16260 Collingham Dr · Detroit, MI 48205

$95,000

3 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 56 Days on market

Built 1948 5,227 sqft lot $83/sqft · 8% above area Est $88k · 8% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +4.0/15.0
• 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

Welcome to 16260 Collingham, a classic Detroit brick bungalow offering timeless curb appeal and exceptional potential. This well-maintained home features over 1,100 square feet of living space with spacious main-level rooms, a functional layout, basement, and garage, all situated on a residential street in Detroit's east side neighborhood. Whether you're a homeowner looking to add your personal touch or an investor seeking a strong rental opportunity, this property offers great value.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1948

Property features AI

Finance

• Other: Subdivision: Ridgemont Manor

Exterior

• Parking: Detached garage (approximately 1.5 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residential; One and one-half stories; Ground-level entry with steps; Brick exterior; Facing direction not specified
• Construction: Brick construction; Block foundation; Year built not specified; Roof information not provided
• Exterior features: Paved road access; Lot dimensions approximately 40 x 134 (0.12 acre)

Interior

• Bedrooms: One and one-half story layout (bedroom levels not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 42% 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 $657 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1948 — 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: 1.42% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.56%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $88,097
• List price: $95,000
• Delta: 7.84%
• 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
16267 Edmore Dr	0.03mi	3/1.0	1,100 (-4%)	1mo	$122,500	$111	92
16260 Bringard Dr	0.12mi	3/1.0	1,036 (-9%)	0mo	$80,000	$77	78
19977 Cushing St	0.40mi	3/1.0	1,188 (+4%)	2mo	$60,000	$51	73
16444 Edmore Dr	0.12mi	4/2.0 (+1)	1,234 (+8%)	1mo	$50,000	$41	71
19745 Kelly Rd Rd	0.50mi	3/1.0	1,176 (+3%)	1mo	$105,000	$89	71
15644 Carlisle St	0.39mi	3/1.0	1,055 (-8%)	0mo	$129,900	$123	69
16446 E State Fair St	0.40mi	2/1.0 (-1)	1,200 (+5%)	2mo	$70,000	$58	66
16092 Manning St	0.51mi	3/1.5	1,200 (+5%)	0mo	$20,000	$17	66
16291 Fairmount Dr	0.22mi	3/1.0	977 (-14%)	2mo	$112,000	$115	64
15275 Eastburn St	0.63mi	3/1.0	1,100 (-4%)	2mo	$56,000	$51	63
15011 Bringard Dr	0.74mi	3/1.0	1,208 (+6%)	2mo	$125,000	$103	54
18905 Woodland St	0.73mi	3/1.5	1,023 (-10%)	1mo	$105,000	$103	46

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: 8.4%
• Equity multiple: 1.32×
• Total profit: $8,600
• Equity at exit: $14,165

10-year hold

• IRR: 16.2%
• Equity multiple: 2.22×
• Total profit: $32,453
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $412

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 65%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	15d	1	0.08mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	5d	1	0.12mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	24d	1	0.15mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	24d	1	0.39mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	15d	1	0.41mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	43d	1	0.47mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	43d	1	0.49mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	0.81mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	0.81mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	43d	1	0.81mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	2d	1	0.85mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.86mi
22030 Cushing Ave Eastpointe, MI	3.0	2.0	1300	$1,650	$1.27	4d	1	0.90mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.94mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	17d	1	0.96mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	1.15mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.19mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	14d	1	1.19mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	1.26mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	1.27mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,671	$1.72	1d	12	1.28mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	24d	1	1.28mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	1.29mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	1.30mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	1.30mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	43d	1	1.30mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	16d	1	1.33mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	1.35mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	24d	1	1.37mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	43d	1	1.37mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.38mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	1.39mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $95,000 Active 56 DOM
2. 2026-06-17
   days on market $95,000 Active 55 DOM
3. 2026-06-15
   days on market $95,000 Active 53 DOM
4. 2026-06-13
   days on market $95,000 Active 51 DOM
5. 2026-06-13
   days on market $95,000 Active 50 DOM
6. 2026-06-09
   days on market $95,000 Active 47 DOM
7. 2026-06-08
   days on market $95,000 Active 46 DOM
8. 2026-06-07
   days on market $95,000 Active 45 DOM
9. 2026-06-04
   days on market $95,000 Active 42 DOM
10. 2026-06-03
    days on market $95,000 Active 41 DOM
11. 2026-06-02
    days on market $95,000 Active 40 DOM
12. 2026-06-01
    days on market $95,000 Active 39 DOM
13. 2026-05-31
    days on market $95,000 Active 38 DOM
14. 2026-05-14
    price $95,000 489-char remark

    Show marketing remark (489 chars)

    Welcome to 16260 Collingham, a classic Detroit brick bungalow offering timeless curb appeal and exceptional potential. This well-maintained home features over 1,100 square feet of living space with spacious main-level rooms, a functional layout, basement, and garage, all situated on a residential street in Detroit's east side neighborhood. Whether you're a homeowner looking to add your personal touch or an investor seeking a strong rental opportunity, this property offers great value.

