16241 E State Fair St · Detroit, MI 48205

$88,500

3 bd · 1.0 ba · 921 sqft · SingleFamily public records · 59 Days on market

Built 1947 4,356 sqft lot $96/sqft · 124% above area Est $79k · 13% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-positioned opportunity for investors or owner-occupants looking to add value. This home offers an additional half bath, providing added functionality . The finished basement presents potential for expanded living or recreational space. While updates are needed, the property offers a solid foundation for customization and long-term value. Conveniently located near major roads and amenities. Seller is motivated and willing to consider concessions with an acceptable offer. Property is being sold as-is.

Key facts

• Additional half bath
• Solid foundation
• Finished basement

Tags

• ADDITIONAL HALF BATH
• FINISHED BASEMENT
• SOLID FOUNDATION
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 28 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 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 $612 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y 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 $39k; list at $88k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,845 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1947 — 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: 1.55% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.51%
• DSCR: 2.09
• GRM: 5.4

CMA / ARV

• ARV (median comp): $78,659
• List price: $88,500
• Delta: 12.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16209 Tacoma St	0.07mi	3/1.0	968 (+5%)	1mo	$62,900	$65	88
16277 Liberal St	0.19mi	3/1.0	945 (+3%)	1mo	$25,000	$26	86
16301 Coram St	0.32mi	3/1.0	929 (+1%)	1mo	$19,500	$21	83
18746 Woodside St	0.45mi	3/1.0	921 (0%)	2mo	$110,000	$119	78
16062 CARLISLE St	0.42mi	3/1.0	957 (+4%)	1mo	$42,000	$44	73
16062 Carlisle St	0.42mi	3/1.0	957 (+4%)	1mo	$42,000	$44	73
16260 Bringard Dr	0.22mi	3/1.0	1,036 (+12%)	0mo	$80,000	$77	68
18905 Woodland St	0.52mi	3/1.5	1,023 (+11%)	1mo	$105,000	$103	55
18591 Kingsville St	0.54mi	2/1.0 (-1)	824 (-10%)	1mo	$74,000	$90	52
12897 Riad St	0.69mi	3/1.0	831 (-10%)	1mo	$63,000	$76	50
15644 Carlisle St	0.55mi	3/1.0	1,055 (+14%)	0mo	$129,900	$123	50
12893 Payton St	0.71mi	3/1.0	1,020 (+11%)	1mo	$75,000	$74	48

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: 16.0%
• Equity multiple: 1.63×
• Total profit: $15,626
• Equity at exit: $13,196

10-year hold

• IRR: 23.4%
• Equity multiple: 2.86×
• Total profit: $46,109
• Equity at exit: $7,652

Cash invested: $24,780 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$464
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $506

Break-even live

Break-even rent $734

Max offer price $88,500

Occupancy floor 58%

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	43d	1	0.12mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	24d	1	0.21mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	14d	1	0.31mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	0.46mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	0.46mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	14d	1	0.56mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.71mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.80mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.87mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	14d	1	0.91mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	0.98mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.98mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.99mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	1.05mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	1.05mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	43d	1	1.09mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.11mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	1.15mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	1.16mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	1.24mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	1.26mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	1.30mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	16d	1	1.32mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,671	$1.72	1d	12	1.37mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	24d	1	1.37mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	1.42mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	1.44mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $88,500 Active 59 DOM
2. 2026-06-17
   days on market $88,500 Active 58 DOM
3. 2026-06-15
   days on market $88,500 Active 56 DOM
4. 2026-06-13
   days on market $88,500 Active 54 DOM
5. 2026-06-13
   days on market $88,500 Active 53 DOM
6. 2026-06-09
   days on market $88,500 Active 50 DOM
7. 2026-06-08
   days on market $88,500 Active 49 DOM
8. 2026-06-07
   days on market $88,500 Active 48 DOM
9. 2026-06-04
   days on market $88,500 Active 45 DOM
10. 2026-06-03
    days on market $88,500 Active 44 DOM
11. 2026-06-02
    days on market $88,500 Active 43 DOM
12. 2026-06-01
    days on market $88,500 Active 42 DOM
13. 2026-05-31
    days on market $88,500 Active 41 DOM
14. 2026-04-20
    listed $88,500 Active 509-char remark

    Show marketing remark (509 chars)

    Well-positioned opportunity for investors or owner-occupants looking to add value. This home offers an additional half bath, providing added functionality . The finished basement presents potential for expanded living or recreational space. While updates are needed, the property offers a solid foundation for customization and long-term value. Conveniently located near major roads and amenities. Seller is motivated and willing to consider concessions with an acceptable offer. Property is being sold as-is.

15. 2026-04-20
    listed $88,500 Active 509-char remark

    Show marketing remark (509 chars)

    Well-positioned opportunity for investors or owner-occupants looking to add value. This home offers an additional half bath, providing added functionality . The finished basement presents potential for expanded living or recreational space. While updates are needed, the property offers a solid foundation for customization and long-term value. Conveniently located near major roads and amenities. Seller is motivated and willing to consider concessions with an acceptable offer. Property is being sold as-is.

16. 1995-07-31
    soldstatus $39,000
17. 1995-03-27
    historical
18. 1995-03-25
    listed $38,900
19. 1993-01-14
    soldstatus $22,000
20. 1993-01-14
    soldstatus $33,900

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $1,153 · $96/mo
• Expected delta: +$210/yr (+$18/mo · 22.3%)

ⓘ 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 ≥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: $16,491
• − Mortgage interest: −$4,957
• − Property taxes: −$942
• − Insurance: −$442
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$2,575
• Taxable income: $4,936
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $4,889/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

+302.3% since first listed

7 events — show timeline

• 2026-04-20 Listed $88,500 REALCOMP
• 2026-04-20 Listed $88,500 MiRealSource-MiMLS
• 1995-07-31 Sold (MLS) $39,000 MiRealSource-MiMLS
• 1995-03-27 Listing Removed — MiRealSource-MiMLS
• 1995-03-25 Listed $38,900 MiRealSource-MiMLS
• 1993-01-14 Sold (Public Records) $33,900 Public Records
• 1993-01-14 Sold (Public Records) $22,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $942 · -38.6% YoY. Source: county tax records.