16810 Bringard Dr · Detroit, MI 48205

$109,900

4 bd · 1.0 ba · 1,113 sqft · SingleFamily public records · 9 Days on market

Built 1946 6,534 sqft lot Est $86k · 28% over

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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).

• Cash flow +19.9/30.0
• 1% rule +8.2/10.0
• DSCR +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• 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

Nice, Brick Bungalow Featuring 4 Bedrooms, 1 Bathroom, 1.5 Car Garage! Home has Full Basement for Extra Storage. Home is tenant occupied, please do not walk property without an appointment.

Key facts

• Brick bungalow
• Extra storage
• Full basement

Tags

• BRICK BUNGALOW
• FULL BASEMENT
• EXTRA STORAGE

Property features AI

Exterior

• Parking: Detached garage (about 1.5 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half levels; Ground-level entry with steps
• Construction: Brick construction; Block foundation; Above-grade finished area reported; below-grade finished area present
• Exterior features: Paved road access; Lot approximately 0.15 acres (45 x 141.43)

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 7.7% 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 (+1.3%/yr); 373 active listings in the ZIP; 29 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 45% 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 $760 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 24y 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 $11k; list at $110k implies a 942% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1946 — 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. 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?
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: 1.32% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $85,701
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16267 Edmore Dr	0.34mi	3/1.0 (-1)	1,100 (-1%)	1mo	$122,500	$111	76
19977 Cushing St	0.15mi	3/1.0 (-1)	1,188 (+7%)	2mo	$60,000	$51	75
19745 Kelly Rd Rd	0.35mi	3/1.0 (-1)	1,176 (+6%)	1mo	$105,000	$89	68
16260 Bringard Dr	0.33mi	3/1.0 (-1)	1,036 (-7%)	0mo	$80,000	$77	68
16444 Edmore Dr	0.23mi	4/2.0	1,234 (+11%)	1mo	$50,000	$41	66
16291 Fairmount Dr	0.31mi	3/1.0 (-1)	977 (-12%)	2mo	$112,000	$115	59
18905 Woodland St	0.48mi	3/1.5 (-1)	1,023 (-8%)	1mo	$105,000	$103	56
16092 Manning St	0.57mi	3/1.5 (-1)	1,200 (+8%)	0mo	$20,000	$17	53
15644 Carlisle St	0.74mi	3/1.0 (-1)	1,055 (-5%)	0mo	$129,900	$123	51
16209 Tacoma St	0.47mi	3/1.0 (-1)	968 (-13%)	1mo	$62,900	$65	51
16062 Carlisle St	0.49mi	3/1.0 (-1)	957 (-14%)	1mo	$42,000	$44	48
16062 CARLISLE St	0.49mi	3/1.0 (-1)	957 (-14%)	1mo	$42,000	$44	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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-11,583
• Equity at exit: $16,386

10-year hold

• IRR: -4.3%
• Equity multiple: 0.74×
• Total profit: $-7,992
• Equity at exit: $9,502

Cash invested: $30,772 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$576
• Tax from tax record: −$388 /mo · $4,661/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $133

Break-even live

Break-even rent $1,279

Max offer price $109,900

Occupancy floor 86%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	14d	1	0.26mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	24d	1	0.30mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	4d	1	0.34mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	43d	1	0.48mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.68mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.77mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	43d	1	0.80mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	0.82mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	43d	1	0.92mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	14d	1	0.96mi
22030 Cushing Ave Eastpointe, MI	3.0	2.0	1300	$1,650	$1.27	4d	1	0.99mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	16d	1	1.00mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	17d	1	1.01mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	1.02mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	1.03mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	1.05mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	1.06mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	1.12mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	1.13mi
20270 Hollywood St Harper Woods, MI	3.0	1.0	1228	$1,650	$1.34	1d	1	1.25mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	1.29mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	1.34mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	1.40mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	1.42mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	1.46mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	1.46mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	1.46mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	14d	1	1.48mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	24d	1	1.50mi

Listing history 8 events

1. 2026-06-18
   days on market $109,900 Active 9 DOM
2. 2026-06-17
   days on market $109,900 Active 8 DOM
3. 2026-06-16
   days on market $109,900 Active 7 DOM
4. 2026-06-15
   days on market $109,900 Active 6 DOM
5. 2026-06-13
   days on market $109,900 Active 4 DOM
6. 2026-06-13
   days on market $109,900 Active 3 DOM
7. 2026-06-10
   remarks 189-char remark
8. 2026-06-10
   listed $109,900 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: $4,661 · $388/mo
• Projected year-2 tax: $4,661 · $388/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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,363
• − Mortgage interest: −$6,156
• − Property taxes: −$4,661
• − Insurance: −$550
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$3,197
• Taxable income: $21
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $1,585/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

+129.0% since first listed

26 events — show timeline

• 2026-06-09 Listed $109,900 MiRealSource-MiMLS
• 2026-06-09 Listed $109,900 REALCOMP
• 2025-12-11 Rental Removed $1,300 PROPERTYWARE
• 2025-12-09 Listed for Rent $1,300 PROPERTYWARE
• 2025-12-03 Rental Removed $1,300 PROPERTYWARE
• 2025-09-26 Listed for Rent $1,300 PROPERTYWARE
• 2025-06-20 Rental Removed $1,300 PROPERTYWARE
• 2025-06-15 Listed for Rent $1,300 PROPERTYWARE
• 2010-02-09 Sold (MLS) $10,550 REALCOMP
• 2010-02-09 Sold (MLS) $10,550 MiRealSource-MiMLS
• 2009-11-27 Listing Removed — MiRealSource-MiMLS
• 2009-11-20 Listing Removed — REALCOMP
• 2009-11-20 Listed $9,000 REALCOMP
• 2009-11-20 Listed $9,000 MiRealSource-MiMLS
• 2009-07-22 Listing Removed — MiRealSource-MiMLS
• 2009-07-10 Listing Removed — REALCOMP
• 2009-07-10 Listing Removed — MiRealSource-MiMLS
• 2009-07-10 Listed $15,500 MiRealSource-MiMLS
• 2009-07-10 Listed $15,500 REALCOMP
• 2009-02-20 Listed $15,500 REALCOMP
• 2009-02-20 Listed $15,500 MiRealSource-MiMLS
• 2003-01-08 Sold (Public Records) $105,000 Public Records
• 2002-08-30 Sold (MLS) $105,000 MiRealSource-MiMLS
• 2002-07-18 Listing Removed — MiRealSource-MiMLS
• 2002-06-19 Listed $99,500 MiRealSource-MiMLS
• 2002-02-21 Sold (Public Records) $48,000 Public Records

Property tax history

+13.9%/yr

Latest (2025): $4,661 · +0.5% YoY. Source: county tax records.