16696 Beech Daly Rd · Redford, MI 48240

$159,900

3 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 7 Days on market

Built 1952 5,663 sqft lot Est $195k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• DSCR +3.8/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sometimes the best value isn't flashy-it's solid. This classic brick bungalow has been well cared for and freshly cleaned, offering a move-in-ready start with room to make it your own. Inside, you'll find hardwood floors, coved ceilings, and a comfortable layout that just feels right the moment you walk in. The kitchen is a great size with all appliances included, and the partially finished basement gives you that extra space everyone wants. With three bedrooms, a bath and a half, and a fully fenced yard make it practical. But the real standout is a newer oversized 4-car garage, perfect for car lovers, hobbyists, or anyone who needs serious space. Yes, it's on a main road, but that's exactly why this kind of home - with this kind of space, is still within reach. Don't miss out on this opportunity to own this home. Make an appointment today!

Key facts

• Coved ceilings
• Fully fenced yard
• Hardwood floors

Tags

• CLASSIC BRICK BUNGALOW
• HARDWOOD FLOORS
• COVED CEILINGS
• PARTIALLY FINISHED BASEMENT
• NEWER OVERSIZED 4-CAR GARAGE
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-16 ($-190/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (20.9% below list).
• Recommended offer: $127k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Redford Union Schools District No. 1 (suburban): math 8% / reading 23% proficiency, ranked #489 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 28y 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.
• Current owner paid $34k; list at $160k implies a 363% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,551 (20.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $194,994
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16635 Macarthur	0.41mi	3/1.0	1,148 (-8%)	1mo	$185,000	$161	68
17444 Beech Daly Rd	0.55mi	3/2.0	1,250 (+1%)	4mo	$196,000	$157	66
15802 Woodworth St	0.53mi	4/1.0 (+1)	1,289 (+4%)	0mo	$161,500	$125	64
17150 Wakenden	0.35mi	3/1.5	1,120 (-10%)	4mo	$210,000	$188	62
15881 Pomona Dr	0.36mi	3/1.5	1,353 (+9%)	6mo	$212,900	$157	61
16544 Delaware Ave	0.51mi	3/1.5	1,146 (-8%)	1mo	$203,000	$177	61
15395 Centralia	0.67mi	3/1.0	1,318 (+6%)	1mo	$150,000	$114	58
16101 Salem St	0.60mi	3/2.0	1,333 (+7%)	3mo	$70,000	$53	54
24850 Midland	0.69mi	3/1.0	1,136 (-8%)	1mo	$161,500	$142	53
15422 Chelsea	0.64mi	4/2.0 (+1)	1,299 (+5%)	3mo	$195,000	$150	51
17697 Norborne	0.69mi	4/1.0 (+1)	1,134 (-9%)	4mo	$134,500	$119	45
15513 Norborne	0.58mi	4/2.0 (+1)	1,396 (+12%)	1mo	$253,000	$181	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-26,953
• Equity at exit: $23,842

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-24,911
• Equity at exit: $13,825

Cash invested: $44,772 (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 48240

• Active inventory: 86
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$839
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-16

Break-even live

Break-even rent $1,286

Max offer price $157,110

Occupancy floor 96%

Sensitivity live

Price	-10% $75	-5% $29	+0% $-16	+5% $-61	+10% $-106
Rent	-10% $-116	-5% $-66	+0% $-16	+5% $34	+10% $84
Rate	-1.0pp $65	-0.5pp $25	base $-16	+0.5pp $-57	+1.0pp $-99

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	25d	1	0.24mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	44d	1	0.59mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	25d	1	0.70mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	44d	1	0.83mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	18d	1	0.86mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	5d	1	0.86mi
15195 Aubrey Redford, MI	3.0	1.0	769	$1,395	$1.81	17d	1	0.88mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.91mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	44d	1	1.02mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	1.05mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	25d	1	1.17mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	44d	1	1.19mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	13d	1	1.23mi

