16820 Santa Rosa Dr · Detroit, MI 48221

$15,500

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 290 Days on market

Built 1925 3,485 sqft lot $13/sqft · 89% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

The newest listing presented by the Detroit Land Bank. .. .This 3-bedroom, 1-bathroom bungalow offers 1,200 square feet of potential. Whether you're looking to renovate and flip or add to your rental portfolio, this property is ready for a new owner to restore it to its original charm. Located in a desirable neighborhood with solid bones and classic features, it's the perfect canvas for your next project. Don't miss this opportunity to bring new life to a timeless home! This property is being sold as is. Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests.

Key facts

• Solid bones
• Timeless home
• Classic features

Tags

• SOLID BONES
• CLASSIC FEATURES
• TIMELESS HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $990 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).
• Recommended offer: $14k (12.0% below list) — sets the bar for market timing.
• Cap rate 82.9% vs local median 10.0% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $107 of loan paydown is wiped out by about $465 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($14k) 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $13,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 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 1925 — 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: 8.96% ✓
• Cap rate: 82.92%
• Cash-on-cash: 273.68%
• DSCR: 13.18
• GRM: 0.9

CMA / ARV

• ARV (median comp): $137,887
• List price: $15,500
• Delta: -88.76%
• 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
16820 Santa Rosa Dr	0.00mi	3/1.0	1,224 (0%)	0mo	$10,000	$8	100
16596 Prairie St	0.14mi	3/1.0	1,224 (0%)	8mo	$50,000	$41	87
16659 Lilac St	0.24mi	3/2.0	1,296 (+6%)	1mo	$40,000	$31	74
16273 Woodingham Dr	0.43mi	3/1.0	1,206 (-2%)	7mo	$10,000	$8	72
16890 Monica St	0.09mi	4/1.0 (+1)	1,359 (+11%)	7mo	$165,000	$121	67
16665 San Juan Dr	0.19mi	2/1.0 (-1)	1,100 (-10%)	5mo	$40,000	$36	65
15863 Belden St	0.56mi	3/1.0	1,156 (-6%)	1mo	$18,600	$16	64
15904 Parkside St	0.70mi	3/1.5	1,204 (-2%)	2mo	$140,000	$116	61
17510 Monica St	0.42mi	3/1.5	1,331 (+9%)	7mo	$215,000	$162	58
6433 Globe St	0.59mi	3/1.0	1,344 (+10%)	7mo	$100,000	$74	50
16177 Turner St	0.44mi	4/2.0 (+1)	1,118 (-9%)	8mo	$55,000	$49	50
15853 Santa Rosa Dr	0.47mi	4/1.0 (+1)	1,050 (-14%)	2mo	$140,000	$133	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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.09×
• Total profit: $61,168
• Equity at exit: $2,311

10-year hold

• IRR: —
• Equity multiple: 32.59×
• Total profit: $137,081
• Equity at exit: $1,340

Cash invested: $4,340 (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: 0.9×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$81
• Tax est. 1.5%: −$19 /mo · $232/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $990

Break-even live

Break-even rent $136

Max offer price $15,500

Occupancy floor 24%

Sensitivity live

Price	-10% $1,001	-5% $995	+0% $990	+5% $984	+10% $979
Rent	-10% $880	-5% $935	+0% $990	+5% $1,045	+10% $1,099
Rate	-1.0pp $998	-0.5pp $994	base $990	+0.5pp $986	+1.0pp $982

