16126 OHIO St · Detroit, MI 48221 2954

$100,000

4 bd · 1.0 ba · 1,425 sqft · SingleFamily public records · 94 Days on market

Built 1935 Good condition 4,356 sqft lot 1-car garage $70/sqft · 41% below area Est $171k · 41% 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 +26.4/30.0
• ARV discount +15.0/15.0
• 1% rule +9.0/10.0
• DSCR +9.0/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Listing remarks MLS

* * * Property is rented with a good paying tenant * * Welcome to this charming home on Detroit. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

Key facts

• Close to shops
• 4,356 sq ft lot
• Garage

Tags

• CLOSE TO FANTASTIC RESTAURANTS
• CLOSE TO SHOPS
• CLOSE TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (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: 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: Mary Mcleod Bethune Elementarymiddle School (706 students, 91% FRL); Mumford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 889 students, 86% FRL) — zoned schools at 89% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 67d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 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 3.4% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.40% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 5.9

CMA / ARV

• ARV (median comp): $170,544
• List price: $100,000
• Delta: -41.36%
• 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
16204 Wisconsin St	0.09mi	3/1.5 (-1)	1,536 (+8%)	3mo	$163,000	$106	74
16204 Roselawn St	0.19mi	3/2.0 (-1)	1,500 (+5%)	0mo	$230,000	$153	73
17207 Birwood St	0.75mi	4/1.0	1,500 (+5%)	1mo	$140,000	$93	56
16596 Santa Rosa Dr	0.70mi	4/2.0	1,338 (-6%)	0mo	$158,000	$118	53
15771 Birwood St	0.51mi	3/1.5 (-1)	1,290 (-10%)	2mo	$128,995	$100	52
16133 Manor St	0.69mi	3/2.0 (-1)	1,371 (-4%)	2mo	$118,000	$86	51
16642 Monte Vista St	0.67mi	3/2.0 (-1)	1,500 (+5%)	0mo	$208,000	$139	51
16800 Ilene St	0.46mi	3/2.5 (-1)	1,298 (-9%)	3mo	$210,000	$162	51
16659 Lilac St	0.51mi	3/2.0 (-1)	1,296 (-9%)	3mo	$40,000	$31	50
16183 Lilac St	0.43mi	3/2.5 (-1)	1,224 (-14%)	1mo	$140,000	$114	45
16820 Santa Rosa Dr	0.73mi	3/1.0 (-1)	1,224 (-14%)	2mo	$10,000	$8	36
16566 Stoepel St	0.74mi	3/2.0 (-1)	1,596 (+12%)	1mo	$15,000	$9	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.03×
• Total profit: $28,817
• Equity at exit: $44,964

10-year hold

• IRR: 19.5%
• Equity multiple: 3.84×
• Total profit: $79,424
• Equity at exit: $69,295

Cash invested: $28,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 85 active · 62 under contract
• Months of supply: 13.1 mo (8%/mo absorbed)
• Median asking: $130,000 ($94/sqft)
• Median days on market: 66 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: +27.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48221 2954

• Active inventory: 2
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$524
• Tax from tax record: −$281 /mo · $3,375/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $261

Break-even live

Break-even rent $1,073

Max offer price $100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $318	-5% $290	+0% $261	+5% $233	+10% $205
Rent	-10% $151	-5% $206	+0% $261	+5% $317	+10% $372
Rate	-1.0pp $312	-0.5pp $287	base $261	+0.5pp $236	+1.0pp $209

