17516 Woodingham Dr · Detroit, MI 48221

$160,000

4 bd · 2.0 ba · 2,322 sqft · SingleFamily public records · 273 Days on market

Built 1937 4,356 sqft lot $69/sqft · 34% below area Est $244k · 34% under ↓ 4% since listing

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• 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

Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

Key facts

• Strong structure
• Convenient access
• Bagley neighborhood

Tags

• BRICK COLONIAL
• BAGLEY NEIGHBORHOOD
• TRADITIONAL ARCHITECTURE
• STRONG STRUCTURE
• CONVENIENT ACCESS
• SHOPPING DINING TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (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 (+3.4%/yr); 349 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 40% 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 $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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $27k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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: 1.19% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $243,944
• List price: $160,000
• Delta: -34.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17344 Greenlawn St	0.12mi	3/1.5 (-1)	2,545 (+10%)	2mo	$203,000	$80	70
16653 Woodingham Dr	0.46mi	3/1.0 (-1)	2,368 (+2%)	1mo	$75,000	$32	65
18264 San Juan Dr	0.35mi	4/3.5	2,537 (+9%)	0mo	$324,500	$128	62
18041 Griggs St	0.74mi	4/2.0	2,300 (-1%)	3mo	$202,025	$88	61
18287 Santa Rosa Dr	0.45mi	3/2.0 (-1)	2,142 (-8%)	2mo	$200,000	$93	60
17540 Indiana St	0.42mi	4/2.0	2,020 (-13%)	2mo	$155,000	$77	57
17554 Wisconsin St	0.37mi	4/2.5	2,650 (+14%)	0mo	$290,000	$109	57
18625 Cherrylawn St	0.58mi	3/2.5 (-1)	2,185 (-6%)	1mo	$230,000	$105	55
18084 Birchcrest Dr	0.71mi	4/2.5	2,157 (-7%)	3mo	$220,000	$102	51
17202 Warrington Dr	0.55mi	3/3.0 (-1)	2,071 (-11%)	1mo	$195,000	$94	47
16801 Washburn St	0.74mi	4/2.0	2,031 (-12%)	2mo	$230,000	$113	43
8549 Marygrove Dr	0.59mi	3/1.5 (-1)	1,993 (-14%)	1mo	$224,000	$112	41

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $625
• Equity at exit: $23,857

10-year hold

• IRR: 10.5%
• Equity multiple: 1.83×
• Total profit: $37,236
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $403

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 74%

Sensitivity live

Price	-10% $514	-5% $458	+0% $403	+5% $348	+10% $293
Rent	-10% $252	-5% $328	+0% $403	+5% $479	+10% $554
Rate	-1.0pp $484	-0.5pp $444	base $403	+0.5pp $362	+1.0pp $319

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	26d	1	0.12mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	45d	1	0.65mi
16211 Kentucky St Detroit, MI	4.0	2.0	2168	$1,945	$0.90	0d	1	0.82mi
15756 Ohio St Detroit, MI	5.0	2.0	1934	$1,700	$0.88	26d	1	1.00mi
16503 Linwood St Detroit, MI	4.0	2.0	2415	$1,800	$0.75	5d	1	1.25mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	45d	1	1.44mi

Listing history 29 events

1. 2026-06-21
   days on market $160,000 Active 273 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   price $160,000 Active 270 DOM
4. 2026-06-18
   days on market $180,000 Active 270 DOM
5. 2026-06-17
   days on market $180,000 Active 269 DOM
6. 2026-06-15
   days on market $180,000 Active 267 DOM
7. 2026-06-13
   days on market $180,000 Active 265 DOM
8. 2026-06-13
   days on market $180,000 Active 264 DOM
9. 2026-06-09
   days on market $180,000 Active 261 DOM
10. 2026-06-08
    days on market $180,000 Active 260 DOM
11. 2026-06-07
    days on market $180,000 Active 259 DOM
12. 2026-06-04
    days on market $180,000 Active 256 DOM
13. 2026-06-03
    days on market $180,000 Active 255 DOM
14. 2026-06-01
    days on market $180,000 Active 253 DOM
15. 2026-05-31
    days on market $180,000 Active 252 DOM
16. 2026-03-31
    status Active 489-char remark

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

17. 2026-03-27
    historical 489-char remark

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

18. 2026-03-22
    status Active 489-char remark

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

19. 2026-03-22
    status Active 489-char remark

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

20. 2026-03-22
    status Active

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

21. 2026-03-16
    historical

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

22. 2026-03-16
    historical 489-char remark

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

23. 2026-03-15
    historical 489-char remark

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

24. 2026-01-30
    price $180,000 489-char remark

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

25. 2026-01-29
    price $180,000 489-char remark

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

26. 2026-01-29
    price $180,000

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

27. 2025-09-15
    listed $187,000 Active 489-char remark

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

28. 2025-09-15
    listed $187,000 Active 489-char remark

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

29. 2025-09-15
    listed $187,000 Active

    Show marketing remark (489 chars)

    Come see the endless potential in this spacious brick colonial in Detroit's Bagley neighborhood offering a prime flip opportunity. Featuring traditional Detroit-style architecture, this house has strong bones and is a blank canvas in need of a little TLC. Located just minutes from the Livernois Avenue of Fashion corridor, this property offers convenient access to shopping, dining, and transportation routes. Motivated seller. The property is well-suited for renovation or redevelopment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,919
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$4,655
• Taxable income: $2,435
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $4,253/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

-3.7% since first listed

14 events — show timeline

• 2026-03-31 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-22 Relisted — MiRealSource-MiMLS
• 2026-03-22 Relisted — REALCOMP
• 2026-03-22 Relisted — SW Michigan MLS
• 2026-03-16 Listing Removed — SW Michigan MLS
• 2026-03-16 Listing Removed — MiRealSource-MiMLS
• 2026-03-15 Listing Removed — REALCOMP
• 2026-01-30 Price Changed $180,000 MiRealSource-MiMLS
• 2026-01-29 Price Changed $180,000 REALCOMP
• 2026-01-29 Price Changed $180,000 SW Michigan MLS
• 2025-09-15 Listed $187,000 REALCOMP
• 2025-09-15 Listed $187,000 SW Michigan MLS
• 2025-09-15 Listed $187,000 MiRealSource-MiMLS

Property tax history

+12.6%/yr

Latest (2025): $10,213 · +111.6% YoY. Source: county tax records.