16191 Salem · Detroit, MI 48219

$89,900

2 bd · 1.0 ba · 847 sqft · SingleFamily public records · 6 Days on market

Built 1950 6,970 sqft lot Est $119k · 25% 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 +20.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +6.4/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained tenant-occupied home located in a desirable residential neighborhood near schools, parks, shopping, and major roadways. Features a full basement and 2-car garage. Currently rented at $1,000 per month. Showings and inspections will be scheduled only upon acceptance of an offer. BATVAI.

Key facts

• Near schools
• Near shopping
• Full basement

Tags

• FULL BASEMENT
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING
• NEAR MAJOR ROADWAYS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1950
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot of 0.16 acres; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; Two total rooms

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$119,427) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 7.8% 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 fast (+8.0%/yr); 305 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 ($44k/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 $622 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 + 8.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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: property tax is 3.4% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.23% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.24
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $119,427
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16618 Salem St	0.18mi	2/1.0	833 (-2%)	4mo	$47,500	$57	85
24859 Puritan	0.11mi	2/1.0	768 (-9%)	2mo	$92,000	$120	78
25012 Midland	0.23mi	2/1.0	900 (+6%)	4mo	$85,000	$94	76
16230 Winston St	0.12mi	3/1.0 (+1)	917 (+8%)	1mo	$80,000	$87	75
15490 Dixie	0.40mi	3/1.0 (+1)	912 (+8%)	2mo	$135,000	$148	62
15854 Leona Dr	0.42mi	2/1.0	768 (-9%)	5mo	$130,000	$169	60
15512 Dixie	0.37mi	3/1.0 (+1)	924 (+9%)	4mo	$130,000	$141	59
15887 Beech Daly	0.62mi	2/1.0	898 (+6%)	4mo	$158,000	$176	58
16841 Winston St	0.29mi	3/1.0 (+1)	954 (+13%)	4mo	$95,500	$100	57
15938 Lola Dr	0.48mi	2/1.0	950 (+12%)	3mo	$139,000	$146	55
25339 Keeler	0.63mi	2/1.0	768 (-9%)	3mo	$141,000	$184	53
17324 Salem St	0.60mi	2/1.0	954 (+13%)	2mo	$74,900	$79	49

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,560
• Equity at exit: $13,404

10-year hold

• IRR: 13.6%
• Equity multiple: 2.38×
• Total profit: $34,753
• Equity at exit: $7,773

Cash invested: $25,172 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,106 high
• Mortgage (P&I): −$471
• Tax from tax record: −$254 /mo · $3,046/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $111

Break-even live

Break-even rent $966

Max offer price $89,900

Occupancy floor 85%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	44d	1	0.33mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.34mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	5d	1	0.37mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	18d	1	0.41mi
24651 W McNichols Rd Detroit, MI	1.0	1.0	700	$800	$1.14	44d	4	0.41mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	0.47mi
24244 Dale St Unit 211 Detroit, MI	1.0	1.0	550	$800	$1.45	24d	1	0.50mi
24235 W McNichols Rd Detroit, MI	1.0	1.0	700	$800	$1.14	44d	4	0.52mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	44d	1	0.54mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	0.63mi
15195 Aubrey Redford, MI	3.0	1.0	769	$1,395	$1.81	17d	1	0.71mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	24d	1	0.75mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	44d	1	1.08mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	1.10mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	12d	1	1.31mi
14292 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.36mi
14286 Riverview St Unit HF Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.37mi
14302 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.37mi
14298 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.37mi
14294 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.37mi
14300 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.37mi
14290 Riverview St Unit 106 Detroit, MI	1.0	1.0	550	$695	$1.26	44d	1	1.37mi
14290 Riverview St Unit 208 Detroit, MI	1.0	1.0	550	$845	$1.54	44d	1	1.37mi
14296 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.37mi
14310 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.37mi
14284 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.38mi
14282 Riverview St Detroit, MI	2.0	1.0	900	$800	$0.89	44d	1	1.38mi
14283 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.38mi
14252 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.38mi
14250 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.38mi
14262 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.38mi
14272 Riverview St Unit 214 Detroit, MI	1.0	1.0	550	$695	$1.26	44d	1	1.38mi
14260 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.38mi
14272 Riverview St Apt 213 Detroit, MI	1.0	1.0	550	$845	$1.54	44d	1	1.38mi
14264 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.38mi
14272 Riverview St Unit 216 Detroit, MI	1.0	1.0	550	$795	$1.45	44d	1	1.38mi
14266 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.38mi
14268 Riverview St Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	1.38mi
14246 Riverview St Unit A Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.39mi
14246 Riverview St Unit RB Detroit, MI	2.0	1.0	900	$895	$0.99	44d	1	1.39mi

Listing history 6 events

1. 2026-06-18
   days on market $89,900 Active 6 DOM
2. 2026-06-17
   days on market $89,900 Active 5 DOM
3. 2026-06-16
   days on market $89,900 Active 4 DOM
4. 2026-06-15
   days on market $89,900 Active 3 DOM
5. 2026-06-13
   remarks 301-char remark
6. 2026-06-13
   listed $89,900 Active 1 DOM

ⓘ 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: $3,046 · $254/mo
• Projected year-2 tax: $3,046 · $254/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,270
• − Mortgage interest: −$5,036
• − Property taxes: −$3,046
• − Insurance: −$450
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,615
• Taxable loss: −$0
• Est. tax savings @ 24.0%: +$0
• After-tax cash flow: $1,330/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+12.5% since first listed

11 events — show timeline

• 2026-06-12 Listed $89,900 MiRealSource-MiMLS
• 2026-06-12 Listed $89,900 SW Michigan MLS
• 2023-07-05 Sold (Public Records) $305,000 Public Records
• 2023-06-22 Sold (Public Records) $91,000 Public Records
• 2022-09-01 Price Changed $1,200 RENT.
• 2022-07-26 Price Changed $1,200 RENT.
• 2008-01-09 Listing Removed — REALCOMP
• 2007-11-30 Listed $19,900 REALCOMP
• 2006-10-30 Sold (Public Records) $85,600 Public Records
• 2005-06-26 Listing Removed — REALCOMP
• 2004-12-27 Listed $79,900 REALCOMP

Property tax history

+10.6%/yr

Latest (2025): $3,046 · +32.4% YoY. Source: county tax records.