16569 Woodbine St · Detroit, MI 48219

$71,000

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 38 Days on market

Built 1960 6,970 sqft lot $77/sqft · 18% below area Est $87k · 18% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming 3-bedroom, 1-bath home offering 918 sq ft of comfortable living space in Detroit. Features a well-maintained kitchen and bathroom with no known issues. Plumbing and electrical systems are in good condition for added peace of mind. Enjoy a newer roof just 1.5 years old, plus gas heat and window AC for year-round comfort. Great opportunity for homeowners or investors alike. Property sold AS-IS

Key facts

• Window ac
• Newer roof
• Gas heat

Tags

• WELL-MAINTAINED KITCHEN
• GOOD CONDITION PLUMBING
• GOOD CONDITION ELECTRICAL
• NEWER ROOF
• GAS HEAT
• WINDOW AC

Property features AI

Finance

• Other: Located in the Hitchmans Little Farms subdivision; Cross streets: 6 Mile Rd (McNichols Rd) and Telegraph Rd

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story with ground-level entry; Shingle siding exterior
• Construction: Shingle siding construction
• Exterior features: Paved road access; Lot approximately 0.16 acres (45 x 150)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $69k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 10.1% 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 fast (+8.0%/yr); 308 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); 60% 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 $491 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 + 8.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $71k implies a 145% gain — meaningful room to come down on a strong offer.

Recommended offer $68,870 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1960 — 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: 1.74% ✓
• Cap rate: 13.78%
• Cash-on-cash: 26.74%
• DSCR: 2.19
• GRM: 4.8

CMA / ARV

• ARV (median comp): $87,022
• List price: $71,000
• Delta: -18.41%
• 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
16230 Winston St	0.26mi	3/1.0	917 (-0%)	1mo	$80,000	$87	87
16841 Winston St	0.31mi	3/1.0	954 (+4%)	4mo	$95,500	$100	76
15490 Dixie	0.60mi	3/1.0	912 (-1%)	2mo	$135,000	$148	70
15512 Dixie	0.58mi	3/1.0	924 (+1%)	4mo	$130,000	$141	69
16555 Bramell St	0.69mi	3/1.0	918 (0%)	3mo	$60,000	$65	66
25012 Midland	0.58mi	2/1.0 (-1)	900 (-2%)	4mo	$85,000	$94	61
17324 Salem St	0.56mi	2/1.0 (-1)	954 (+4%)	2mo	$74,900	$79	61
16618 Salem St	0.33mi	2/1.0 (-1)	833 (-9%)	4mo	$47,500	$57	61
17727 Woodbine St	0.73mi	3/1.5	850 (-7%)	0mo	$58,000	$68	51
17395 Winston St	0.59mi	3/1.0	1,007 (+10%)	6mo	$121,000	$120	51
17679 Woodbine St	0.69mi	3/1.0	850 (-7%)	6mo	$90,000	$106	51
16165 W Parkway St	0.58mi	3/1.0	1,022 (+11%)	5mo	$50,000	$49	50

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: 26.4%
• Equity multiple: 2.17×
• Total profit: $23,270
• Equity at exit: $10,586

10-year hold

• IRR: 37.1%
• Equity multiple: 5.35×
• Total profit: $86,446
• Equity at exit: $6,139

Cash invested: $19,880 (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: 308
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$372
• Tax from tax record: −$130 /mo · $1,560/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $443

Break-even live

Break-even rent $673

Max offer price $71,000

Occupancy floor 59%

Sensitivity live

Price	-10% $483	-5% $463	+0% $443	+5% $423	+10% $403
Rent	-10% $345	-5% $394	+0% $443	+5% $492	+10% $540
Rate	-1.0pp $479	-0.5pp $461	base $443	+0.5pp $425	+1.0pp $406

