16164 Turner St · Detroit, MI 48221

$12,000

4 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 74 Days on market

Built 1927 3,049 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Detroit Land Bank Opportunity in Fitzgerald/Marygrove! Don't miss this spacious bungalow located in the vibrant Fitzgerald/Marygrove neighborhood of Detroit. This home features 4 bedrooms and 1.5 bathrooms, offering plenty of space and potential for investors or future homeowners alike. Located near parks, schools, and the University of Detroit Mercy, this property is part of an area undergoing exciting revitalization. Bring your vision and be a part of Detroit's comeback story! This property is being sold as is. Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests.

Key facts

• 3,049 sq ft lot
• Built 1927
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $11k (6.0% below list) — sets the bar for market timing.
• Cap rate 115.8% 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 (+3.4%/yr); 349 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/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 $83 of loan paydown is wiped out by about $360 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 + 3.4% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($11k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask is 714% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $11,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1927 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 12.43% ✓
• Cap rate: 115.81%
• Cash-on-cash: 391.13%
• DSCR: 18.40
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $60,588
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16273 Woodingham Dr	0.13mi	3/1.0 (-1)	1,206 (+2%)	7mo	$10,000	$8	80
16820 Santa Rosa Dr	0.42mi	3/1.0 (-1)	1,224 (+3%)	0mo	$10,000	$8	70
15853 Santa Rosa Dr	0.34mi	4/1.0	1,050 (-12%)	2mo	$140,000	$133	63
16659 Lilac St	0.27mi	3/2.0 (-1)	1,296 (+9%)	1mo	$40,000	$31	63
15379 Woodingham Dr	0.47mi	4/1.0	1,300 (+9%)	4mo	$7,000	$5	59
15863 Belden St	0.67mi	3/1.0 (-1)	1,156 (-3%)	1mo	$18,600	$16	58
7447 Ellsworth St	0.64mi	3/1.0 (-1)	1,160 (-2%)	5mo	$35,500	$31	57
15703 Northlawn St	0.41mi	4/1.0	1,365 (+15%)	5mo	$70,000	$51	52
16890 Monica St	0.44mi	4/1.0	1,359 (+14%)	7mo	$165,000	$121	50
16171 Ilene St	0.71mi	3/1.0 (-1)	1,308 (+10%)	6mo	$115,000	$88	40
16800 Ilene St	0.74mi	3/2.5 (-1)	1,298 (+9%)	1mo	$210,000	$162	38
17510 Monica St	0.74mi	3/1.5 (-1)	1,331 (+12%)	7mo	$215,000	$162	33

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: —
• Equity multiple: 21.38×
• Total profit: $68,493
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 46.33×
• Total profit: $152,296
• Equity at exit: $1,038

Cash invested: $3,360 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $1,095

Break-even live

Break-even rent $105

Max offer price $12,000

Occupancy floor 22%

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	17d	1	0.12mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	16d	1	0.31mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	3d	1	0.36mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	17d	1	0.37mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	43d	1	0.41mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	0.44mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	43d	1	0.52mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	17d	1	0.56mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	43d	1	0.62mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	0.72mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	4d	1	0.83mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.93mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	16d	1	0.96mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	43d	1	1.03mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	12d	1	1.04mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	16d	1	1.05mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	43d	1	1.13mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	1.14mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	1.16mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.17mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	43d	1	1.24mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	1.32mi
3040 Kendall St Detroit, MI	5.0	1.0	1188	$1,386	$1.17	12d	1	1.40mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	4d	1	1.42mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	1.43mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	1d	1	1.43mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	1.49mi

Listing history 19 events

1. 2026-05-10
   historical $1,475
2. 2026-04-23
   listed $1,475
3. 2025-09-12
   status Pending 885-char remark

   Show marketing remark (885 chars)

   Detroit Land Bank Opportunity in Fitzgerald/Marygrove! Don't miss this spacious bungalow located in the vibrant Fitzgerald/Marygrove neighborhood of Detroit. This home features 4 bedrooms and 1.5 bathrooms, offering plenty of space and potential for investors or future homeowners alike. Located near parks, schools, and the University of Detroit Mercy, this property is part of an area undergoing exciting revitalization. Bring your vision and be a part of Detroit's comeback story! This property is being sold as is. Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests.

