16127 Littlefield St · Detroit, MI 48235

$800

4 bd · 1.5 ba · 1,638 sqft · SingleFamily public records · 1 Days on market

Built 1929 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 +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice family area, upper unit available waiting for its next family. Seller welcomes Section 8. RentSpree $ 49.00 application fee, $ 350.00 non-refundable cleaning fee, $100.00 compliance fee, security Deposit $1,200, plus 1st month rent $800.00, Total =$ 2450

Key facts

• 3,049 sq ft lot
• Built 1929

Property features AI

Exterior

• Utilities: Water available; Public sewer
• Home design: Multi-family residential income property; One story
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot roughly 30 x 108 (0.07 acres); Residential zoning; Pets not allowed

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, unfinished basement

🏷️ Possibly a rental listed for sale. The $800 price doesn't fit this home's estimated sale value (~$78,624) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $800.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $800).
• Cap rate 1812.3% 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: John R King Academic And Performing Arts Academy (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 814 students, 92% FRL); Henry Ford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 712 students, 86% FRL) — zoned schools at 89% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 291 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $1,531/mo this rent would consume 47% of the median local household income ($39k/yr) (locally 3064% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6 of loan paydown is wiped out by about $24 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 $224 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 6y 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 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $800

Questions for the listing agent

1. Built in 1929 — 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. 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?
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: 191.38% ✓
• Cap rate: 1812.32%
• Cash-on-cash: 6450.09%
• DSCR: 287.99
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $78,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15894 Snowden St	0.07mi	3/1.5 (-1)	1,562 (-5%)	4mo	$150,000	$96	81
15788 Littlefield St	0.18mi	3/1.0 (-1)	1,608 (-2%)	4mo	$95,000	$59	78
16631 Sorrento St	0.32mi	4/2.0	1,537 (-6%)	3mo	$154,400	$100	71
16627 Appoline St	0.38mi	4/1.5	1,544 (-6%)	4mo	$64,000	$41	69
15841 Steel St	0.25mi	3/1.0 (-1)	1,460 (-11%)	1mo	$50,000	$34	62
14942 Ward Ave	0.72mi	4/2.0	1,619 (-1%)	4mo	$75,000	$46	59
16811 Manor St	0.49mi	3/1.5 (-1)	1,516 (-7%)	1mo	$71,000	$47	59
16812 Ardmore St	0.54mi	3/2.0 (-1)	1,570 (-4%)	4mo	$74,000	$47	57
16930 Sorrento St	0.47mi	3/1.5 (-1)	1,786 (+9%)	2mo	$77,000	$43	56
17311 Appoline St	0.66mi	3/2.0 (-1)	1,722 (+5%)	1mo	$92,000	$53	53
15110 Cruse St	0.68mi	3/1.0 (-1)	1,560 (-5%)	4mo	$75,000	$48	50
16500 Griggs St	0.70mi	3/1.5 (-1)	1,427 (-13%)	4mo	$130,000	$91	37

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: —
• Equity multiple: 344.59×
• Total profit: $76,964
• Equity at exit: $119

10-year hold

• IRR: —
• Equity multiple: 748.54×
• Total profit: $167,449
• Equity at exit: $69

Cash invested: $224 (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: 291

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$4
• Tax est. 1.5%: −$1 /mo · $12/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $1,204

Break-even live

Break-even rent $7

Max offer price $800

Occupancy floor 16%

Sensitivity live

Price	-10% $1,205	-5% $1,204	+0% $1,204	+5% $1,204	+10% $1,203
Rent	-10% $1,083	-5% $1,144	+0% $1,204	+5% $1,264	+10% $1,325
Rate	-1.0pp $1,204	-0.5pp $1,204	base $1,204	+0.5pp $1,204	+1.0pp $1,204

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: $200
• Closing costs: $24
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	45d	1	0.14mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	12d	1	0.33mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	45d	1	0.33mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	14d	1	0.51mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	18d	1	0.54mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	6d	1	0.72mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	26d	1	0.82mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	16d	1	0.83mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	22d	1	0.88mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	19d	1	0.88mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	18d	1	0.91mi
16211 Kentucky St Detroit, MI	4.0	2.0	2168	$1,945	$0.90	0d	1	0.91mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	45d	1	0.92mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	45d	1	1.02mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	4d	1	1.03mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	45d	1	1.06mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	45d	1	1.10mi
15756 Ohio St Detroit, MI	5.0	2.0	1934	$1,700	$0.88	26d	1	1.13mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	18d	1	1.14mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	18d	1	1.25mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	45d	1	1.26mi
16837 Winthrop St Detroit, MI	5.0	2.0	1500	$2,000	$1.33	22d	1	1.27mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	26d	1	1.28mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	16d	1	1.34mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	45d	1	1.37mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	6d	1	1.41mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	26d	1	1.45mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	1.45mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	26d	1	1.48mi

Listing history 2 events

1. 2026-06-21
   remarks 259-char remark
2. 2026-06-21
   listed $800 Active 1 DOM

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,373
• − Mortgage interest: −$45
• − Property taxes: −$12
• − Insurance: −$4
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$23
• Taxable income: $15,349
• Est. tax owed @ 24.0%: −$3,684
• After-tax cash flow: $10,764/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

+443.3% since first listed

25 events — show timeline

• 2026-06-19 Listed $800 REALCOMP
• 2026-06-19 Listed $800 MiRealSource-MiMLS
• 2025-10-15 Rental Removed $800 REALCOMP
• 2025-10-09 Listed for Rent $800 REALCOMP
• 2024-08-10 Listing Removed — MiRealSource-MiMLS
• 2024-08-10 Listing Removed — REALCOMP
• 2024-05-05 Listed $81,500 MiRealSource-MiMLS
• 2024-05-05 Listed $81,500 REALCOMP
• 2021-10-29 Listing Removed — REALCOMP
• 2021-10-29 Listing Removed — MiRealSource-MiMLS
• 2021-10-28 Relisted — REALCOMP
• 2021-10-28 Pending — REALCOMP
• 2021-09-29 Listed $34,500 MiRealSource-MiMLS
• 2021-09-29 Listed $34,500 REALCOMP
• 2021-09-28 Coming Soon — MiRealSource-MiMLS
• 2021-09-28 Coming Soon — REALCOMP
• 2020-09-29 Listing Removed — REALCOMP
• 2020-09-29 Listing Removed — MiRealSource-MiMLS
• 2020-07-27 Listed $12,000 REALCOMP
• 2020-07-26 Coming Soon — REALCOMP
• 2020-07-24 Listed $12,000 MiRealSource-MiMLS
• 2002-02-28 Sold (Public Records) $61,200 Public Records
• 2002-01-08 Sold (Public Records) $72,000 Public Records
• 1999-07-28 Sold (Public Records) $13,000 Public Records
• 1999-07-27 Sold (Public Records) $15,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,908 · +0.6% YoY. Source: county tax records.