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	44d	1	0.09mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	18d	1	0.10mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	44d	1	0.13mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	0.15mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	0.24mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	25d	1	0.55mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	6d	1	0.63mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	6d	1	0.80mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	44d	1	0.85mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	25d	1	1.00mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.07mi
15195 Aubrey Redford, MI	3.0	1.0	769	$1,395	$1.81	17d	1	1.08mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	13d	1	1.16mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	44d	3	1.24mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	25d	1	1.37mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	1.37mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	1.37mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	25d	1	1.37mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	1.37mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	1.38mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	1.38mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	1.40mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	1.40mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	1.40mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	44d	1	1.42mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	1.43mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	44d	2	1.47mi
14292 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.47mi
14286 Riverview St Unit HF Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.48mi
14302 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.48mi
14294 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.48mi
14300 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.48mi
14298 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.48mi
14296 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.48mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	1.49mi
14260 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.49mi
14262 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.49mi
14264 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.49mi
14268 Riverview St Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	1.49mi
14266 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $71,000 Active 38 DOM
2. 2026-06-18
   days on market $71,000 Active 35 DOM
3. 2026-06-17
   days on market $71,000 Active 34 DOM
4. 2026-06-15
   pricedays on market $71,000 Active 32 DOM

   Show marketing remark (403 chars)

   Charming 3-bedroom, 1-bath home offering 918 sq ft of comfortable living space in Detroit. Features a well-maintained kitchen and bathroom with no known issues. Plumbing and electrical systems are in good condition for added peace of mind. Enjoy a newer roof just 1.5 years old, plus gas heat and window AC for year-round comfort. Great opportunity for homeowners or investors alike. Property sold AS-IS

5. 2026-06-13
   days on market $74,000 Active 30 DOM
6. 2026-06-13
   days on market $74,000 Active 29 DOM
7. 2026-06-09
   days on market $74,000 Active 26 DOM
8. 2026-06-08
   days on market $74,000 Active 25 DOM
9. 2026-06-07
   pricedays on market $74,000 Active 24 DOM
10. 2026-06-04
    days on market $79,000 Active 21 DOM
11. 2026-06-03
    days on market $79,000 Active 20 DOM
12. 2026-06-02
    days on market $79,000 Active 19 DOM
13. 2026-06-01
    days on market $79,000 Active 18 DOM
14. 2026-05-31
    days on market $79,000 Active 17 DOM
15. 2026-05-14
    listed $85,000 Active 403-char remark

    Show marketing remark (403 chars)

    Charming 3-bedroom, 1-bath home offering 918 sq ft of comfortable living space in Detroit. Features a well-maintained kitchen and bathroom with no known issues. Plumbing and electrical systems are in good condition for added peace of mind. Enjoy a newer roof just 1.5 years old, plus gas heat and window AC for year-round comfort. Great opportunity for homeowners or investors alike. Property sold AS-IS

16. 2026-05-14
    listed $85,000 Active 403-char remark

    Show marketing remark (403 chars)

    Charming 3-bedroom, 1-bath home offering 918 sq ft of comfortable living space in Detroit. Features a well-maintained kitchen and bathroom with no known issues. Plumbing and electrical systems are in good condition for added peace of mind. Enjoy a newer roof just 1.5 years old, plus gas heat and window AC for year-round comfort. Great opportunity for homeowners or investors alike. Property sold AS-IS

17. 1992-03-10
    soldstatus $29,000

ⓘ 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: $1,560 · $130/mo
• Projected year-2 tax: $1,560 · $130/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,807
• − Mortgage interest: −$3,977
• − Property taxes: −$1,560
• − Insurance: −$355
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,065
• Taxable income: $4,481
• Est. tax owed @ 24.0%: −$1,075
• After-tax cash flow: $4,240/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

+144.8% since first listed

11 events — show timeline

• 2026-06-15 Price Changed $71,000 MiRealSource-MiMLS
• 2026-06-14 Price Changed $71,000 REALCOMP
• 2026-06-05 Price Changed $74,000 MiRealSource-MiMLS
• 2026-06-04 Price Changed $74,000 REALCOMP
• 2026-05-29 Price Changed $79,000 MiRealSource-MiMLS
• 2026-05-29 Price Changed $79,000 REALCOMP
• 2026-05-21 Price Changed $82,000 MiRealSource-MiMLS
• 2026-05-21 Price Changed $82,000 REALCOMP
• 2026-05-14 Listed $85,000 REALCOMP
• 2026-05-14 Listed $85,000 MiRealSource-MiMLS
• 1992-03-10 Sold (Public Records) $29,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,560 · +0.8% YoY. Source: county tax records.