16250 Cherrylawn St · Detroit, MI 48221

$150,000

3 bd · 1.5 ba · 1,731 sqft · SingleFamily public records · 13 Days on market

Built 1928 4,356 sqft lot $87/sqft · 17% below area Est $222k · 32% under

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Why this score? — see what drove the C 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• 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

THIS BEAUTIFUL THREE BEDROOM HOME JUST NEEDS SOME TLC TO BE BROUGHT BACK TO ITS ORIGINAL GLORY. THE HOME HAS A SPACIOUS LIVING ROOM WITH A NATURAL FIREPLACE A FORMAL DINING ROOM THAT LEADS TO A COZY FAMILY ROOM WITH HARD WOOD FLOORS AND NEW PLANK FLOORING. THE KITCHEN HAS THE ORIGINAL WOOD CABINETS AND A BREAKFAST NOOK. SPACIOUS BEDROOMS ONE LEADING TO A SITTING ROOM THAT CAN BE USED AS AN OFFICE STUDY OR AN EXERCISE ROOM. THE TWO CAR GARAGE HAS ELECTRICITY AND ALL NEW CONCRETE. GREAT FOR PLAYING BASKETBALL. THE FRONT PORCH HAS NEWLY POURED CONCRETE AS WELL. THIS IS AN "AS IS SALE" NO REPAIRS WILL BE MADE BY SELLER. PRE-APPROVED BUYERS AND SERIOUS BUYERS ONLY.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1928

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (5.6% below list).
• Recommended offer: $142k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $1k of loan paydown is wiped out by about $4k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,583 (5.6% below list)

Questions for the listing agent

1. Built in 1928 — 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: 0.94% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $222,032
• List price: $150,000
• Delta: -32.44%
• 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
16161 Roselawn St	0.13mi	3/1.5	1,666 (-4%)	1mo	$169,000	$101	87
16224 Washburn St	0.34mi	3/1.5	1,790 (+3%)	1mo	$174,999	$98	77
16204 Wisconsin St	0.12mi	3/1.5	1,536 (-11%)	1mo	$163,000	$106	75
16796 Turner St	0.42mi	4/2.0 (+1)	1,710 (-1%)	3mo	$159,000	$93	69
17175 Greenlawn St	0.45mi	3/1.5	1,841 (+6%)	3mo	$212,000	$115	66
17127 Woodingham Dr	0.43mi	3/2.0	1,623 (-6%)	4mo	$215,000	$132	64
16864 Santa Rosa Dr	0.65mi	4/1.5 (+1)	1,764 (+2%)	1mo	$170,000	$96	61
17528 Ohio St	0.63mi	3/1.0	1,673 (-3%)	5mo	$219,900	$131	59
17196 Mendota St	0.72mi	3/1.5	1,605 (-7%)	3mo	$131,000	$82	51
17190 Washburn St	0.56mi	4/1.0 (+1)	1,581 (-9%)	3mo	$65,250	$41	50
16143 Monica St	0.54mi	4/2.0 (+1)	1,500 (-13%)	2mo	$175,000	$117	44
17585 Wisconsin St	0.70mi	4/2.0 (+1)	1,944 (+12%)	3mo	$290,000	$149	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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-12,900
• Equity at exit: $22,365

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $5,160
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$787
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $170

Break-even live

Break-even rent $1,201

Max offer price $150,000

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	43d	1	0.15mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	43d	1	0.17mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	17d	1	0.19mi
16211 Kentucky St Detroit, MI	4.0	2.0	2168	$1,995	$0.92	17d	1	0.27mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	43d	1	0.30mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	17d	1	0.35mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	16d	1	0.39mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	5d	1	0.41mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	20d	1	0.45mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	24d	1	0.45mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	0.47mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	0.47mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	43d	1	0.50mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	0.52mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	43d	1	0.59mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	17d	1	0.59mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	43d	1	0.61mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	24d	1	0.64mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	0.65mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	17d	1	0.68mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	0.76mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	43d	1	0.90mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	24d	1	0.90mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	0.90mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	24d	1	1.00mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	43d	1	1.08mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	43d	1	1.16mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	5d	1	1.28mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	43d	1	1.28mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	21d	1	1.33mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	1.35mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	43d	1	1.46mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	43d	1	1.46mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	1.48mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	43d	1	1.48mi

Listing history 4 events

1. 2026-05-05
   status Pending 678-char remark

   Show marketing remark (680 chars)

   THIS BEAUTIFUL THREE BEDROOM HOME JUST NEEDS SOME TLC TO BE BROUGHT BACK TO ITS ORIGINAL GLORY. THE HOME HAS A SPACIOUS LIVING ROOM WITH A NATURAL FIREPLACE A FORMAL DINING ROOM THAT LEADS TO A COZY FAMILY ROOM WITH HARD WOOD FLOORS AND NEW PLANK FLOORING. THE KITCHEN HAS THE ORIGINAL WOOD CABINETS AND A BREAKFAST NOOK. SPACIOUS BEDROOMS ONE LEADING TO A SITTING ROOM THAT CAN BE USED AS AN OFFICE STUDY OR AN EXERCISE ROOM. THE TWO CAR GARAGE HAS ELECTRICITY AND ALL NEW CONCRETE. GREAT FOR PLAYING BASKETBALL. THE FRONT PORCH HAS NEWLY POURED CONCRETE AS WELL. THIS IS AN "AS IS SALE" NO REPAIRS WILL BE MADE BY SELLER. PRE-APPROVED BUYERS AND SERIOUS BUYERS ONLY.

