16172 Cruse St · Detroit, MI 48235

$109,000

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 216 Days on market

Built 1937 4,356 sqft lot $96/sqft · 64% above area Est $78k · 39% over ↓ 3% since listing

---

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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a charming Detroit home that blends comfort, character, and opportunity. This 3-bedroom, 1-bath residence offers a warm and inviting layout, complete with a cozy three-season family room perfect for morning coffee or evening gatherings. Step outside to enjoy the fenced yard, where a large koi pond creates a tranquil retreat and the extra side lot provides space for gardening, play, or future expansion. With solid bones and timeless appeal, this home invites you to bring your personal touch - minor updates will transform it into the perfect reflection of your style. Whether you're seeking a peaceful sanctuary with extra land or a place to entertain, this home offers both, along with the rare bonus of extra outdoor space in the city. Don't miss the chance to make this storybook setting your own. Qualifies for most local and state stackable grant programs. Some of the recognized lenders, programs and banks such as: Bank of America $17,500, Chase, City of Detroit DPA $20,000, Flagstar, Fifth Third, First Merchants (or Gold Shield Lending for investors), Rate, Huntington Bank, KeyBank, MSHDA $10,000 Loan, PNC, and PrimeLending. See document attached for potential programs or call Listing Agent or use link from online search. You can also use a renovation product like an FHA 203K!

Key facts

• Fenced yard
• Outdoor space
• Extra side lot

Tags

• FENCED YARD
• LARGE KOI POND
• EXTRA SIDE LOT
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% 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 (+3.2%/yr); 283 active listings in the ZIP; 40 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).
• This rent runs 41% 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 $754 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 + 3.2% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (median comp): $78,288
• List price: $109,000
• Delta: 39.23%
• 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
16180 Snowden St	0.33mi	3/1.0	1,137 (+0%)	0mo	$61,000	$54	84
15770 Stansbury St	0.24mi	3/1.0	1,100 (-3%)	1mo	$50,000	$45	83
15824 Snowden St	0.37mi	3/1.0	1,127 (-1%)	0mo	$61,000	$54	81
15824 Snowden St	0.37mi	3/1.0	1,127 (-1%)	0mo	$61,000	$54	81
16246 Snowden St	0.33mi	3/1.5	1,153 (+2%)	3mo	$58,500	$51	77
16562 Tracey St	0.23mi	3/1.0	1,244 (+10%)	2mo	$60,000	$48	71
16176 Tracey St	0.17mi	3/2.0	1,270 (+12%)	0mo	$70,000	$55	68
16174 Lauder St	0.41mi	3/2.0	1,084 (-4%)	3mo	$102,900	$95	67
16863 Tracey St	0.38mi	3/2.0	1,200 (+6%)	2mo	$165,000	$138	67
15430 Mark Twain St	0.45mi	3/1.0	1,026 (-10%)	1mo	$95,000	$93	63
15041 Lesure St	0.69mi	3/1.0	1,021 (-10%)	2mo	$50,000	$49	49
17531 Ardmore St	0.72mi	4/2.0 (+1)	1,304 (+15%)	2mo	$195,000	$150	31

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $5,800
• Equity at exit: $16,252

10-year hold

• IRR: 14.6%
• Equity multiple: 2.19×
• Total profit: $36,214
• Equity at exit: $9,424

Cash invested: $30,520 (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: 283
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$572
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $363

Break-even live

Break-even rent $897

Max offer price $109,000

Occupancy floor 68%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	0.14mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	0.25mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.33mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.47mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	0.47mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.48mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	0.51mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	0.59mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	0.63mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	44d	1	0.64mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	0.65mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	17d	1	0.67mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	44d	1	0.67mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.72mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.72mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.72mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.72mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	0.74mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	0.80mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	0.82mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.84mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.85mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	44d	1	0.88mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	0.88mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	18d	1	0.95mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	0.96mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	44d	2	0.97mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	0.98mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.01mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	1.01mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	1.02mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	17d	1	1.02mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	1.04mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	1.06mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	5d	1	1.06mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	1.08mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	24d	1	1.10mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	1.10mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	1.12mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	44d	1	1.16mi

Listing history 16 events

1. 2026-06-18
   days on market $109,000 Active 216 DOM
2. 2026-06-17
   days on market $109,000 Active 215 DOM
3. 2026-06-15
   days on market $109,000 Active 213 DOM
4. 2026-06-13
   days on market $109,000 Active 211 DOM
5. 2026-06-13
   days on market $109,000 Active 210 DOM
6. 2026-06-09
   days on market $109,000 Active 207 DOM
7. 2026-06-08
   days on market $109,000 Active 206 DOM
8. 2026-06-07
   days on market $109,000 Active 205 DOM
9. 2026-06-04
   days on market $109,000 Active 202 DOM
10. 2026-06-03
    days on market $109,000 Active 201 DOM
11. 2026-06-01
    days on market $109,000 Active 199 DOM
12. 2026-05-31
    days on market $109,000 Active 198 DOM
13. 2026-04-09
    price $109,000 1306-char remark

    Show marketing remark (1322 chars)

