87	99
16841 Winston St	0.25mi	3/1.0	954 (+4%)	4mo	$95,500	$100	78
15490 Dixie	0.43mi	3/1.0	912 (-0%)	2mo	$135,000	$148	78
15512 Dixie	0.40mi	3/1.0	924 (+1%)	4mo	$130,000	$141	77
25012 Midland	0.32mi	2/1.0 (-1)	900 (-2%)	4mo	$85,000	$94	74
16618 Salem St	0.17mi	2/1.0 (-1)	833 (-9%)	4mo	$47,500	$57	68
16865 Five Points St	0.33mi	2/1.0 (-1)	850 (-7%)	7mo	$140,000	$165	62
17324 Salem St	0.57mi	2/1.0 (-1)	954 (+4%)	2mo	$74,900	$79	60
16157 Wormer St	0.18mi	3/2.0	1,042 (+14%)	6mo	$88,000	$84	59
15938 Lola Dr	0.59mi	2/1.0 (-1)	950 (+4%)	3mo	$139,000	$146	59
15887 Beech Daly	0.73mi	2/1.0 (-1)	898 (-2%)	4mo	$158,000	$176	54
17395 Winston St	0.63mi	3/1.0	1,007 (+10%)	6mo	$121,000	$120	49

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: 21.1%
• Equity multiple: 1.92×
• Total profit: $19,781
• Equity at exit: $11,466

10-year hold

• IRR: 32.5%
• Equity multiple: 4.70×
• Total profit: $79,726
• Equity at exit: $6,649

Cash invested: $21,532 (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: 308
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$403
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $405

Break-even live

Break-even rent $699

Max offer price $76,900

Occupancy floor 62%

Sensitivity live

Price	-10% $449	-5% $427	+0% $405	+5% $383	+10% $362
Rent	-10% $309	-5% $357	+0% $405	+5% $453	+10% $501
Rate	-1.0pp $444	-0.5pp $425	base $405	+0.5pp $385	+1.0pp $365

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	45d	1	0.20mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	0.24mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	19d	1	0.29mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	19d	1	0.38mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	45d	1	0.41mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	6d	1	0.43mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	25d	1	0.57mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	25d	1	0.80mi
15195 Aubrey Redford, MI	3.0	1.0	769	$1,395	$1.81	18d	1	0.82mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	45d	1	0.99mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	6d	1	1.01mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	13d	1	1.24mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	45d	1	1.34mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	45d	3	1.39mi
14292 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.39mi
14286 Riverview St Unit HF Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.40mi
14302 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.40mi
14300 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.40mi
14294 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.40mi
14296 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.40mi
14298 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.40mi
14310 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.41mi
14284 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.41mi
14282 Riverview St Detroit, MI	2.0	1.0	900	$800	$0.89	45d	1	1.41mi
14252 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.41mi
14283 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.41mi
14264 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.41mi
14262 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.41mi
14268 Riverview St Detroit, MI	2.0	1.0	900	$850	$0.94	45d	1	1.41mi
14260 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.41mi
14266 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.41mi
14250 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.41mi
14246 Riverview St Unit A Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.41mi
14246 Riverview St Unit RB Detroit, MI	2.0	1.0	900	$895	$0.99	45d	1	1.41mi
14246 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.41mi
14244 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.41mi
14248 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.41mi
14280 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	1.41mi
14258 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.42mi
14276 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	1.42mi

Listing history 15 events

1. 2026-04-20
   status Pending 488-char remark

   Show marketing remark (488 chars)

   * * HIGHEST AND BEST DUE BY TUESDAY, APRIL 7th, 4PM * * Welcome to this well maintained 3 bedroom ranch, offering a great opportunity for a first time buyer or savvy investor. With a solid layout and spacious rooms throughout, this home provides the perfect canvas to make it your own. Enjoy a large yard ideal for outdoor entertaining along with the convenience of a 1 car garage. Whether you're looking to move right in or add your personal touch, this property is full of potential!

2. 2026-04-20
   status Pending

   Show marketing remark (488 chars)

   * * HIGHEST AND BEST DUE BY TUESDAY, APRIL 7th, 4PM * * Welcome to this well maintained 3 bedroom ranch, offering a great opportunity for a first time buyer or savvy investor. With a solid layout and spacious rooms throughout, this home provides the perfect canvas to make it your own. Enjoy a large yard ideal for outdoor entertaining along with the convenience of a 1 car garage. Whether you're looking to move right in or add your personal touch, this property is full of potential!

