16155 Trinity St · Detroit, MI 48219

$80,000

3 bd · 1.0 ba · 1,386 sqft · SingleFamily public records · 72 Days on market

Built 1925 6,098 sqft lot $58/sqft · 19% below area Est $99k · 19% 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

A great opportunity for investors or a hands-on homeowner ready to bring their vision to life. This spacious home offers solid potential with room to add value and make it your own. Ideally located near major highways, schools, parks, and shopping, providing convenient access to everything the area has to offer. Schedule your private showing today. Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 95,000 PURCHASE PRICE, 35,000 DOWN PAYMENT, 8% INTEREST, 120 MONTH TERM. 789 / MONTH. seller financing/land contract terms are negotiable.

Key facts

• 6,098 sq ft lot
• Built 1925
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 10.0% 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: 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.
• Zoned schools: Emerson Elementarymiddle School (519 students, 90% FRL); Henry Ford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 712 students, 86% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 309 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 40% 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 $553 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 30y 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.
• Current owner paid $30k; list at $80k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.80% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.73%
• DSCR: 2.28
• GRM: 4.6

CMA / ARV

• ARV (median comp): $98,669
• List price: $80,000
• Delta: -18.92%
• 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
16216 Westbrook St	0.10mi	3/1.5	1,378 (-1%)	4mo	$72,500	$53	89
16115 Westbrook St	0.12mi	3/1.5	1,312 (-5%)	4mo	$77,400	$59	80
15465 Trinity St	0.36mi	3/1.0	1,520 (+10%)	0mo	$98,000	$64	67
15435 Fielding St	0.49mi	2/1.0 (-1)	1,432 (+3%)	1mo	$58,000	$41	66
16135 Braile St	0.17mi	4/3.0 (+1)	1,500 (+8%)	1mo	$110,000	$73	64
15756 Kentfield St	0.48mi	3/1.5	1,498 (+8%)	1mo	$68,000	$45	62
16871 Pierson St	0.40mi	3/1.0	1,242 (-10%)	3mo	$130,000	$105	62
15487 Greydale St	0.51mi	3/1.5	1,482 (+7%)	7mo	$100,000	$67	57
17216 Chapel St	0.60mi	4/2.0 (+1)	1,367 (-1%)	5mo	$170,000	$124	56
20821 Santa Clara	0.71mi	3/1.5	1,414 (+2%)	7mo	$203,000	$144	56
15751 Vaughan St	0.55mi	3/1.5	1,244 (-10%)	2mo	$110,000	$88	53
21145 Santa Clara	0.71mi	3/2.0	1,200 (-13%)	7mo	$167,500	$140	35

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: 28.9%
• Equity multiple: 2.29×
• Total profit: $28,843
• Equity at exit: $11,928

10-year hold

• IRR: 39.2%
• Equity multiple: 5.64×
• Total profit: $103,885
• Equity at exit: $6,917

Cash invested: $22,400 (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: 309
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$420
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $536

Break-even live

Break-even rent $759

Max offer price $80,000

Occupancy floor 58%

Sensitivity live

Price	-10% $582	-5% $559	+0% $536	+5% $514	+10% $491
Rent	-10% $423	-5% $480	+0% $536	+5% $593	+10% $650
Rate	-1.0pp $577	-0.5pp $557	base $536	+0.5pp $516	+1.0pp $494

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16565 Blackstone St Detroit, MI	3.0	1.5	1592	$1,575	$0.99	46d	1	0.12mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	46d	1	0.19mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	7d	1	0.56mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	13d	1	0.57mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	46d	1	0.59mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	17d	1	0.62mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	46d	1	0.70mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	19d	1	0.73mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	7d	1	0.77mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	26d	1	0.78mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	19d	1	0.79mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	46d	1	0.85mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	19d	1	0.89mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	26d	1	0.91mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	46d	1	0.99mi
14828 Heyden St Detroit, MI	3.0	1.0	1562	$1,350	$0.86	20d	1	1.01mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	26d	1	1.02mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	46d	1	1.02mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	46d	1	1.04mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	19d	1	1.04mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	26d	1	1.05mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	46d	1	1.07mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	17d	1	1.09mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	46d	1	1.12mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	20d	1	1.18mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	19d	1	1.18mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	17d	1	1.18mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	7d	1	1.20mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	19d	1	1.25mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	5d	1	1.28mi
16757 Greenview Ave Unit 1A Detroit, MI	3.0	1.5	1600	$1,500	$0.94	7d	1	1.29mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	46d	1	1.35mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	46d	1	1.36mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	46d	1	1.36mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	46d	1	1.37mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	20d	1	1.37mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	46d	1	1.42mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	19d	1	1.48mi

