16145 Bramell St · Detroit, MI 48219

$89,900

3 bd · 1.0 ba · 919 sqft · SingleFamily public records · 58 Days on market

Built 1939 5,227 sqft lot $98/sqft · 82% above area

---

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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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

Single-family home located in Northwest Detroit. Owner-occupied for the past 6 years and consistently cared for. The property has a functional layout with interior updates completed, providing a move-in-ready opportunity depending on buyer preference. The home features a solid structure with usable living space and a full basement. A detached garage and a 10 ft fenced yard add to the overall utility of the property. Most improvements have already been completed, allowing the next owner to focus on exterior updates as desired. Pricing reflects the current condition and presents a strong opportunity for both owner-occupants and investors seeking a property with value-add potential without requiring a full interior renovation. 16145 Bramell St. and 16185 Bramell St. (lot) offered together. Being sold strictly as-is. Serious inquiries only. Property Features: Owner occupied (6 years) Some Interior updates completed Basement with Full 2nd Bathroom Detached garage 10 Ft Fenced yard

Key facts

• Usable living space
• Full basement
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• INTERIOR UPDATES
• MOVE IN READY
• USABLE LIVING SPACE
• FULL BASEMENT
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

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 $90k).
• Recommended offer: $87k (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 fast (+8.0%/yr); 305 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); 58% 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 34% 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 $622 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 + 8.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $90k implies a 2148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.32%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (median comp): $50,455
• List price: $89,900
• Delta: 78.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16555 Bramell St	0.12mi	3/1.0	918 (-0%)	3mo	$60,000	$65	92
15757 Dacosta St	0.32mi	3/1.0	960 (+4%)	2mo	$65,000	$68	76
15900 W Parkway St	0.14mi	3/1.0	1,000 (+9%)	9mo	$70,000	$70	72
16165 W Parkway St	0.12mi	3/1.0	1,022 (+11%)	5mo	$50,000	$49	72
15451 Grayfield St	0.46mi	3/1.0	920 (+0%)	11mo	$17,050	$19	69
15835 Burgess St	0.55mi	3/1.0	918 (-0%)	9mo	$93,000	$101	67
16804 Dolphin St	0.42mi	3/2.0	943 (+3%)	10mo	$75,000	$80	64
22482 W Mcnichols Rd	0.45mi	3/1.5	1,031 (+12%)	2mo	$61,000	$59	55
15411 Lahser Rd	0.59mi	3/2.0	1,025 (+12%)	4mo	$42,000	$41	46
24255 Puritan	0.73mi	2/1.0 (-1)	855 (-7%)	10mo	$129,999	$152	41
15361 Grayfield St	0.54mi	2/2.0 (-1)	815 (-11%)	10mo	$30,000	$37	38
16157 Wormer St	0.75mi	3/2.0	1,042 (+13%)	6mo	$88,000	$84	34

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: 16.6%
• Equity multiple: 1.71×
• Total profit: $17,806
• Equity at exit: $13,404

10-year hold

• IRR: 28.4%
• Equity multiple: 4.12×
• Total profit: $78,621
• Equity at exit: $7,773

Cash invested: $25,172 (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: 305
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$471
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $405

Break-even live

Break-even rent $731

Max offer price $89,900

Occupancy floor 62%

Sensitivity live

Price	-10% $456	-5% $431	+0% $405	+5% $380	+10% $354
Rent	-10% $307	-5% $356	+0% $405	+5% $454	+10% $503
Rate	-1.0pp $450	-0.5pp $428	base $405	+0.5pp $382	+1.0pp $358

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	0.20mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	0.44mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	0.56mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	44d	1	0.61mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.69mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	18d	1	0.76mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	44d	1	0.76mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.84mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.85mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	0.86mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.86mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	0.86mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	0.94mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	1.01mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	1.02mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	5d	1	1.04mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	1.13mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	1.14mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	17d	1	1.15mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	1.15mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	1.16mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	25d	1	1.17mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.17mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	44d	1	1.24mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	1.29mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	1.34mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	44d	1	1.38mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	44d	1	1.41mi
14268 Riverview St Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	1.41mi
14262 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.41mi
14264 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.41mi
14260 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.41mi
14266 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.41mi
14224 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.42mi
14222 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.42mi
14226 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.42mi
14234 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.42mi
14230 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.42mi
14228 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.42mi
14238 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.42mi

Listing history 24 events

1. 2026-06-18
   days on market $89,900 Active 58 DOM
2. 2026-06-17
   days on market $89,900 Active 57 DOM
3. 2026-06-15
   days on market $89,900 Active 55 DOM
4. 2026-06-13
   days on market $89,900 Active 53 DOM
5. 2026-06-13
   days on market $89,900 Active 52 DOM
6. 2026-06-09
   days on market $89,900 Active 49 DOM
7. 2026-06-08
   days on market $89,900 Active 48 DOM
8. 2026-06-07
   days on market $89,900 Active 47 DOM
9. 2026-06-04
   days on market $89,900 Active 44 DOM
10. 2026-06-03
    days on market $89,900 Active 43 DOM
11. 2026-06-02
    days on market $89,900 Active 42 DOM
12. 2026-06-01
    days on market $89,900 Active 41 DOM
13. 2026-05-31
    days on market $89,900 Active 40 DOM
14. 2026-04-23
    price $89,900 990-char remark

