16126 Ohio St · Detroit, MI 48221

$100,000

4 bd · 1.0 ba · 1,425 sqft · SingleFamily public records · 46 Days on market

Built 1935 4,356 sqft lot $70/sqft · 41% below area Est $168k · 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 +28.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

* * * 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

Property features AI

Finance

• Other: Pets not allowed

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story single family home; Ground-level entry with steps; Brick construction
• Construction: Asphalt roof; Block and brick/mortar foundation
• Exterior features: Paved road access; No pool

Interior

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

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$168,179) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $337 ($4k/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: $97k (3.0% 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 (+3.4%/yr); 349 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/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 $691 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 + 3.4% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($97k) 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.50% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.45%
• DSCR: 1.64
• GRM: 5.6

CMA / ARV

• ARV (median comp): $168,179
• List price: $100,000
• Delta: -40.54%
• 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
15767 Northlawn St	0.23mi	5/2.0 (+1)	1,420 (-0%)	3mo	$55,000	$39	77
16204 Wisconsin St	0.09mi	3/1.5 (-1)	1,536 (+8%)	1mo	$163,000	$106	75
16500 Griggs St	0.42mi	3/1.5 (-1)	1,427 (+0%)	4mo	$130,000	$91	70
16143 Monica St	0.58mi	4/2.0	1,500 (+5%)	2mo	$175,000	$117	58
15379 Woodingham Dr	0.52mi	4/1.0	1,300 (-9%)	4mo	$7,000	$5	58
15374 Birwood St	0.63mi	4/2.0	1,378 (-3%)	5mo	$132,000	$96	58
15771 Birwood St	0.51mi	3/1.5 (-1)	1,290 (-10%)	0mo	$128,995	$100	53
16800 Ilene St	0.46mi	3/2.5 (-1)	1,298 (-9%)	1mo	$210,000	$162	52
16659 Lilac St	0.51mi	3/2.0 (-1)	1,296 (-9%)	1mo	$40,000	$31	51
17190 Washburn St	0.63mi	4/1.0	1,581 (+11%)	3mo	$65,250	$41	50
17127 Woodingham Dr	0.57mi	3/2.0 (-1)	1,623 (+14%)	4mo	$215,000	$132	38
16820 Santa Rosa Dr	0.73mi	3/1.0 (-1)	1,224 (-14%)	0mo	$10,000	$8	37

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $6,053
• Equity at exit: $14,910

10-year hold

• IRR: 15.5%
• Equity multiple: 2.29×
• Total profit: $36,162
• Equity at exit: $8,646

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 →

ZIP-level market 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$524
• Tax from tax record: −$281 /mo · $3,375/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $337

Break-even live

Break-even rent $1,073

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $394	-5% $365	+0% $337	+5% $309	+10% $281
Rent	-10% $219	-5% $278	+0% $337	+5% $396	+10% $456
Rate	-1.0pp $387	-0.5pp $363	base $337	+0.5pp $311	+1.0pp $285

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
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	45d	1	0.12mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	45d	1	0.22mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	26d	1	0.35mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	19d	1	0.42mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	18d	1	0.52mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	19d	1	0.52mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	6d	1	0.53mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	5d	1	0.57mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	21d	1	0.58mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	19d	1	0.68mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	45d	1	0.74mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	45d	1	0.74mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	26d	1	0.79mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	19d	1	0.81mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	45d	1	0.86mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	19d	1	0.88mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	26d	1	0.92mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	18d	1	0.96mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	45d	1	0.97mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	45d	1	1.02mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	45d	1	1.03mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	45d	1	1.21mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	18d	1	1.26mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	45d	1	1.28mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	3d	1	1.38mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	19d	1	1.38mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	22d	1	1.40mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	6d	1	1.41mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	1.42mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	14d	1	1.43mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	12d	1	1.44mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	45d	1	1.44mi

Listing history 17 events

1. 2026-06-21
   days on market $100,000 Active 46 DOM
2. 2026-06-18
   days on market $100,000 Active 43 DOM
3. 2026-06-17
   days on market $100,000 Active 42 DOM
4. 2026-06-15
   days on market $100,000 Active 40 DOM
5. 2026-06-13
   days on market $100,000 Active 38 DOM
6. 2026-06-13
   days on market $100,000 Active 37 DOM
7. 2026-06-09
   days on market $100,000 Active 34 DOM
8. 2026-06-08
   days on market $100,000 Active 33 DOM
9. 2026-06-07
   days on market $100,000 Active 32 DOM
10. 2026-06-04
    days on market $100,000 Active 29 DOM
11. 2026-06-03
    days on market $100,000 Active 28 DOM
12. 2026-06-02
    days on market $100,000 Active 27 DOM
13. 2026-06-01
    days on market $100,000 Active 26 DOM
14. 2026-05-31
    days on market $100,000 Active 25 DOM
15. 2026-05-06
    listed $100,000 Active 226-char remark

    Show marketing remark (226 chars)

    * * * 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 !

16. 2026-05-06
    listed $100,000 Active 226-char remark

    Show marketing remark (226 chars)

    * * * 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 !

17. 2020-07-31
    soldstatus $94,000

ⓘ 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: $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: $17,992
• − Mortgage interest: −$5,602
• − Property taxes: −$3,375
• − Insurance: −$500
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$2,909
• Taxable income: $2,727
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $3,391/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

+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.