Listing history 22 events

1. 2026-06-18
   days on market $159,900 Active 7 DOM
2. 2026-06-17
   days on market $159,900 Active 6 DOM
3. 2026-06-16
   days on market $159,900 Active 5 DOM
4. 2026-06-15
   days on market $159,900 Active 4 DOM
5. 2026-06-13
   days on market $159,900 Active 2 DOM
6. 2026-06-13
   remarks 681-char remark
7. 2026-06-13
   statusdays on marketlisting id $159,900 Active 1 DOM
8. 2026-04-12
   status Pending 852-char remark

   Show marketing remark (852 chars)

   Sometimes the best value isn't flashy-it's solid. This classic brick bungalow has been well cared for and freshly cleaned, offering a move-in-ready start with room to make it your own. Inside, you'll find hardwood floors, coved ceilings, and a comfortable layout that just feels right the moment you walk in. The kitchen is a great size with all appliances included, and the partially finished basement gives you that extra space everyone wants. With three bedrooms, a bath and a half, and a fully fenced yard make it practical. But the real standout is a newer oversized 4-car garage, perfect for car lovers, hobbyists, or anyone who needs serious space. Yes, it's on a main road, but that's exactly why this kind of home - with this kind of space, is still within reach. Don't miss out on this opportunity to own this home. Make an appointment today!

9. 2026-04-12
   status Pending

   Show marketing remark (852 chars)

   Sometimes the best value isn't flashy-it's solid. This classic brick bungalow has been well cared for and freshly cleaned, offering a move-in-ready start with room to make it your own. Inside, you'll find hardwood floors, coved ceilings, and a comfortable layout that just feels right the moment you walk in. The kitchen is a great size with all appliances included, and the partially finished basement gives you that extra space everyone wants. With three bedrooms, a bath and a half, and a fully fenced yard make it practical. But the real standout is a newer oversized 4-car garage, perfect for car lovers, hobbyists, or anyone who needs serious space. Yes, it's on a main road, but that's exactly why this kind of home - with this kind of space, is still within reach. Don't miss out on this opportunity to own this home. Make an appointment today!

10. 2026-04-09
    listed $159,900 Active 852-char remark

    Show marketing remark (852 chars)

    Sometimes the best value isn't flashy-it's solid. This classic brick bungalow has been well cared for and freshly cleaned, offering a move-in-ready start with room to make it your own. Inside, you'll find hardwood floors, coved ceilings, and a comfortable layout that just feels right the moment you walk in. The kitchen is a great size with all appliances included, and the partially finished basement gives you that extra space everyone wants. With three bedrooms, a bath and a half, and a fully fenced yard make it practical. But the real standout is a newer oversized 4-car garage, perfect for car lovers, hobbyists, or anyone who needs serious space. Yes, it's on a main road, but that's exactly why this kind of home - with this kind of space, is still within reach. Don't miss out on this opportunity to own this home. Make an appointment today!

11. 2026-04-09
    listed $159,900 Active

    Show marketing remark (852 chars)

    Sometimes the best value isn't flashy-it's solid. This classic brick bungalow has been well cared for and freshly cleaned, offering a move-in-ready start with room to make it your own. Inside, you'll find hardwood floors, coved ceilings, and a comfortable layout that just feels right the moment you walk in. The kitchen is a great size with all appliances included, and the partially finished basement gives you that extra space everyone wants. With three bedrooms, a bath and a half, and a fully fenced yard make it practical. But the real standout is a newer oversized 4-car garage, perfect for car lovers, hobbyists, or anyone who needs serious space. Yes, it's on a main road, but that's exactly why this kind of home - with this kind of space, is still within reach. Don't miss out on this opportunity to own this home. Make an appointment today!

12. 2026-04-08
    historical $159,900 852-char remark

    Show marketing remark (852 chars)

    Sometimes the best value isn't flashy-it's solid. This classic brick bungalow has been well cared for and freshly cleaned, offering a move-in-ready start with room to make it your own. Inside, you'll find hardwood floors, coved ceilings, and a comfortable layout that just feels right the moment you walk in. The kitchen is a great size with all appliances included, and the partially finished basement gives you that extra space everyone wants. With three bedrooms, a bath and a half, and a fully fenced yard make it practical. But the real standout is a newer oversized 4-car garage, perfect for car lovers, hobbyists, or anyone who needs serious space. Yes, it's on a main road, but that's exactly why this kind of home - with this kind of space, is still within reach. Don't miss out on this opportunity to own this home. Make an appointment today!

