1716 E Grand Blvd Blvd · Detroit, MI 48211

$148,999

9 bd · 4.5 ba · 4,760 sqft · Townhouse public records · 93 Days on market

Built 1916 6,280 sqft lot $31/sqft · 32% above area Est $113k · 32% 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 +18.0/30.0
• 1% rule +5.9/10.0
• DSCR +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.1/10.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Cash Only! No DSCR PROPERTY NEEDS FULL REHAB Fantastic investment opportunity in Detroit's rapidly developing East Grand Boulevard corridor. This four-unit property offers strong income potential and is located just minutes from Milwaukee Junction and the New Center area. Situated near the highly anticipated redevelopment of the historic Packer Building, the surrounding neighborhood is experiencing significant revitalization and new investment. Convenient access to major thoroughfares, Downtown Detroit, Midtown, and nearby employment centers enhances its long-term rental appeal.

Key facts

• 6,280 sq ft lot
• Built 1916
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 9-bed/4.5-bath townhouse listed at $149k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 85 active listings in the ZIP; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• It's been on market 93 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 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 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,589 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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. 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?
8. 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.
9. 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.
10. 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: 1.09% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 7.6

CMA / ARV

• ARV (median comp): $113,070
• List price: $148,999
• Delta: 31.78%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-15,811
• Equity at exit: $22,216

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,760
• Equity at exit: $12,883

Cash invested: $41,720 (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 48211

• Home prices YoY: -2.9%
• Active inventory: 85
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$310 /mo · $3,714/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $129

Break-even live

Break-even rent $1,459

Max offer price $148,999

Occupancy floor 87%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $148,999 Active 93 DOM
2. 2026-06-17
   days on market $148,999 Active 92 DOM
3. 2026-06-15
   days on market $148,999 Active 90 DOM
4. 2026-06-13
   days on market $148,999 Active 88 DOM
5. 2026-06-13
   days on market $148,999 Active 87 DOM
6. 2026-06-09
   days on market $148,999 Active 84 DOM
7. 2026-06-08
   days on market $148,999 Active 83 DOM
8. 2026-06-07
   days on market $148,999 Active 82 DOM
9. 2026-06-04
   days on market $148,999 Active 79 DOM
10. 2026-06-03
    days on market $148,999 Active 78 DOM
11. 2026-06-01
    days on market $148,999 Active 76 DOM
12. 2026-05-31
    days on market $148,999 Active 75 DOM
13. 2026-05-11
    price $148,999 585-char remark

    Show marketing remark (585 chars)

    Cash Only! No DSCR PROPERTY NEEDS FULL REHAB Fantastic investment opportunity in Detroit's rapidly developing East Grand Boulevard corridor. This four-unit property offers strong income potential and is located just minutes from Milwaukee Junction and the New Center area. Situated near the highly anticipated redevelopment of the historic Packer Building, the surrounding neighborhood is experiencing significant revitalization and new investment. Convenient access to major thoroughfares, Downtown Detroit, Midtown, and nearby employment centers enhances its long-term rental appeal.

14. 2026-05-10
    price $148,999 594-char remark

    Show marketing remark (594 chars)

    Cash Only! No DSCR PROPERTY NEEDS FULL REHAB Fantastic investment opportunity in Detroit’s rapidly developing East Grand Boulevard corridor. This four-unit property offers strong income potential and is located just minutes from Milwaukee Junction and the New Center area. Situated near the highly anticipated redevelopment of the historic Packer Building, the surrounding neighborhood is experiencing significant revitalization and new investment. Convenient access to major thoroughfares, Downtown Detroit, Midtown, and nearby employment centers enhances its long-term rental appeal.

15. 2026-04-17
    status Active 585-char remark

    Show marketing remark (594 chars)

    Cash Only! No DSCR PROPERTY NEEDS FULL REHAB Fantastic investment opportunity in Detroit’s rapidly developing East Grand Boulevard corridor. This four-unit property offers strong income potential and is located just minutes from Milwaukee Junction and the New Center area. Situated near the highly anticipated redevelopment of the historic Packer Building, the surrounding neighborhood is experiencing significant revitalization and new investment. Convenient access to major thoroughfares, Downtown Detroit, Midtown, and nearby employment centers enhances its long-term rental appeal.