Listing history 42 events

1. 2026-06-21
   days on market $80,000 Active 72 DOM
2. 2026-06-18
   days on market $80,000 Active 69 DOM
3. 2026-06-17
   days on market $80,000 Active 68 DOM
4. 2026-06-15
   days on market $80,000 Active 66 DOM
5. 2026-06-13
   days on market $80,000 Active 64 DOM
6. 2026-06-13
   days on market $80,000 Active 63 DOM
7. 2026-06-09
   days on market $80,000 Active 60 DOM
8. 2026-06-08
   days on market $80,000 Active 59 DOM
9. 2026-06-07
   days on market $80,000 Active 58 DOM
10. 2026-06-04
    days on market $80,000 Active 55 DOM
11. 2026-06-03
    days on market $80,000 Active 54 DOM
12. 2026-06-02
    days on market $80,000 Active 53 DOM
13. 2026-06-01
    days on market $80,000 Active 52 DOM
14. 2026-05-31
    days on market $80,000 Active 51 DOM
15. 2026-04-10
    listed $80,000 Active 590-char remark

    Show marketing remark (590 chars)

    A great opportunity for investors or a hands-on homeowner ready to bring their vision to life. This spacious home offers solid potential with room to add value and make it your own. Ideally located near major highways, schools, parks, and shopping, providing convenient access to everything the area has to offer. Schedule your private showing today. Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 95,000 PURCHASE PRICE, 35,000 DOWN PAYMENT, 8% INTEREST, 120 MONTH TERM. 789 / MONTH. seller financing/land contract terms are negotiable.

16. 2026-04-09
    listed $80,000 Active 590-char remark

    Show marketing remark (590 chars)

    A great opportunity for investors or a hands-on homeowner ready to bring their vision to life. This spacious home offers solid potential with room to add value and make it your own. Ideally located near major highways, schools, parks, and shopping, providing convenient access to everything the area has to offer. Schedule your private showing today. Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 95,000 PURCHASE PRICE, 35,000 DOWN PAYMENT, 8% INTEREST, 120 MONTH TERM. 789 / MONTH. seller financing/land contract terms are negotiable.

17. 2019-08-15
    soldstatus $30,000
18. 2019-08-06
    soldstatus $30,000 Sold
19. 2019-08-06
    soldstatus $30,000 Closed
20. 2019-05-23
    status Pending
21. 2019-05-23
    status Pending
22. 2019-04-02
    price $35,000
23. 2019-04-02
    price $35,000
24. 2018-10-17
    price $38,000
25. 2018-10-17
    price $38,000
26. 2018-09-21
    listed $40,000 Active
27. 2018-09-21
    listed $40,000 Active
28. 2008-03-12
    soldstatus $33,000
29. 2008-03-12
    soldstatus $33,000
30. 2007-09-22
    historical
31. 2007-05-24
    listed $36,900
32. 2007-05-24
    listed $36,900
33. 2007-04-30
    historical
34. 2006-12-06
    listed $53,125
35. 2006-11-30
    historical
36. 2005-09-30
    listed $62,500
37. 2005-09-13
    historical
38. 2005-07-08
    listed $90,200
39. 1997-08-25
    soldstatus $71,900
40. 1996-12-27
    soldstatus $28,000
41. 1996-11-22
    soldstatus $28,000
42. 1996-07-10
    listed $31,900

ⓘ 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: $1,760 · $147/mo
• Projected year-2 tax: $1,760 · $147/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 2/10 Low 7 d/yr ≥98°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: $17,253
• − Mortgage interest: −$4,481
• − Property taxes: −$1,760
• − Insurance: −$400
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$2,327
• Taxable income: $5,524
• Est. tax owed @ 24.0%: −$1,326
• After-tax cash flow: $5,110/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

+150.8% since first listed

28 events — show timeline

• 2026-04-10 Listed $80,000 REALCOMP
• 2026-04-09 Listed $80,000 MiRealSource-MiMLS
• 2019-08-15 Sold (Public Records) $30,000 Public Records
• 2019-08-06 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2019-08-06 Sold (MLS) $30,000 REALCOMP
• 2019-05-23 Pending — MiRealSource-MiMLS
• 2019-05-23 Pending — REALCOMP
• 2019-04-02 Price Changed $35,000 MiRealSource-MiMLS
• 2019-04-02 Price Changed $35,000 REALCOMP
• 2018-10-17 Price Changed $38,000 MiRealSource-MiMLS
• 2018-10-17 Price Changed $38,000 REALCOMP
• 2018-09-21 Listed $40,000 MiRealSource-MiMLS
• 2018-09-21 Listed $40,000 REALCOMP
• 2008-03-12 Sold (MLS) $33,000 MiRealSource-MiMLS
• 2008-03-12 Sold (MLS) $33,000 REALCOMP
• 2007-09-22 Listing Removed — MiRealSource-MiMLS
• 2007-05-24 Listed $36,900 MiRealSource-MiMLS
• 2007-05-24 Listed $36,900 REALCOMP
• 2007-04-30 Listing Removed — REALCOMP
• 2006-12-06 Listed $53,125 REALCOMP
• 2006-11-30 Listing Removed — REALCOMP
• 2005-09-30 Listed $62,500 REALCOMP
• 2005-09-13 Listing Removed — REALCOMP
• 2005-07-08 Listed $90,200 REALCOMP
• 1997-08-25 Sold (Public Records) $71,900 Public Records
• 1996-12-27 Sold (Public Records) $28,000 Public Records
• 1996-11-22 Sold (MLS) $28,000 REALCOMP
• 1996-07-10 Listed $31,900 REALCOMP

Property tax history

+0.2%/yr

Latest (2025): $1,760 · -9.8% YoY. Source: county tax records.