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	93d	1	0.12mi
16219 Northlawn St Detroit, MI	3.0	2.0	1500	$1,500	$1.00	42d	1	0.12mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	93d	1	0.22mi
15710 Northlawn St Unit 1 Detroit, MI	3.0	1.0	1128	$1,175	$1.04	9d	1	0.26mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	73d	1	0.35mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	66d	1	0.42mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	66d	1	0.52mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	66d	1	0.52mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	54d	1	0.53mi
17127 Roselawn St Detroit, MI	3.0	2.0	1829	$1,675	$0.92	24d	1	0.53mi
7350 Globe St Detroit, MI	3.0	1.0	1191	$1,400	$1.18	22d	1	0.57mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	69d	1	0.58mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	66d	1	0.68mi
15751 Monte Vista St Detroit, MI	3.0	1.0	1319	$1,150	$0.87	10d	1	0.69mi
17151 San Juan Dr Detroit, MI	3.0	1.5	1746	$1,690	$0.97	38d	1	0.69mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	93d	1	0.74mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	93d	1	0.74mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	73d	1	0.79mi
16896 Manor St Detroit, MI	3.0	1.0	1158	$1,500	$1.30	10d	1	0.80mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	67d	1	0.81mi
16253 Appoline St Detroit, MI	3.0	1.0	1162	$1,400	$1.20	42d	1	0.83mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	93d	1	0.86mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	66d	1	0.88mi
15767 Holmur St Detroit, MI	4.0	1.5	1396	$1,600	$1.15	46d	1	0.90mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	73d	1	0.92mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	66d	1	0.96mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,450	$1.21	29d	1	0.97mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	93d	1	1.02mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	93d	1	1.03mi
15755 Fairfield St Detroit, MI	3.0	1.0	942	$1,200	$1.27	18d	1	1.05mi
18301 Birwood St Detroit, MI	3.0	1.0	925	$1,475	$1.59	23d	1	1.20mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	93d	1	1.21mi
18461 Washburn St Detroit, MI	3.0	2.5	1700	$1,750	$1.03	42d	1	1.22mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	66d	1	1.26mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	93d	1	1.28mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	66d	1	1.38mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	51d	1	1.38mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	69d	1	1.40mi
18260 Sorrento St Detroit, MI	3.0	1.5	1500	$1,500	$1.00	23d	1	1.40mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	54d	1	1.41mi

Property features AI

Finance

• Other: Pets not allowed

Exterior

• Parking: Detached 1-car garage
• Utilities: Public waterPublic sewer
• Home design: Two-story single family homeGround-level entry with stepsBrick construction
• Construction: Asphalt roofBlock and brick/mortar foundation
• Exterior features: Paved road accessNo pool

Interior

• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Forced air heating (natural gas)No cooling
• Interior features: Unfinished basementSeven total rooms