3. 2026-03-31
   listed $76,900 Active 488-char remark

   Show marketing remark (488 chars)

   * * HIGHEST AND BEST DUE BY TUESDAY, APRIL 7th, 4PM * * Welcome to this well maintained 3 bedroom ranch, offering a great opportunity for a first time buyer or savvy investor. With a solid layout and spacious rooms throughout, this home provides the perfect canvas to make it your own. Enjoy a large yard ideal for outdoor entertaining along with the convenience of a 1 car garage. Whether you're looking to move right in or add your personal touch, this property is full of potential!

4. 2026-03-31
   listed $76,900 Active

   Show marketing remark (488 chars)

   * * HIGHEST AND BEST DUE BY TUESDAY, APRIL 7th, 4PM * * Welcome to this well maintained 3 bedroom ranch, offering a great opportunity for a first time buyer or savvy investor. With a solid layout and spacious rooms throughout, this home provides the perfect canvas to make it your own. Enjoy a large yard ideal for outdoor entertaining along with the convenience of a 1 car garage. Whether you're looking to move right in or add your personal touch, this property is full of potential!

5. 2016-03-24
   soldstatus $12,257 Sold 86-char remark

   Show marketing remark (86 chars)

   HUD PROPERTY CASE #261-881573_3 BEDROOM 1 BATH BRICK RANCH WITH 1 CAR DETACHED GARAGE.

6. 2016-03-24
   soldstatus $12,257

   Show marketing remark (86 chars)

   HUD PROPERTY CASE #261-881573_3 BEDROOM 1 BATH BRICK RANCH WITH 1 CAR DETACHED GARAGE.

7. 2016-03-07
   status Pending 86-char remark

   Show marketing remark (86 chars)

   HUD PROPERTY CASE #261-881573_3 BEDROOM 1 BATH BRICK RANCH WITH 1 CAR DETACHED GARAGE.

8. 2016-03-07
   historical

   Show marketing remark (86 chars)

   HUD PROPERTY CASE #261-881573_3 BEDROOM 1 BATH BRICK RANCH WITH 1 CAR DETACHED GARAGE.

9. 2016-02-15
   listed $12,000 Active 86-char remark

   Show marketing remark (86 chars)

   HUD PROPERTY CASE #261-881573_3 BEDROOM 1 BATH BRICK RANCH WITH 1 CAR DETACHED GARAGE.

10. 2016-02-01
    listed $12,000
11. 1999-09-20
    soldstatus $51,500
12. 1999-03-22
    soldstatus $51,500
13. 1998-08-26
    historical
14. 1998-07-02
    listed $49,900
15. 1998-07-02
    listed $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: $1,400 · $117/mo
• Projected year-2 tax: $1,400 · $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 4/10 Moderate FEMA zone X (shaded) · 22% 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: $14,540
• − Mortgage interest: −$4,308
• − Property taxes: −$1,400
• − Insurance: −$384
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,237
• Taxable income: $3,884
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $3,930/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

+54.1% since first listed

15 events — show timeline

• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Pending — REALCOMP
• 2026-03-31 Listed $76,900 REALCOMP
• 2026-03-31 Listed $76,900 MiRealSource-MiMLS
• 2016-03-24 Sold (MLS) $12,257 MiRealSource-MiMLS
• 2016-03-24 Sold (MLS) $12,257 REALCOMP
• 2016-03-07 Pending — REALCOMP
• 2016-03-07 Listing Removed — MiRealSource-MiMLS
• 2016-02-15 Listed $12,000 REALCOMP
• 2016-02-01 Listed $12,000 MiRealSource-MiMLS
• 1999-09-20 Sold (Public Records) $51,500 Public Records
• 1999-03-22 Sold (MLS) $51,500 REALCOMP
• 1998-08-26 Listing Removed — REALCOMP
• 1998-07-02 Listed $55,000 REALCOMP
• 1998-07-02 Listed $49,900 REALCOMP

Property tax history

+0.0%/yr

Latest (2025): $1,400 · -54.0% YoY. Source: county tax records.