    Welcome to a charming Detroit home that blends comfort, character, and opportunity. This 3-bedroom, 1-bath residence offers a warm and inviting layout, complete with a cozy three-season family room perfect for morning coffee or evening gatherings. Step outside to enjoy the fenced yard, where a large koi pond creates a tranquil retreat and the extra side lot provides space for gardening, play, or future expansion. With solid bones and timeless appeal, this home invites you to bring your personal touch—minor updates will transform it into the perfect reflection of your style. Whether you’re seeking a peaceful sanctuary with extra land or a place to entertain, this home offers both, along with the rare bonus of extra outdoor space in the city. Don’t miss the chance to make this storybook setting your own. Qualifies for most local and state stackable grant programs. Some of the recognized lenders, programs and banks such as: Bank of America $17,500, Chase, City of Detroit DPA $20,000, Flagstar, Fifth Third, First Merchants (or Gold Shield Lending for investors), Rate, Huntington Bank, KeyBank, MSHDA $10,000 Loan, PNC, and PrimeLending. See document attached for potential programs or call Listing Agent or use link from online search. You can also use a renovation product like an FHA 203K!

14. 2026-04-09
    price $109,000 1322-char remark

    Show marketing remark (1322 chars)

    Welcome to a charming Detroit home that blends comfort, character, and opportunity. This 3-bedroom, 1-bath residence offers a warm and inviting layout, complete with a cozy three-season family room perfect for morning coffee or evening gatherings. Step outside to enjoy the fenced yard, where a large koi pond creates a tranquil retreat and the extra side lot provides space for gardening, play, or future expansion. With solid bones and timeless appeal, this home invites you to bring your personal touch—minor updates will transform it into the perfect reflection of your style. Whether you’re seeking a peaceful sanctuary with extra land or a place to entertain, this home offers both, along with the rare bonus of extra outdoor space in the city. Don’t miss the chance to make this storybook setting your own. Qualifies for most local and state stackable grant programs. Some of the recognized lenders, programs and banks such as: Bank of America $17,500, Chase, City of Detroit DPA $20,000, Flagstar, Fifth Third, First Merchants (or Gold Shield Lending for investors), Rate, Huntington Bank, KeyBank, MSHDA $10,000 Loan, PNC, and PrimeLending. See document attached for potential programs or call Listing Agent or use link from online search. You can also use a renovation product like an FHA 203K!

15. 2025-11-14
    listed $112,000 Active 1306-char remark

    Show marketing remark (1322 chars)

    Welcome to a charming Detroit home that blends comfort, character, and opportunity. This 3-bedroom, 1-bath residence offers a warm and inviting layout, complete with a cozy three-season family room perfect for morning coffee or evening gatherings. Step outside to enjoy the fenced yard, where a large koi pond creates a tranquil retreat and the extra side lot provides space for gardening, play, or future expansion. With solid bones and timeless appeal, this home invites you to bring your personal touch—minor updates will transform it into the perfect reflection of your style. Whether you’re seeking a peaceful sanctuary with extra land or a place to entertain, this home offers both, along with the rare bonus of extra outdoor space in the city. Don’t miss the chance to make this storybook setting your own. Qualifies for most local and state stackable grant programs. Some of the recognized lenders, programs and banks such as: Bank of America $17,500, Chase, City of Detroit DPA $20,000, Flagstar, Fifth Third, First Merchants (or Gold Shield Lending for investors), Rate, Huntington Bank, KeyBank, MSHDA $10,000 Loan, PNC, and PrimeLending. See document attached for potential programs or call Listing Agent or use link from online search. You can also use a renovation product like an FHA 203K!

16. 2025-11-14
    listed $112,000 Active 1322-char remark

    Show marketing remark (1322 chars)

    Welcome to a charming Detroit home that blends comfort, character, and opportunity. This 3-bedroom, 1-bath residence offers a warm and inviting layout, complete with a cozy three-season family room perfect for morning coffee or evening gatherings. Step outside to enjoy the fenced yard, where a large koi pond creates a tranquil retreat and the extra side lot provides space for gardening, play, or future expansion. With solid bones and timeless appeal, this home invites you to bring your personal touch—minor updates will transform it into the perfect reflection of your style. Whether you’re seeking a peaceful sanctuary with extra land or a place to entertain, this home offers both, along with the rare bonus of extra outdoor space in the city. Don’t miss the chance to make this storybook setting your own. Qualifies for most local and state stackable grant programs. Some of the recognized lenders, programs and banks such as: Bank of America $17,500, Chase, City of Detroit DPA $20,000, Flagstar, Fifth Third, First Merchants (or Gold Shield Lending for investors), Rate, Huntington Bank, KeyBank, MSHDA $10,000 Loan, PNC, and PrimeLending. See document attached for potential programs or call Listing Agent or use link from online search. You can also use a renovation product like an FHA 203K!

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: +$289/yr (+$24/mo · 26.2%)

ⓘ 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 2/10 Low 7 d/yr ≥98°F today · 14 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: $16,282
• − Mortgage interest: −$6,106
• − Property taxes: −$1,101
• − Insurance: −$545
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$3,171
• Taxable income: $2,754
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $3,696/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

-2.7% since first listed

4 events — show timeline

• 2026-04-09 Price Changed $109,000 MiRealSource-MiMLS
• 2026-04-09 Price Changed $109,000 REALCOMP
• 2025-11-14 Listed $112,000 REALCOMP
• 2025-11-14 Listed $112,000 MiRealSource-MiMLS

Property tax history

-3.6%/yr

Latest (2025): $1,101 · -0.9% YoY. Source: county tax records.