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: $3,875
• Closing costs: $465
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	19d	1	0.10mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	19d	1	0.20mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	26d	1	0.21mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	18d	1	0.25mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	45d	1	0.25mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	19d	1	0.29mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	45d	1	0.30mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	45d	1	0.45mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	45d	1	0.49mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	45d	1	0.50mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	26d	1	0.50mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	5d	1	0.56mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	6d	1	0.59mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	26d	1	0.61mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	21d	1	0.61mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	45d	1	0.61mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	18d	1	0.75mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	45d	1	0.77mi
16174 Princeton St Unit 2 Detroit, MI	2.0	1.0	985	$1,100	$1.12	45d	1	0.78mi
16174 Princeton St Detroit, MI	2.0	1.0	985	$1,100	$1.12	21d	1	0.78mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	19d	1	0.78mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	26d	1	0.83mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	45d	1	0.86mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	6d	1	0.88mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	45d	1	0.90mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	19d	1	0.94mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	19d	1	0.95mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	45d	1	0.98mi
16927 Inverness St Detroit, MI	2.0	1.0	897	$1,650	$1.84	18d	1	1.01mi
15765 Washburn St Unit 15767 Washburn Upper Detroit, MI	2.0	1.0	1093	$950	$0.87	0d	1	1.08mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	45d	1	1.12mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	6d	1	1.23mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	19d	1	1.27mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	45d	1	1.29mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	1.29mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	6d	1	1.29mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	45d	2	1.31mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	6d	1	1.33mi
17765 Manderson Rd Unit 8 Highland Park, MI	2.0	1.0	1000	$1,215	$1.22	3d	1	1.35mi
17765 Manderson Rd Unit 14 Highland Park, MI	2.0	1.0	1000	$1,175	$1.18	45d	1	1.35mi

Listing history 4 events

1. 2026-05-18
   status Pending 876-char remark

   Show marketing remark (882 chars)

   The newest listing presented by the Detroit Land Bank. .. .This 3-bedroom, 1-bathroom bungalow offers 1,200 square feet of potential. Whether you're looking to renovate and flip or add to your rental portfolio, this property is ready for a new owner to restore it to its original charm. Located in a desirable neighborhood with solid bones and classic features, it's the perfect canvas for your next project. Don’t miss this opportunity to bring new life to a timeless home! This property is being sold as is. Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests.

2. 2026-05-18
   status Pending 882-char remark

   Show marketing remark (882 chars)

   The newest listing presented by the Detroit Land Bank. .. .This 3-bedroom, 1-bathroom bungalow offers 1,200 square feet of potential. Whether you're looking to renovate and flip or add to your rental portfolio, this property is ready for a new owner to restore it to its original charm. Located in a desirable neighborhood with solid bones and classic features, it's the perfect canvas for your next project. Don’t miss this opportunity to bring new life to a timeless home! This property is being sold as is. Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests.

3. 2025-08-01
   listed $15,500 Active 882-char remark

   Show marketing remark (876 chars)

   The newest listing presented by the Detroit Land Bank. .. .This 3-bedroom, 1-bathroom bungalow offers 1,200 square feet of potential. Whether you're looking to renovate and flip or add to your rental portfolio, this property is ready for a new owner to restore it to its original charm. Located in a desirable neighborhood with solid bones and classic features, it's the perfect canvas for your next project. Don't miss this opportunity to bring new life to a timeless home! This property is being sold as is. Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests.

4. 2025-08-01
   listed $15,500 Active 876-char remark

   Show marketing remark (876 chars)

   The newest listing presented by the Detroit Land Bank. .. .This 3-bedroom, 1-bathroom bungalow offers 1,200 square feet of potential. Whether you're looking to renovate and flip or add to your rental portfolio, this property is ready for a new owner to restore it to its original charm. Located in a desirable neighborhood with solid bones and classic features, it's the perfect canvas for your next project. Don't miss this opportunity to bring new life to a timeless home! This property is being sold as is. Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests.

ⓘ 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: $16,662
• − Mortgage interest: −$868
• − Property taxes: −$232
• − Insurance: −$78
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$451
• Taxable income: $12,367
• Est. tax owed @ 24.0%: −$2,968
• After-tax cash flow: $8,910/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

+0.0% since first listed

4 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2025-08-01 Listed $15,500 REALCOMP
• 2025-08-01 Listed $15,500 MiRealSource-MiMLS

Property tax history

+2.8%/yr

Latest (2025): $1,423 · -24.6% YoY. Source: county tax records.