15. 2026-05-13
    price $95,000 495-char remark
16. 2026-04-30
    price $105,000 489-char remark

    Show marketing remark (489 chars)

    Welcome to 16260 Collingham, a classic Detroit brick bungalow offering timeless curb appeal and exceptional potential. This well-maintained home features over 1,100 square feet of living space with spacious main-level rooms, a functional layout, basement, and garage, all situated on a residential street in Detroit's east side neighborhood. Whether you're a homeowner looking to add your personal touch or an investor seeking a strong rental opportunity, this property offers great value.

17. 2026-04-30
    price $105,000 495-char remark

    Show marketing remark (489 chars)

    Welcome to 16260 Collingham, a classic Detroit brick bungalow offering timeless curb appeal and exceptional potential. This well-maintained home features over 1,100 square feet of living space with spacious main-level rooms, a functional layout, basement, and garage, all situated on a residential street in Detroit's east side neighborhood. Whether you're a homeowner looking to add your personal touch or an investor seeking a strong rental opportunity, this property offers great value.

18. 2026-04-23
    listed $110,000 Active 495-char remark

    Show marketing remark (489 chars)

    Welcome to 16260 Collingham, a classic Detroit brick bungalow offering timeless curb appeal and exceptional potential. This well-maintained home features over 1,100 square feet of living space with spacious main-level rooms, a functional layout, basement, and garage, all situated on a residential street in Detroit's east side neighborhood. Whether you're a homeowner looking to add your personal touch or an investor seeking a strong rental opportunity, this property offers great value.

19. 2026-04-23
    listed $110,000 Active 489-char remark

    Show marketing remark (489 chars)

    Welcome to 16260 Collingham, a classic Detroit brick bungalow offering timeless curb appeal and exceptional potential. This well-maintained home features over 1,100 square feet of living space with spacious main-level rooms, a functional layout, basement, and garage, all situated on a residential street in Detroit's east side neighborhood. Whether you're a homeowner looking to add your personal touch or an investor seeking a strong rental opportunity, this property offers great value.

20. 2024-07-18
    soldstatus $1,232,000
21. 2018-08-28
    soldstatus $256,500
22. 1995-12-20
    soldstatus $47,000
23. 1995-12-04
    soldstatus $47,000

    Show marketing remark (194 chars)

    Large Upstairs 12x24 Ready To Be Finished For3rd & 4th Bedroom. Beautiful Chandelier In TheFormal Dinning Room. All Appliances Are Neg. All This In a Very Desired Area . .I. D. R. B. N. G.

24. 1995-11-07
    historical

    Show marketing remark (194 chars)

    Large Upstairs 12x24 Ready To Be Finished For3rd & 4th Bedroom. Beautiful Chandelier In TheFormal Dinning Room. All Appliances Are Neg. All This In a Very Desired Area . .I. D. R. B. N. G.

25. 1995-10-09
    listed $49,850

    Show marketing remark (194 chars)

    Large Upstairs 12x24 Ready To Be Finished For3rd & 4th Bedroom. Beautiful Chandelier In TheFormal Dinning Room. All Appliances Are Neg. All This In a Very Desired Area . .I. D. R. B. N. G.

ⓘ 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 ≥96°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: $16,223
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,764
• Taxable income: $3,642
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $4,064/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

+90.6% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $95,000 MiRealSource-MiMLS
• 2026-05-13 Price Changed $95,000 REALCOMP
• 2026-04-30 Price Changed $105,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $105,000 REALCOMP
• 2026-04-23 Listed $110,000 REALCOMP
• 2026-04-23 Listed $110,000 MiRealSource-MiMLS
• 2024-07-18 Sold (Public Records) $1,232,000 Public Records
• 2018-08-28 Sold (Public Records) $256,500 Public Records
• 1995-12-20 Sold (Public Records) $47,000 Public Records
• 1995-12-04 Sold (MLS) $47,000 MiRealSource-MiMLS
• 1995-11-07 Listing Removed — MiRealSource-MiMLS
• 1995-10-09 Listed $49,850 MiRealSource-MiMLS

Property tax history

+17.8%/yr

Latest (2025): $7,481 · +125.9% YoY. Source: county tax records.