16803 Marlowe St · Detroit, MI 48235

$75,000

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 10 Days on market

Built 1936 5,227 sqft lot Est $76k · at est.

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors Dream - Solid Brick Colonial with Huge Potential! Complete rehab opportunity, great for Fix & Flip or renovated rental. Sited on a spacious corner lot w/ 2-car detached garage. 3 bedroom, 1.1 baths. Located on a well-maintained block, this property is surrounded by beautiful homes and recent sales, ensuring excellent upside and neighborhood stability. Don't miss the opportunity to take a solid foundation and transform it into something remarkable. Sold as-is. AVR up to 200k in this neighborhood. Enjoy convenient access to M-10, M-39, DMC Sinai-Grace Hospital, schools, shops, and restaurants, putting everything you need just minutes away. Multiple offers received - Seller requests highest and best by 5PM on 10/27/2025

Key facts

• Solid brick colonial
• Spacious corner lot
• 5,227 sq ft lot

Tags

• SOLID BRICK COLONIAL
• COMPLETE REHAB OPPORTUNITY
• SPACIOUS CORNER LOT
• 2-CAR DETACHED GARAGE
• WELL-MAINTAINED BLOCK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 15.4% 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 (+3.2%/yr); 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 43% 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 $519 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 + 3.2% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1936 — 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: 1.89% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.46%
• DSCR: 2.44
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $76,356
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16183 Freeland Street St	0.37mi	3/1.0	1,224 (+1%)	3mo	$150,000	$123	79
16863 Tracey St	0.51mi	3/2.0	1,200 (-1%)	2mo	$165,000	$138	69
16562 Tracey St	0.55mi	3/1.0	1,244 (+3%)	2mo	$60,000	$48	68
15748 Freeland St	0.61mi	3/1.0	1,243 (+3%)	4mo	$78,000	$63	64
16265 Ardmore St	0.35mi	3/1.0	1,333 (+10%)	4mo	$49,000	$37	64
16174 Lauder St	0.30mi	3/2.0	1,084 (-11%)	3mo	$102,900	$95	62
16176 Tracey St	0.60mi	3/2.0	1,270 (+5%)	0mo	$70,000	$55	60
15868 Whitcomb St	0.51mi	3/1.0	1,332 (+10%)	2mo	$95,000	$71	58
16246 Snowden St	0.73mi	3/1.5	1,153 (-5%)	3mo	$58,500	$51	53
15770 Stansbury St	0.67mi	3/1.0	1,100 (-9%)	1mo	$50,000	$45	52
17531 Ardmore St	0.53mi	4/2.0 (+1)	1,304 (+8%)	2mo	$195,000	$150	52
15476 Strathmoor St	0.68mi	2/1.0 (-1)	1,041 (-14%)	4mo	$55,000	$53	36

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.16×
• Total profit: $24,426
• Equity at exit: $11,183

10-year hold

• IRR: 35.5%
• Equity multiple: 4.31×
• Total profit: $69,502
• Equity at exit: $6,485

Cash invested: $21,000 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$393
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $568

Break-even live

Break-even rent $699

Max offer price $75,000

Occupancy floor 55%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	0.31mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	0.43mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.46mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	0.54mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	44d	1	0.69mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	0.69mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.72mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	17d	1	0.74mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.75mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	0.79mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.81mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.81mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	0.81mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.81mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	24d	1	0.84mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	0.86mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	3d	1	0.86mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	5d	1	0.87mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	0.87mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	0.91mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	17d	1	0.93mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	0.93mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	44d	1	0.94mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	24d	1	0.95mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	0.98mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	4d	1	0.98mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	1.01mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	1.03mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	1.03mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	1.04mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.08mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	44d	1	1.08mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	3d	1	1.10mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	17d	1	1.12mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	1.13mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	17d	1	1.15mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	1.15mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	1.18mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	1.18mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	1.19mi

Listing history 6 events

1. 2025-11-03
   status Pending 744-char remark

   Show marketing remark (744 chars)

   Investors Dream - Solid Brick Colonial with Huge Potential! Complete rehab opportunity, great for Fix & Flip or renovated rental. Sited on a spacious corner lot w/ 2-car detached garage. 3 bedroom, 1.1 baths. Located on a well-maintained block, this property is surrounded by beautiful homes and recent sales, ensuring excellent upside and neighborhood stability. Don't miss the opportunity to take a solid foundation and transform it into something remarkable. Sold as-is. AVR up to 200k in this neighborhood. Enjoy convenient access to M-10, M-39, DMC Sinai-Grace Hospital, schools, shops, and restaurants, putting everything you need just minutes away. Multiple offers received - Seller requests highest and best by 5PM on 10/27/2025

2. 2025-11-03
   status Pending

   Show marketing remark (744 chars)