    Show marketing remark (990 chars)

    Single-family home located in Northwest Detroit. Owner-occupied for the past 6 years and consistently cared for. The property has a functional layout with interior updates completed, providing a move-in-ready opportunity depending on buyer preference. The home features a solid structure with usable living space and a full basement. A detached garage and a 10 ft fenced yard add to the overall utility of the property. Most improvements have already been completed, allowing the next owner to focus on exterior updates as desired. Pricing reflects the current condition and presents a strong opportunity for both owner-occupants and investors seeking a property with value-add potential without requiring a full interior renovation. 16145 Bramell St. and 16185 Bramell St. (lot) offered together. Being sold strictly as-is. Serious inquiries only. Property Features: Owner occupied (6 years) Some Interior updates completed Basement with Full 2nd Bathroom Detached garage 10 Ft Fenced yard

15. 2026-04-23
    price $89,900 990-char remark

    Show marketing remark (990 chars)

    Single-family home located in Northwest Detroit. Owner-occupied for the past 6 years and consistently cared for. The property has a functional layout with interior updates completed, providing a move-in-ready opportunity depending on buyer preference. The home features a solid structure with usable living space and a full basement. A detached garage and a 10 ft fenced yard add to the overall utility of the property. Most improvements have already been completed, allowing the next owner to focus on exterior updates as desired. Pricing reflects the current condition and presents a strong opportunity for both owner-occupants and investors seeking a property with value-add potential without requiring a full interior renovation. 16145 Bramell St. and 16185 Bramell St. (lot) offered together. Being sold strictly as-is. Serious inquiries only. Property Features: Owner occupied (6 years) Some Interior updates completed Basement with Full 2nd Bathroom Detached garage 10 Ft Fenced yard

16. 2026-04-21
    listed $99,900 Active 990-char remark

    Show marketing remark (990 chars)

    Single-family home located in Northwest Detroit. Owner-occupied for the past 6 years and consistently cared for. The property has a functional layout with interior updates completed, providing a move-in-ready opportunity depending on buyer preference. The home features a solid structure with usable living space and a full basement. A detached garage and a 10 ft fenced yard add to the overall utility of the property. Most improvements have already been completed, allowing the next owner to focus on exterior updates as desired. Pricing reflects the current condition and presents a strong opportunity for both owner-occupants and investors seeking a property with value-add potential without requiring a full interior renovation. 16145 Bramell St. and 16185 Bramell St. (lot) offered together. Being sold strictly as-is. Serious inquiries only. Property Features: Owner occupied (6 years) Some Interior updates completed Basement with Full 2nd Bathroom Detached garage 10 Ft Fenced yard

17. 2026-04-21
    listed $99,900 Active 990-char remark

    Show marketing remark (990 chars)

    Single-family home located in Northwest Detroit. Owner-occupied for the past 6 years and consistently cared for. The property has a functional layout with interior updates completed, providing a move-in-ready opportunity depending on buyer preference. The home features a solid structure with usable living space and a full basement. A detached garage and a 10 ft fenced yard add to the overall utility of the property. Most improvements have already been completed, allowing the next owner to focus on exterior updates as desired. Pricing reflects the current condition and presents a strong opportunity for both owner-occupants and investors seeking a property with value-add potential without requiring a full interior renovation. 16145 Bramell St. and 16185 Bramell St. (lot) offered together. Being sold strictly as-is. Serious inquiries only. Property Features: Owner occupied (6 years) Some Interior updates completed Basement with Full 2nd Bathroom Detached garage 10 Ft Fenced yard

18. 2007-10-24
    soldstatus $4,000
19. 2007-10-24
    soldstatus $4,000
20. 2007-09-12
    historical
21. 2007-07-16
    listed $2,900
22. 2007-07-16
    listed $2,900
23. 2005-01-27
    soldstatus $72,000
24. 1993-12-30
    soldstatus $14,000

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$281/yr (+$23/mo · 34.3%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,925
• − Mortgage interest: −$5,036
• − Property taxes: −$821
• − Insurance: −$450
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$2,615
• Taxable income: $3,615
• Est. tax owed @ 24.0%: −$868
• After-tax cash flow: $3,995/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

+542.1% since first listed

11 events — show timeline

• 2026-04-23 Price Changed $89,900 MiRealSource-MiMLS
• 2026-04-23 Price Changed $89,900 REALCOMP
• 2026-04-21 Listed $99,900 REALCOMP
• 2026-04-21 Listed $99,900 MiRealSource-MiMLS
• 2007-10-24 Sold (MLS) $4,000 REALCOMP
• 2007-10-24 Sold (MLS) $4,000 MiRealSource-MiMLS
• 2007-09-12 Listing Removed — MiRealSource-MiMLS
• 2007-07-16 Listed $2,900 REALCOMP
• 2007-07-16 Listed $2,900 MiRealSource-MiMLS
• 2005-01-27 Sold (Public Records) $72,000 Public Records
• 1993-12-30 Sold (Public Records) $14,000 Public Records

Property tax history

-4.8%/yr

Latest (2025): $821 · -10.4% YoY. Source: county tax records.