Listing history 50 events

1. 2026-08-08
   days on market $100,000 Active 94 DOM
2. 2026-08-06
   days on market $100,000 Active 92 DOM
3. 2026-08-05
   days on market $100,000 Active 91 DOM
4. 2026-08-04
   days on market $100,000 Active 90 DOM
5. 2026-08-03
   days on market $100,000 Active 89 DOM
6. 2026-07-31
   days on market $100,000 Active 86 DOM
7. 2026-07-30
   days on market $100,000 Active 85 DOM
8. 2026-07-30
   days on market $100,000 Active 84 DOM
9. 2026-07-28
   days on market $100,000 Active 83 DOM
10. 2026-07-26
    days on market $100,000 Active 81 DOM
11. 2026-07-24
    days on market $100,000 Active 79 DOM
12. 2026-07-23
    listing id $100,000 Active 78 DOM
13. 2026-07-23
    days on market $100,000 Active 78 DOM
14. 2026-07-22
    days on market $100,000 Active 77 DOM
15. 2026-07-21
    days on market $100,000 Active 76 DOM
16. 2026-07-20
    days on market $100,000 Active 75 DOM
17. 2026-07-18
    days on market $100,000 Active 73 DOM
18. 2026-07-18
    days on market $100,000 Active 72 DOM
19. 2026-07-16
    days on market $100,000 Active 71 DOM
20. 2026-07-15
    days on market $100,000 Active 70 DOM
21. 2026-07-14
    days on market $100,000 Active 69 DOM
22. 2026-07-13
    days on market $100,000 Active 68 DOM
23. 2026-07-13
    days on market $100,000 Active 67 DOM
24. 2026-07-11
    days on market $100,000 Active 66 DOM
25. 2026-07-10
    days on market $100,000 Active 65 DOM
26. 2026-07-09
    days on market $100,000 Active 64 DOM
27. 2026-07-07
    days on market $100,000 Active 62 DOM
28. 2026-07-06
    days on market $100,000 Active 61 DOM
29. 2026-07-06
    days on market $100,000 Active 60 DOM
30. 2026-07-05
    days on market $100,000 Active 59 DOM
31. 2026-07-03
    days on market $100,000 Active 58 DOM
32. 2026-07-02
    days on market $100,000 Active 57 DOM
33. 2026-07-01
    days on market $100,000 Active 56 DOM
34. 2026-06-30
    days on market $100,000 Active 55 DOM
35. 2026-06-29
    days on market $100,000 Active 54 DOM
36. 2026-06-28
    days on market $100,000 Active 53 DOM
37. 2026-06-27
    days on market $100,000 Active 52 DOM
38. 2026-06-26
    days on market $100,000 Active 51 DOM
39. 2026-06-24
    days on market $100,000 Active 49 DOM
40. 2026-06-22
    days on market $100,000 Active 47 DOM
41. 2026-06-21
    days on market $100,000 Active 46 DOM
42. 2026-06-18
    days on market $100,000 Active 43 DOM
43. 2026-06-17
    days on market $100,000 Active 42 DOM
44. 2026-06-15
    days on market $100,000 Active 40 DOM
45. 2026-06-13
    days on market $100,000 Active 38 DOM
46. 2026-06-13
    days on market $100,000 Active 37 DOM
47. 2026-06-09
    days on market $100,000 Active 34 DOM
48. 2026-06-08
    days on market $100,000 Active 33 DOM
49. 2026-06-07
    days on market $100,000 Active 32 DOM
50. 2026-06-04
    days on market $100,000 Active 29 DOM

ⓘ 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: $3,375 · $281/mo
• Projected year-2 tax: $3,375 · $281/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 · 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: $16,843
• − Mortgage interest: −$5,602
• − Property taxes: −$3,375
• − Insurance: −$500
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$2,909
• Taxable income: $1,762
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $2,715/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $7,125–$21,375 screening

This single-family home is in good condition with a good-paying tenant. It has potential for further improvements to increase its value, such as painting the exterior and upgrading the countertops.

Components & finishes AI

Roof tile · good Flooring hardwood Counters granite

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical system.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing system.

Value-add opportunities

• Both Paint the exterior walls — Painting the exterior walls can improve the curb appeal and increase the home's value. ↑
• Resale Replace the countertops with quartz or granite — Upgrading the countertops can add value and appeal to potential buyers. ↑
• Both Install a new HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Mary Mcleod Bethune Elementarymiddle School High Mumford High School F MI #481/713 Nat'l #12,478/17,239

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

B Composite livability gradescore 73/100

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

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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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Finance

• Other: Pets not allowed

Exterior

• Parking: Detached 1-car garage
• Utilities: Public waterPublic sewer
• Home design: Two-story single family homeGround-level entry with stepsBrick construction
• Construction: Asphalt roofBlock and brick/mortar foundation
• Exterior features: Paved road accessNo pool

Interior

• Bathrooms: One full bathroomOne half bathroom
• Heating & cooling: Forced air heating (natural gas)No cooling
• Interior features: Unfinished basementSeven total rooms

Price history

+6.4% since first listed

3 events — show timeline

• 2026-05-06 Listed $100,000 REALCOMP
• 2026-05-06 Listed $100,000 MiRealSource-MiMLS
• 2020-07-31 Sold (Public Records) $94,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,375 · -24.5% YoY. Source: county tax records.