16169 Roselawn St · Detroit, MI 48221

$90,000

3 bd · 2.0 ba · 2,033 sqft · SingleFamily public records · 7 Days on market

Built 1929 4,792 sqft lot

---

Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step right up to 16169 Roselawn ST, Detroit, MI, USA! This delightful single-family residence, built in 1929, is more than just a home; Flippers, it's just waiting for your personal touch. With an ARV of over $200k, this may be right up your alley! 2,033 Sq. Ft, 3 bedrooms, 1.1 baths & basement. The pictures are recent. Just look at the sizes of the primary bedroom, the kitchen and living room! There is a great expansive front porch and the charm and charachter from this era just can't be duplicated. Do NOT email offers! AGENTS: There is a link in the agent remarks/showing time to our secure offer submission platform. The owner has requested all offers be submitted by the end of business, Sunday 06/14 so they may review them Monday eve 06/15. This may be a highest and best situation so come prepared as there may not be an opportunity for counter offers. The owners will fully decide how to proceed if this situation arises.

Key facts

• 4,792 sq ft lot
• Built 1929
• Listed 7 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Brick construction; Brick/mortar foundation; Asphalt roof; Built area above grade: 2,033 square feet
• Exterior features: Paved road access; Lot dimensions approximately 35 x 132 (0.11 acres)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 7 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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 (+3.4%/yr); 349 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/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 + 3.4% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 25y 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 3.8% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1929 — 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: 1.66% ✓
• Cap rate: 11.52%
• Cash-on-cash: 18.67%
• DSCR: 1.83
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $199,234
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8549 Marygrove Dr	0.25mi	3/1.5	1,993 (-2%)	1mo	$224,000	$112	82
16241 Wisconsin St	0.24mi	3/1.5	1,896 (-7%)	6mo	$153,000	$81	70
16503 Ohio St	0.21mi	4/1.5 (+1)	2,154 (+6%)	4mo	$70,000	$32	70
16801 Washburn St	0.53mi	4/2.0 (+1)	2,031 (-0%)	2mo	$230,000	$113	68
16532 Griggs St	0.56mi	3/1.5	1,991 (-2%)	2mo	$137,000	$69	67
16224 Washburn St	0.44mi	3/1.5	1,790 (-12%)	1mo	$174,999	$98	57
17175 Greenlawn St	0.51mi	3/1.5	1,841 (-9%)	3mo	$212,000	$115	56
17214 Pennington Dr	0.61mi	4/2.5 (+1)	2,100 (+3%)	7mo	$275,000	$131	54
15396 Kentucky St	0.55mi	3/1.5	1,833 (-10%)	6mo	$132,050	$72	51
17524 Woodingham Dr	0.72mi	4/1.5 (+1)	2,120 (+4%)	5mo	$255,000	$120	48
15775 Washburn St	0.51mi	3/2.5	1,750 (-14%)	9mo	$50,000	$29	44
16864 Santa Rosa Dr	0.60mi	4/1.5 (+1)	1,764 (-13%)	1mo	$170,000	$96	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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.44×
• Total profit: $11,176
• Equity at exit: $13,419

10-year hold

• IRR: 20.6%
• Equity multiple: 2.79×
• Total profit: $45,153
• Equity at exit: $7,782

Cash invested: $25,200 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$472
• Tax from tax record: −$282 /mo · $3,383/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $392

Break-even live

Break-even rent $1,002

Max offer price $90,000

Occupancy floor 69%

Sensitivity live

Price	-10% $443	-5% $417	+0% $392	+5% $367	+10% $341
Rent	-10% $274	-5% $333	+0% $392	+5% $451	+10% $510
Rate	-1.0pp $437	-0.5pp $415	base $392	+0.5pp $369	+1.0pp $345

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	44d	1	0.27mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	44d	1	0.27mi
16211 Kentucky St Detroit, MI	4.0	2.0	2168	$1,995	$0.92	18d	1	0.37mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	0.40mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	0.64mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	25d	1	0.70mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	25d	1	0.92mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	1.10mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	44d	1	1.18mi
16503 Linwood St Detroit, MI	4.0	2.0	2415	$1,800	$0.75	4d	1	1.22mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	1.29mi
15537 Normandy St Detroit, MI	3.0	1.0	2626	$1,400	$0.53	44d	1	1.35mi

Listing history 8 events

1. 2026-06-17
   status $90,000 Pending 7 DOM
2. 2026-06-16
   days on market $90,000 Active Under Contract 7 DOM
3. 2026-06-15
   status $90,000 Active Under Contract 6 DOM
4. 2026-06-15
   days on market $90,000 Active 6 DOM
5. 2026-06-13
   days on market $90,000 Active 4 DOM
6. 2026-06-13
   days on market $90,000 Active 3 DOM
7. 2026-06-10
   remarks 695-char remark
8. 2026-06-10
   listed $90,000 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: $3,383 · $282/mo
• Projected year-2 tax: $3,383 · $282/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 ≥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: $17,975
• − Mortgage interest: −$5,041
• − Property taxes: −$3,383
• − Insurance: −$450
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$2,618
• Taxable income: $3,607
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $3,838/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

+350.0% since first listed

28 events — show timeline

• 2026-06-09 Listed $90,000 MiRealSource-MiMLS
• 2026-06-09 Listed $90,000 REALCOMP
• 2021-08-18 Sold (Public Records) $138,000 Public Records
• 2021-05-11 Sold (Public Records) $57,000 Public Records
• 2021-02-04 Sold (Public Records) $57,000 Public Records
• 2021-01-20 Sold (Public Records) $50,000 Public Records
• 2020-11-30 Sold (Public Records) $57,000 Public Records
• 2020-06-24 Listing Removed — REALCOMP
• 2020-05-29 Pending — MiRealSource-MiMLS
• 2020-05-29 Pending — REALCOMP
• 2020-05-28 Listing Removed — MiRealSource-MiMLS
• 2020-04-30 Relisted — MiRealSource-MiMLS
• 2020-04-30 Relisted — REALCOMP
• 2020-03-10 Pending — MiRealSource-MiMLS
• 2020-03-10 Pending — REALCOMP
• 2020-03-06 Listed $165,000 MiRealSource-MiMLS
• 2020-03-06 Listed $165,000 REALCOMP
• 2008-10-14 Listing Removed — REALCOMP
• 2008-10-13 Listing Removed — MiRealSource-MiMLS
• 2008-08-29 Listed $9,900 MiRealSource-MiMLS
• 2008-08-29 Listed $9,900 REALCOMP
• 2001-06-14 Sold (Public Records) $50,000 Public Records
• 2001-05-18 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2001-04-25 Listing Removed — MiRealSource-MiMLS
• 2001-04-25 Listed $59,900 MiRealSource-MiMLS
• 2000-06-21 Sold (Public Records) $65,887 Public Records
• 1993-11-11 Sold (Public Records) $41,000 Public Records
• 1993-07-01 Sold (Public Records) $20,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,383 · +12.8% YoY. Source: county tax records.