16661 Rossini Dr · Detroit, MI 48205

$84,500

2 bd · 1.0 ba · 724 sqft · SingleFamily public records · 29 Days on market

Built 1950 4,792 sqft lot $117/sqft · 88% above area Est $93k · 9% 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 +21.4/30.0
• ARV discount +11.6/15.0
• DSCR +6.8/10.0
• 1% rule +6.6/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and cozy 2-bedroom, 1-bath home offering over 750 sq ft of comfortable living space and central air conditioning for year-round comfort. This property features freshly painted interiors and beautifully finished wood floors throughout. Both bedrooms include ceiling fans for added comfort. The stylish ceramic tile bathroom boasts a relaxing jetted tub. The full, clean, dry basement provides excellent potential for additional living space. The kitchen is equipped with a new microwave and dishwasher, along with a convenient eat-in area, and flows into a three-season enclosed porch. Step outside to a large backyard and a 2-car garage with a brand-new garage door. Enjoy peace of mind with updated windows, furnace, and water heater. Additional features include security doors and a built-in alarm system. A wonderful opportunity to own a move-in ready home. Owner-occupant buyers only, not for investment purchase.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Other: Residential property in the LAMBRECHTS JOHN GOLFHURST subdivision; Directions: Kelly Rd & E 8 Mile

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Brick construction; Block foundation; Built area: above-grade finished and below-grade finished each 750 (finished space in basement and main level)
• Exterior features: Paved road access; Lot approximately 40 x 123 (0.11 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Full, partially finished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+1.3%/yr); 373 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 30% of the median local income ($39k/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 $584 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,232 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.16% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 7.2

CMA / ARV

• ARV (median comp): $92,980
• List price: $84,500
• Delta: -9.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16701 Fairmount Dr	0.07mi	2/1.0	725 (+0%)	7mo	$92,700	$128	91
16476 Fairmount Dr	0.11mi	2/1.0	713 (-2%)	3mo	$43,900	$62	89
16610 E State Fair St	0.10mi	2/1.0	800 (+10%)	6mo	$75,000	$94	72
18996 Roscommon St	0.57mi	2/1.0	698 (-4%)	5mo	$98,000	$140	63
16100 Liberal St	0.44mi	2/1.0	679 (-6%)	7mo	$15,900	$23	63
19305 Roscommon St	0.68mi	2/1.0	720 (-1%)	8mo	$89,500	$124	61
18700 Mccormick St	0.70mi	2/1.0	706 (-2%)	5mo	$63,000	$89	59
19139 Kenosha St	0.67mi	2/1.0	681 (-6%)	7mo	$95,000	$140	53
19380 Roscommon St	0.75mi	2/1.0	684 (-6%)	5mo	$100,500	$147	51
18547 Mccormick St	0.66mi	3/1.0 (+1)	689 (-5%)	7mo	$30,000	$44	51
18933 Kingsville St	0.68mi	2/1.0	672 (-7%)	8mo	$72,000	$107	50
18591 Kingsville St	0.61mi	2/1.0	824 (+14%)	1mo	$74,000	$90	48

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-7,235
• Equity at exit: $12,599

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-2,183
• Equity at exit: $7,306

Cash invested: $23,660 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $982 high
• Mortgage (P&I): −$443
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $126

Break-even live

Break-even rent $823

Max offer price $84,500

Occupancy floor 82%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16241 Seven Mile E Unit 4 Detroit, MI	1.0	1.0	650	$650	$1.00	44d	1	0.63mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	44d	1	0.99mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	1.20mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	1.28mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	1.30mi

Listing history 11 events

1. 2026-06-01
   status $84,500 Pending 29 DOM
2. 2026-05-31
   days on market $84,500 Active Under Contract 29 DOM

   Show marketing remark (926 chars)

   Charming and cozy 2-bedroom, 1-bath home offering over 750 sq ft of comfortable living space and central air conditioning for year-round comfort. This property features freshly painted interiors and beautifully finished wood floors throughout. Both bedrooms include ceiling fans for added comfort. The stylish ceramic tile bathroom boasts a relaxing jetted tub. The full, clean, dry basement provides excellent potential for additional living space. The kitchen is equipped with a new microwave and dishwasher, along with a convenient eat-in area, and flows into a three-season enclosed porch. Step outside to a large backyard and a 2-car garage with a brand-new garage door. Enjoy peace of mind with updated windows, furnace, and water heater. Additional features include security doors and a built-in alarm system. A wonderful opportunity to own a move-in ready home. Owner-occupant buyers only, not for investment purchase.

3. 2026-05-05
   historical Accepting Backup Offers 926-char remark

   Show marketing remark (926 chars)

   Charming and cozy 2-bedroom, 1-bath home offering over 750 sq ft of comfortable living space and central air conditioning for year-round comfort. This property features freshly painted interiors and beautifully finished wood floors throughout. Both bedrooms include ceiling fans for added comfort. The stylish ceramic tile bathroom boasts a relaxing jetted tub. The full, clean, dry basement provides excellent potential for additional living space. The kitchen is equipped with a new microwave and dishwasher, along with a convenient eat-in area, and flows into a three-season enclosed porch. Step outside to a large backyard and a 2-car garage with a brand-new garage door. Enjoy peace of mind with updated windows, furnace, and water heater. Additional features include security doors and a built-in alarm system. A wonderful opportunity to own a move-in ready home. Owner-occupant buyers only, not for investment purchase.