16. 2026-04-17
    status Active 594-char remark

    Show marketing remark (594 chars)

    Cash Only! No DSCR PROPERTY NEEDS FULL REHAB Fantastic investment opportunity in Detroit’s rapidly developing East Grand Boulevard corridor. This four-unit property offers strong income potential and is located just minutes from Milwaukee Junction and the New Center area. Situated near the highly anticipated redevelopment of the historic Packer Building, the surrounding neighborhood is experiencing significant revitalization and new investment. Convenient access to major thoroughfares, Downtown Detroit, Midtown, and nearby employment centers enhances its long-term rental appeal.

17. 2026-03-30
    historical Keep Showing-Contgcy Appl 585-char remark

    Show marketing remark (594 chars)

    Cash Only! No DSCR PROPERTY NEEDS FULL REHAB Fantastic investment opportunity in Detroit’s rapidly developing East Grand Boulevard corridor. This four-unit property offers strong income potential and is located just minutes from Milwaukee Junction and the New Center area. Situated near the highly anticipated redevelopment of the historic Packer Building, the surrounding neighborhood is experiencing significant revitalization and new investment. Convenient access to major thoroughfares, Downtown Detroit, Midtown, and nearby employment centers enhances its long-term rental appeal.

18. 2026-03-30
    historical Active Under Contract 594-char remark

    Show marketing remark (594 chars)

    Cash Only! No DSCR PROPERTY NEEDS FULL REHAB Fantastic investment opportunity in Detroit’s rapidly developing East Grand Boulevard corridor. This four-unit property offers strong income potential and is located just minutes from Milwaukee Junction and the New Center area. Situated near the highly anticipated redevelopment of the historic Packer Building, the surrounding neighborhood is experiencing significant revitalization and new investment. Convenient access to major thoroughfares, Downtown Detroit, Midtown, and nearby employment centers enhances its long-term rental appeal.

19. 2026-03-17
    listed $149,999 Active 594-char remark

    Show marketing remark (585 chars)

    Cash Only! No DSCR PROPERTY NEEDS FULL REHAB Fantastic investment opportunity in Detroit's rapidly developing East Grand Boulevard corridor. This four-unit property offers strong income potential and is located just minutes from Milwaukee Junction and the New Center area. Situated near the highly anticipated redevelopment of the historic Packer Building, the surrounding neighborhood is experiencing significant revitalization and new investment. Convenient access to major thoroughfares, Downtown Detroit, Midtown, and nearby employment centers enhances its long-term rental appeal.

20. 2026-03-17
    listed $149,999 Active 585-char remark

    Show marketing remark (585 chars)

    Cash Only! No DSCR PROPERTY NEEDS FULL REHAB Fantastic investment opportunity in Detroit's rapidly developing East Grand Boulevard corridor. This four-unit property offers strong income potential and is located just minutes from Milwaukee Junction and the New Center area. Situated near the highly anticipated redevelopment of the historic Packer Building, the surrounding neighborhood is experiencing significant revitalization and new investment. Convenient access to major thoroughfares, Downtown Detroit, Midtown, and nearby employment centers enhances its long-term rental appeal.

ⓘ 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: $3,714 · $310/mo
• Projected year-2 tax: $3,714 · $310/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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,477
• − Mortgage interest: −$8,346
• − Property taxes: −$3,714
• − Insurance: −$745
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$4,335
• Taxable loss: −$779
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $1,738/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
• City population: 572,865
• Population (ZIP): 5,556

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 45% Black 42% Two or more races 7% Asian 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Romanian 1% Slovak 1%
• Foreign-born: 25% · Canada
• Languages at home: 57% English-only · Arabic 38% Spanish 1% Tagalog/Filipino 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: ▼ -5.80%
• Current HPI: 191.8607
• Rent YoY: —
• Metro: —
• 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

-0.7% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $148,999 MiRealSource-MiMLS
• 2026-05-10 Price Changed $148,999 REALCOMP
• 2026-04-17 Relisted — MiRealSource-MiMLS
• 2026-04-17 Relisted — REALCOMP
• 2026-03-30 Contingent — MiRealSource-MiMLS
• 2026-03-30 Contingent — REALCOMP
• 2026-03-17 Listed $149,999 REALCOMP
• 2026-03-17 Listed $149,999 MiRealSource-MiMLS

Property tax history

+4.9%/yr

Latest (2025): $3,714 · -52.9% YoY. Source: county tax records.