4. 2025-09-12
   status Pending

   Show marketing remark (885 chars)

   Detroit Land Bank Opportunity in Fitzgerald/Marygrove! Don't miss this spacious bungalow located in the vibrant Fitzgerald/Marygrove neighborhood of Detroit. This home features 4 bedrooms and 1.5 bathrooms, offering plenty of space and potential for investors or future homeowners alike. Located near parks, schools, and the University of Detroit Mercy, this property is part of an area undergoing exciting revitalization. Bring your vision and be a part of Detroit's comeback story! This property is being sold as is. Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests.

5. 2025-06-30
   listed $12,000 Active

   Show marketing remark (885 chars)

   Detroit Land Bank Opportunity in Fitzgerald/Marygrove! Don't miss this spacious bungalow located in the vibrant Fitzgerald/Marygrove neighborhood of Detroit. This home features 4 bedrooms and 1.5 bathrooms, offering plenty of space and potential for investors or future homeowners alike. Located near parks, schools, and the University of Detroit Mercy, this property is part of an area undergoing exciting revitalization. Bring your vision and be a part of Detroit's comeback story! This property is being sold as is. Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests.

6. 2025-06-30
   listed $12,000 Active 885-char remark

   Show marketing remark (885 chars)

   Detroit Land Bank Opportunity in Fitzgerald/Marygrove! Don't miss this spacious bungalow located in the vibrant Fitzgerald/Marygrove neighborhood of Detroit. This home features 4 bedrooms and 1.5 bathrooms, offering plenty of space and potential for investors or future homeowners alike. Located near parks, schools, and the University of Detroit Mercy, this property is part of an area undergoing exciting revitalization. Bring your vision and be a part of Detroit's comeback story! This property is being sold as is. Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests.

7. 2011-05-26
   historical
8. 2011-05-26
   historical
9. 2011-03-04
   listed $3,200
10. 2011-03-04
    listed $3,200
11. 2007-01-17
    historical
12. 2006-12-12
    historical
13. 2006-09-28
    listed $19,900
14. 2006-09-25
    historical
15. 2006-09-05
    listed $19,900
16. 2006-08-25
    historical
17. 2006-06-01
    listed $24,000
18. 2006-06-01
    listed $24,000
19. 2004-12-01
    soldstatus $74,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,895
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$60
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$349
• Taxable income: $13,771
• Est. tax owed @ 24.0%: −$3,305
• After-tax cash flow: $9,837/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

-98.0% since first listed

19 events — show timeline

• 2026-05-10 Rental Removed $1,475 APPFOLIO
• 2026-04-23 Listed for Rent $1,475 APPFOLIO
• 2025-09-12 Pending — MiRealSource-MiMLS
• 2025-09-12 Pending — REALCOMP
• 2025-06-30 Listed $12,000 REALCOMP
• 2025-06-30 Listed $12,000 MiRealSource-MiMLS
• 2011-05-26 Listing Removed — MiRealSource-MiMLS
• 2011-05-26 Listing Removed — REALCOMP
• 2011-03-04 Listed $3,200 MiRealSource-MiMLS
• 2011-03-04 Listed $3,200 REALCOMP
• 2007-01-17 Listing Removed — MiRealSource-MiMLS
• 2006-12-12 Listing Removed — REALCOMP
• 2006-09-28 Listed $19,900 REALCOMP
• 2006-09-25 Listing Removed — REALCOMP
• 2006-09-05 Listed $19,900 MiRealSource-MiMLS
• 2006-08-25 Listing Removed — MiRealSource-MiMLS
• 2006-06-01 Listed $24,000 MiRealSource-MiMLS
• 2006-06-01 Listed $24,000 REALCOMP
• 2004-12-01 Sold (Public Records) $74,000 Public Records

Property tax history

-5.3%/yr

Latest (2025): $847 · +0.0% YoY. Source: county tax records.