4. 2026-05-05
   historical Active Under Contract 926-char remark

   Show marketing remark (926 chars)

   Charming and cozy 2-bedroom, 1-bath home offering over 750 sq ft of comfortable living space and central air conditioning for year-round comfort. This property features freshly painted interiors and beautifully finished wood floors throughout. Both bedrooms include ceiling fans for added comfort. The stylish ceramic tile bathroom boasts a relaxing jetted tub. The full, clean, dry basement provides excellent potential for additional living space. The kitchen is equipped with a new microwave and dishwasher, along with a convenient eat-in area, and flows into a three-season enclosed porch. Step outside to a large backyard and a 2-car garage with a brand-new garage door. Enjoy peace of mind with updated windows, furnace, and water heater. Additional features include security doors and a built-in alarm system. A wonderful opportunity to own a move-in ready home. Owner-occupant buyers only, not for investment purchase.

5. 2026-05-03
   listed $84,500 Active 926-char remark

   Show marketing remark (926 chars)

   Charming and cozy 2-bedroom, 1-bath home offering over 750 sq ft of comfortable living space and central air conditioning for year-round comfort. This property features freshly painted interiors and beautifully finished wood floors throughout. Both bedrooms include ceiling fans for added comfort. The stylish ceramic tile bathroom boasts a relaxing jetted tub. The full, clean, dry basement provides excellent potential for additional living space. The kitchen is equipped with a new microwave and dishwasher, along with a convenient eat-in area, and flows into a three-season enclosed porch. Step outside to a large backyard and a 2-car garage with a brand-new garage door. Enjoy peace of mind with updated windows, furnace, and water heater. Additional features include security doors and a built-in alarm system. A wonderful opportunity to own a move-in ready home. Owner-occupant buyers only, not for investment purchase.

6. 2026-05-03
   listed $84,500 Active 926-char remark

   Show marketing remark (926 chars)

   Charming and cozy 2-bedroom, 1-bath home offering over 750 sq ft of comfortable living space and central air conditioning for year-round comfort. This property features freshly painted interiors and beautifully finished wood floors throughout. Both bedrooms include ceiling fans for added comfort. The stylish ceramic tile bathroom boasts a relaxing jetted tub. The full, clean, dry basement provides excellent potential for additional living space. The kitchen is equipped with a new microwave and dishwasher, along with a convenient eat-in area, and flows into a three-season enclosed porch. Step outside to a large backyard and a 2-car garage with a brand-new garage door. Enjoy peace of mind with updated windows, furnace, and water heater. Additional features include security doors and a built-in alarm system. A wonderful opportunity to own a move-in ready home. Owner-occupant buyers only, not for investment purchase.

7. 2026-05-01
   historical $84,500 926-char remark

   Show marketing remark (926 chars)

   Charming and cozy 2-bedroom, 1-bath home offering over 750 sq ft of comfortable living space and central air conditioning for year-round comfort. This property features freshly painted interiors and beautifully finished wood floors throughout. Both bedrooms include ceiling fans for added comfort. The stylish ceramic tile bathroom boasts a relaxing jetted tub. The full, clean, dry basement provides excellent potential for additional living space. The kitchen is equipped with a new microwave and dishwasher, along with a convenient eat-in area, and flows into a three-season enclosed porch. Step outside to a large backyard and a 2-car garage with a brand-new garage door. Enjoy peace of mind with updated windows, furnace, and water heater. Additional features include security doors and a built-in alarm system. A wonderful opportunity to own a move-in ready home. Owner-occupant buyers only, not for investment purchase.

8. 1995-09-18
   soldstatus $41,000
9. 1995-08-15
   soldstatus $41,000
10. 1995-07-24
    historical
11. 1995-05-31
    listed $44,500

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $2,062 · $172/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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,790
• − Mortgage interest: −$4,733
• − Property taxes: −$2,062
• − Insurance: −$422
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$2,458
• Taxable income: $228
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $1,458/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+95.5% since first listed

13 events — show timeline

• 2026-06-11 Sold (MLS) $87,000 MiRealSource-MiMLS
• 2026-06-11 Sold (MLS) $87,000 REALCOMP
• 2026-05-31 Pending — MiRealSource-MiMLS
• 2026-05-31 Pending — REALCOMP
• 2026-05-05 Contingent — MiRealSource-MiMLS
• 2026-05-05 Contingent — REALCOMP
• 2026-05-03 Listed $84,500 MiRealSource-MiMLS
• 2026-05-03 Listed $84,500 REALCOMP
• 2026-05-01 Coming Soon $84,500 MiRealSource-MiMLS
• 1995-09-18 Sold (Public Records) $41,000 Public Records
• 1995-08-15 Sold (MLS) $41,000 MiRealSource-MiMLS
• 1995-07-24 Listing Removed — MiRealSource-MiMLS
• 1995-05-31 Listed $44,500 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $2,062 · -26.3% YoY. Source: county tax records.