2. 2026-05-05
   status Pending 680-char remark

   Show marketing remark (680 chars)

   THIS BEAUTIFUL THREE BEDROOM HOME JUST NEEDS SOME TLC TO BE BROUGHT BACK TO ITS ORIGINAL GLORY. THE HOME HAS A SPACIOUS LIVING ROOM WITH A NATURAL FIREPLACE A FORMAL DINING ROOM THAT LEADS TO A COZY FAMILY ROOM WITH HARD WOOD FLOORS AND NEW PLANK FLOORING. THE KITCHEN HAS THE ORIGINAL WOOD CABINETS AND A BREAKFAST NOOK. SPACIOUS BEDROOMS ONE LEADING TO A SITTING ROOM THAT CAN BE USED AS AN OFFICE STUDY OR AN EXERCISE ROOM. THE TWO CAR GARAGE HAS ELECTRICITY AND ALL NEW CONCRETE. GREAT FOR PLAYING BASKETBALL. THE FRONT PORCH HAS NEWLY POURED CONCRETE AS WELL. THIS IS AN "AS IS SALE" NO REPAIRS WILL BE MADE BY SELLER. PRE-APPROVED BUYERS AND SERIOUS BUYERS ONLY.

3. 2026-04-22
   listed $150,000 Active 678-char remark

   Show marketing remark (680 chars)

   THIS BEAUTIFUL THREE BEDROOM HOME JUST NEEDS SOME TLC TO BE BROUGHT BACK TO ITS ORIGINAL GLORY. THE HOME HAS A SPACIOUS LIVING ROOM WITH A NATURAL FIREPLACE A FORMAL DINING ROOM THAT LEADS TO A COZY FAMILY ROOM WITH HARD WOOD FLOORS AND NEW PLANK FLOORING. THE KITCHEN HAS THE ORIGINAL WOOD CABINETS AND A BREAKFAST NOOK. SPACIOUS BEDROOMS ONE LEADING TO A SITTING ROOM THAT CAN BE USED AS AN OFFICE STUDY OR AN EXERCISE ROOM. THE TWO CAR GARAGE HAS ELECTRICITY AND ALL NEW CONCRETE. GREAT FOR PLAYING BASKETBALL. THE FRONT PORCH HAS NEWLY POURED CONCRETE AS WELL. THIS IS AN "AS IS SALE" NO REPAIRS WILL BE MADE BY SELLER. PRE-APPROVED BUYERS AND SERIOUS BUYERS ONLY.

4. 2026-04-22
   listed $150,000 Active 680-char remark

   Show marketing remark (680 chars)

   THIS BEAUTIFUL THREE BEDROOM HOME JUST NEEDS SOME TLC TO BE BROUGHT BACK TO ITS ORIGINAL GLORY. THE HOME HAS A SPACIOUS LIVING ROOM WITH A NATURAL FIREPLACE A FORMAL DINING ROOM THAT LEADS TO A COZY FAMILY ROOM WITH HARD WOOD FLOORS AND NEW PLANK FLOORING. THE KITCHEN HAS THE ORIGINAL WOOD CABINETS AND A BREAKFAST NOOK. SPACIOUS BEDROOMS ONE LEADING TO A SITTING ROOM THAT CAN BE USED AS AN OFFICE STUDY OR AN EXERCISE ROOM. THE TWO CAR GARAGE HAS ELECTRICITY AND ALL NEW CONCRETE. GREAT FOR PLAYING BASKETBALL. THE FRONT PORCH HAS NEWLY POURED CONCRETE AS WELL. THIS IS AN "AS IS SALE" NO REPAIRS WILL BE MADE BY SELLER. PRE-APPROVED BUYERS AND SERIOUS BUYERS ONLY.

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,753 · $146/mo
• Expected delta: +$557/yr (+$46/mo · 46.6%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,990
• − Mortgage interest: −$8,402
• − Property taxes: −$1,196
• − Insurance: −$750
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$4,364
• Taxable loss: −$440
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $2,142/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

+0.0% since first listed

4 events — show timeline

• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-04-22 Listed $150,000 REALCOMP
• 2026-04-22 Listed $150,000 MiRealSource-MiMLS

Property tax history

-4.2%/yr

Latest (2025): $1,196 · -39.2% YoY. Source: county tax records.