13. 2012-06-05
    soldstatus $34,500
14. 2012-05-15
    soldstatus $34,500 285-char remark

    Show marketing remark (285 chars)

    Solid 3 Bedroom Brick Bungalow with a Bath and a Half, Coved Ceilings, Hardwood Floors, Oversized newer built 2 Car Garage. Minimal tlc can make this house a Home! sale and commission subject to 3rd party approval, buyer responsible for final water bill and any city inspections/c of o

15. 2012-05-15
    soldstatus $34,500

    Show marketing remark (285 chars)

    Solid 3 Bedroom Brick Bungalow with a Bath and a Half, Coved Ceilings, Hardwood Floors, Oversized newer built 2 Car Garage. Minimal tlc can make this house a Home! sale and commission subject to 3rd party approval, buyer responsible for final water bill and any city inspections/c of o

16. 2011-12-20
    listed $29,000 285-char remark

    Show marketing remark (285 chars)

    Solid 3 Bedroom Brick Bungalow with a Bath and a Half, Coved Ceilings, Hardwood Floors, Oversized newer built 2 Car Garage. Minimal tlc can make this house a Home! sale and commission subject to 3rd party approval, buyer responsible for final water bill and any city inspections/c of o

17. 2011-12-20
    listed $29,000

    Show marketing remark (285 chars)

    Solid 3 Bedroom Brick Bungalow with a Bath and a Half, Coved Ceilings, Hardwood Floors, Oversized newer built 2 Car Garage. Minimal tlc can make this house a Home! sale and commission subject to 3rd party approval, buyer responsible for final water bill and any city inspections/c of o

18. 1999-02-04
    soldstatus $78,000
19. 1998-10-28
    soldstatus $78,000
20. 1998-08-10
    listed $82,900
21. 1995-12-20
    soldstatus $66,000
22. 1995-03-22
    soldstatus $55,000

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,894 · $158/mo
• Expected delta: +$569/yr (+$47/mo · 42.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,186
• − Mortgage interest: −$8,957
• − Property taxes: −$1,325
• − Insurance: −$800
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$4,652
• Taxable loss: −$2,976
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $525/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: Redford Union Schools District No. 1
• NCES district ID: 2629460
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 23% ▬ 0.00%
• Median HH income: $49,778
• Composite: 14.1/100
• National rank: #9460
• State rank: #489 of 540 in MI

Livability — Redford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 36,976
• Population (ZIP): 17,097

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -177.98%
• Current HPI: 236.2958
• Rent YoY: —
• Metro: —
• 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

+190.7% since first listed

15 events — show timeline

• 2026-04-12 Pending — MiRealSource-MiMLS
• 2026-04-12 Pending — REALCOMP
• 2026-04-09 Listed $159,900 MiRealSource-MiMLS
• 2026-04-09 Listed $159,900 REALCOMP
• 2026-04-08 Coming Soon $159,900 MiRealSource-MiMLS
• 2012-06-05 Sold (Public Records) $34,500 Public Records
• 2012-05-15 Sold (MLS) $34,500 MiRealSource-MiMLS
• 2012-05-15 Sold (MLS) $34,500 REALCOMP
• 2011-12-20 Listed $29,000 MiRealSource-MiMLS
• 2011-12-20 Listed $29,000 REALCOMP
• 1999-02-04 Sold (Public Records) $78,000 Public Records
• 1998-10-28 Sold (MLS) $78,000 REALCOMP
• 1998-08-10 Listed $82,900 REALCOMP
• 1995-12-20 Sold (Public Records) $66,000 Public Records
• 1995-03-22 Sold (Public Records) $55,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,325 · -47.3% YoY. Source: county tax records.