   Investors Dream - Solid Brick Colonial with Huge Potential! Complete rehab opportunity, great for Fix & Flip or renovated rental. Sited on a spacious corner lot w/ 2-car detached garage. 3 bedroom, 1.1 baths. Located on a well-maintained block, this property is surrounded by beautiful homes and recent sales, ensuring excellent upside and neighborhood stability. Don't miss the opportunity to take a solid foundation and transform it into something remarkable. Sold as-is. AVR up to 200k in this neighborhood. Enjoy convenient access to M-10, M-39, DMC Sinai-Grace Hospital, schools, shops, and restaurants, putting everything you need just minutes away. Multiple offers received - Seller requests highest and best by 5PM on 10/27/2025

3. 2025-10-28
   historical Accepting Backup Offers 744-char remark

   Show marketing remark (744 chars)

   Investors Dream - Solid Brick Colonial with Huge Potential! Complete rehab opportunity, great for Fix & Flip or renovated rental. Sited on a spacious corner lot w/ 2-car detached garage. 3 bedroom, 1.1 baths. Located on a well-maintained block, this property is surrounded by beautiful homes and recent sales, ensuring excellent upside and neighborhood stability. Don't miss the opportunity to take a solid foundation and transform it into something remarkable. Sold as-is. AVR up to 200k in this neighborhood. Enjoy convenient access to M-10, M-39, DMC Sinai-Grace Hospital, schools, shops, and restaurants, putting everything you need just minutes away. Multiple offers received - Seller requests highest and best by 5PM on 10/27/2025

4. 2025-10-28
   historical Active Under Contract

   Show marketing remark (744 chars)

   Investors Dream - Solid Brick Colonial with Huge Potential! Complete rehab opportunity, great for Fix & Flip or renovated rental. Sited on a spacious corner lot w/ 2-car detached garage. 3 bedroom, 1.1 baths. Located on a well-maintained block, this property is surrounded by beautiful homes and recent sales, ensuring excellent upside and neighborhood stability. Don't miss the opportunity to take a solid foundation and transform it into something remarkable. Sold as-is. AVR up to 200k in this neighborhood. Enjoy convenient access to M-10, M-39, DMC Sinai-Grace Hospital, schools, shops, and restaurants, putting everything you need just minutes away. Multiple offers received - Seller requests highest and best by 5PM on 10/27/2025

5. 2025-10-24
   listed $75,000 Active 744-char remark

   Show marketing remark (744 chars)

   Investors Dream - Solid Brick Colonial with Huge Potential! Complete rehab opportunity, great for Fix & Flip or renovated rental. Sited on a spacious corner lot w/ 2-car detached garage. 3 bedroom, 1.1 baths. Located on a well-maintained block, this property is surrounded by beautiful homes and recent sales, ensuring excellent upside and neighborhood stability. Don't miss the opportunity to take a solid foundation and transform it into something remarkable. Sold as-is. AVR up to 200k in this neighborhood. Enjoy convenient access to M-10, M-39, DMC Sinai-Grace Hospital, schools, shops, and restaurants, putting everything you need just minutes away. Multiple offers received - Seller requests highest and best by 5PM on 10/27/2025

6. 2025-10-24
   listed $75,000 Active

   Show marketing remark (744 chars)

   Investors Dream - Solid Brick Colonial with Huge Potential! Complete rehab opportunity, great for Fix & Flip or renovated rental. Sited on a spacious corner lot w/ 2-car detached garage. 3 bedroom, 1.1 baths. Located on a well-maintained block, this property is surrounded by beautiful homes and recent sales, ensuring excellent upside and neighborhood stability. Don't miss the opportunity to take a solid foundation and transform it into something remarkable. Sold as-is. AVR up to 200k in this neighborhood. Enjoy convenient access to M-10, M-39, DMC Sinai-Grace Hospital, schools, shops, and restaurants, putting everything you need just minutes away. Multiple offers received - Seller requests highest and best by 5PM on 10/27/2025

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $1,532 · $128/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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,017
• − Mortgage interest: −$4,201
• − Property taxes: −$1,532
• − Insurance: −$375
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$2,182
• Taxable income: $6,004
• Est. tax owed @ 24.0%: −$1,441
• After-tax cash flow: $5,376/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+0.0% since first listed

6 events — show timeline

• 2025-11-03 Pending — MiRealSource-MiMLS
• 2025-11-03 Pending — REALCOMP
• 2025-10-28 Contingent — MiRealSource-MiMLS
• 2025-10-28 Contingent — REALCOMP
• 2025-10-24 Listed $75,000 REALCOMP
• 2025-10-24 Listed $75,000 MiRealSource-MiMLS

Property tax history

-3.1%/yr

Latest (2025): $1,532 · -54.1% YoY. Source: county tax records.