16575 Sussex St · Detroit, MI 48235

$75,000

3 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 2 Days on market

Built 1941 4,792 sqft lot Est $82k · 9% 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 +11.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors! Add this strong income-producing asset to your Detroit portfolio. Located in a high-demand rental pocket, 16575 Sussex is a solid colonial featuring a classic brick-and-siding exterior with an inviting covered front porch. The interior offers a functional layout with updated, low-maintenance flooring in the kitchen, clean countertops, and a modern gooseneck faucet. The bathroom offers character with its classic retro tile design, alongside an updated vanity. With spacious rooms, a clean slate for minor cosmetics, and high rental demand in the immediate area, this property is primed for consistent cash flow. Property is being sold as-is. Buyer to verify all information. Schedule your walkthrough today! Contact Cam Porter today @248-819-2185

Key facts

• Covered front porch
• Spacious rooms
• Updated vanity

Tags

• BRICK AND SIDING EXTERIOR
• COVERED FRONT PORCH
• MODERN GOOSENECK FAUCET
• CLASSIC RETRO TILE DESIGN
• UPDATED VANITY
• SPACIOUS ROOMS

Property features AI

Exterior

• Home design: Colonial-style single-family home; Residential property; Built in 1941
• Construction: Brick construction; Asphalt roof
• Exterior features: Public water; 0.11-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Fireplace; 6 total rooms; Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 15.7% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+3.2%/yr); 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 44% of the median local income ($39k/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 $519 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 + 3.2% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1941 — 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: 1.94% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.53%
• DSCR: 2.49
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $82,215
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15868 Whitcomb St	0.30mi	3/1.0	1,332 (+2%)	2mo	$95,000	$71	81
16546 Sussex St St	0.04mi	3/2.0	1,400 (+7%)	4mo	$203,000	$145	79
15771 Rutherford St	0.62mi	3/1.0	1,289 (-1%)	1mo	$55,106	$43	68
16265 Ardmore St	0.54mi	3/1.0	1,333 (+2%)	4mo	$49,000	$37	68
16141 Strathmoor St	0.41mi	3/1.0	1,200 (-8%)	4mo	$45,000	$38	64
16183 Freeland Street St	0.51mi	3/1.0	1,224 (-6%)	3mo	$150,000	$123	63
15727 Mansfield St	0.70mi	3/1.5	1,300 (-0%)	3mo	$55,000	$42	62
15328 Prest St E	0.70mi	3/1.5	1,298 (-0%)	3mo	$66,999	$52	62
16727 Mansfield St	0.52mi	3/1.5	1,207 (-8%)	3mo	$165,000	$137	59
15748 Freeland St	0.66mi	3/1.0	1,243 (-5%)	4mo	$78,000	$63	58
15721 Robson St	0.47mi	3/2.0	1,193 (-9%)	4mo	$190,000	$159	56
15763 Robson St	0.41mi	2/1.5 (-1)	1,485 (+14%)	3mo	$58,500	$39	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.22×
• Total profit: $25,630
• Equity at exit: $11,183

10-year hold

• IRR: 36.7%
• Equity multiple: 4.44×
• Total profit: $72,146
• Equity at exit: $6,485

Cash invested: $21,000 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$393
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $587

Break-even live

Break-even rent $711

Max offer price $75,000

Occupancy floor 55%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	14d	1	0.21mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.36mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	43d	1	0.52mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	1d	1	0.52mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	24d	1	0.55mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	4d	1	0.59mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	0.60mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	43d	1	0.66mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	0.66mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	24d	1	0.67mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.68mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.68mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.68mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.68mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	2d	1	0.68mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.69mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	3d	1	0.70mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	16d	1	0.72mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	0.85mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	16d	1	0.86mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.86mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.94mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	4d	1	0.95mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	16d	1	0.96mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	14d	1	0.97mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	0.99mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.00mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	43d	1	1.00mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	1.00mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	1.03mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	43d	1	1.04mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	43d	1	1.07mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	1.10mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.10mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	16d	1	1.13mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	14d	1	1.14mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	4d	1	1.15mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	4d	1	1.18mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	1.18mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	1.19mi

Listing history 3 events

1. 2026-06-03
   days on market $75,000 Active 2 DOM
2. 2026-06-02
   remarks 699-char remark
3. 2026-06-02
   listed $75,000 Active 1 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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/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 ≥98°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: $17,444
• − Mortgage interest: −$4,201
• − Property taxes: −$1,646
• − Insurance: −$375
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$2,182
• Taxable income: $6,250
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $5,541/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+1152.1% since first listed

38 events — show timeline

• 2026-06-01 Listed $75,000 MiRealSource-MiMLS
• 2026-06-01 Listed $75,000 REALCOMP
• 2026-06-01 Listed $75,000 SW Michigan MLS
• 2024-11-26 Rental Removed $1,050 REALCOMP
• 2024-11-15 Listed for Rent $1,050 REALCOMP
• 2023-10-31 Listing Removed — MiRealSource-MiMLS
• 2023-10-31 Listing Removed — REALCOMP
• 2023-08-08 Listed $110,000 MiRealSource-MiMLS
• 2023-08-08 Listed $110,000 REALCOMP
• 2022-03-05 Price Changed $1,000 RENT.
• 2021-12-22 Sold (Public Records) $71,250 Public Records
• 2019-08-20 Listing Removed — REALCOMP
• 2019-07-12 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2019-07-12 Sold (MLS) $30,000 REALCOMP
• 2019-07-02 Pending — MiRealSource-MiMLS
• 2019-07-02 Pending — REALCOMP
• 2019-04-17 Listing Removed — REALCOMP
• 2019-04-06 Price Changed $38,000 MiRealSource-MiMLS
• 2019-04-06 Price Changed $38,000 REALCOMP
• 2019-03-21 Price Changed $43,000 MiRealSource-MiMLS
• 2019-03-20 Price Changed $43,000 REALCOMP
• 2019-03-14 Price Changed $48,000 MiRealSource-MiMLS
• 2019-03-14 Price Changed $48,000 REALCOMP
• 2019-03-02 Price Changed $51,000 MiRealSource-MiMLS
• 2019-03-02 Price Changed $51,000 REALCOMP
• 2019-02-18 Price Changed $57,000 REALCOMP
• 2019-02-18 Listed $57,000 MiRealSource-MiMLS
• 2019-02-18 Listed $32,000 REALCOMP
• 2014-02-11 Sold (MLS) $14,000 MiRealSource-MiMLS
• 2014-02-11 Sold (MLS) $14,000 REALCOMP
• 2014-01-03 Listing Removed — MiRealSource-MiMLS
• 2013-10-22 Listed $17,500 MiRealSource-MiMLS
• 2013-10-22 Listed $17,500 REALCOMP
• 2011-08-12 Sold (MLS) $7,000 MiRealSource-MiMLS
• 2011-08-12 Sold (MLS) $7,000 REALCOMP
• 2011-08-08 Listing Removed — MiRealSource-MiMLS
• 2011-05-24 Listed $5,990 MiRealSource-MiMLS
• 2011-05-24 Listed $5,990 REALCOMP

Property tax history

+0.3%/yr

Latest (2025): $1,646 · -9.6% YoY. Source: county tax records.