16211 Muirland St · Detroit, MI 48221

$145,000

3 bd · 1.5 ba · 1,550 sqft · SingleFamily public records · 148 Days on market

Built 1927 4,356 sqft lot Est $149k · at est.

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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 +16.0/30.0
• ARV discount +8.6/15.0
• DSCR +4.9/10.0
• 1% rule +4.8/10.0
• 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

Charming 2-story A-frame style brick home featuring a spacious 2-car garage and an unfinished basement offering endless potential. This well-maintained home includes thoughtful updates throughout, blending classic character with modern comfort. A wonderful opportunity to own a distinctive home with room to personalize and make your own!

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1927

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $71 ($856/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (1.7% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 10.0% 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: 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.
• Zoned schools: Paul Robeson Malcolm X Academy (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 395 students, 88% FRL); Mumford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 889 students, 86% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 349 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $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 148 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 13y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1927 — 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: 0.98% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $148,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16533 Parkside St	0.16mi	3/2.0	1,500 (-3%)	2mo	$205,000	$137	84
16180 Wildemere St	0.10mi	3/1.5	1,454 (-6%)	2mo	$115,000	$79	83
16141 Wildemere St	0.09mi	3/1.5	1,448 (-7%)	5mo	$165,000	$114	80
15580 Linwood St	0.50mi	3/1.0	1,546 (-0%)	6mo	$45,000	$29	69
16811 Stoepel St	0.46mi	3/2.0	1,500 (-3%)	5mo	$138,000	$92	67
16651 Lawton St	0.28mi	4/1.5 (+1)	1,656 (+7%)	5mo	$90,000	$54	66
16143 Monica St	0.51mi	4/2.0 (+1)	1,500 (-3%)	2mo	$175,000	$117	62
17421 Quincy St	0.68mi	3/1.5	1,474 (-5%)	2mo	$234,500	$159	58
16177 Inverness St	0.56mi	3/1.0	1,404 (-9%)	4mo	$70,000	$50	53
15877 Baylis St	0.54mi	3/1.0	1,400 (-10%)	5mo	$71,000	$51	52
16864 Santa Rosa Dr	0.52mi	4/1.5 (+1)	1,764 (+14%)	1mo	$170,000	$96	47
16890 Monica St	0.58mi	4/1.0 (+1)	1,359 (-12%)	7mo	$165,000	$121	40

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-18,263
• Equity at exit: $21,620

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-7,206
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$760
• Tax from tax record: −$234 /mo · $2,812/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $71

Break-even live

Break-even rent $1,336

Max offer price $145,000

Occupancy floor 90%

Sensitivity live

Price	-10% $153	-5% $112	+0% $71	+5% $30	+10% $-11
Rent	-10% $-41	-5% $15	+0% $71	+5% $128	+10% $184
Rate	-1.0pp $144	-0.5pp $108	base $71	+0.5pp $34	+1.0pp $-4

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	26d	1	0.24mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	19d	1	0.45mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	45d	1	0.53mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	45d	1	0.59mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	19d	1	0.63mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	19d	1	0.68mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	45d	1	0.72mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	18d	1	0.75mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	45d	1	0.84mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	26d	1	0.84mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	45d	1	0.98mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	19d	1	0.98mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	26d	1	1.06mi
17670 Manderson Rd Unit 17670 Detroit, MI	2.0	1.0	1199	$1,595	$1.33	45d	1	1.08mi
17666 Manderson Rd Unit 17666 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	45d	1	1.08mi
1031 Covington Dr Unit 1061 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	45d	1	1.09mi
1029 Covington Dr Unit 1029 Detroit, MI	2.0	1.0	1200	$1,495	$1.25	45d	1	1.09mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	6d	1	1.10mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	45d	1	1.10mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	21d	1	1.11mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	26d	1	1.11mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	26d	1	1.13mi
885 Covington Dr Unit 201 Highland Park, MI	2.0	2.0	1350	$1,695	$1.26	45d	1	1.13mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	45d	1	1.16mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	45d	1	1.18mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	19d	1	1.21mi
16211 Kentucky St Detroit, MI	4.0	2.0	2168	$1,945	$0.90	0d	1	1.29mi
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	0d	1	1.35mi
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	19d	1	1.35mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	45d	1	1.38mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	45d	1	1.38mi
15765 Washburn St Unit 15767 Washburn Upper Detroit, MI	2.0	1.0	1093	$950	$0.87	0d	1	1.43mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	6d	1	1.43mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	21d	1	1.43mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	19d	1	1.44mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	18d	1	1.46mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	21d	1	1.47mi

Listing history 33 events

1. 2026-04-24
   status Pending 338-char remark

   Show marketing remark (338 chars)

   Charming 2-story A-frame style brick home featuring a spacious 2-car garage and an unfinished basement offering endless potential. This well-maintained home includes thoughtful updates throughout, blending classic character with modern comfort. A wonderful opportunity to own a distinctive home with room to personalize and make your own!

2. 2026-04-24
   status Pending

   Show marketing remark (338 chars)

   Charming 2-story A-frame style brick home featuring a spacious 2-car garage and an unfinished basement offering endless potential. This well-maintained home includes thoughtful updates throughout, blending classic character with modern comfort. A wonderful opportunity to own a distinctive home with room to personalize and make your own!

3. 2026-04-11
   price $145,000 338-char remark

   Show marketing remark (338 chars)

   Charming 2-story A-frame style brick home featuring a spacious 2-car garage and an unfinished basement offering endless potential. This well-maintained home includes thoughtful updates throughout, blending classic character with modern comfort. A wonderful opportunity to own a distinctive home with room to personalize and make your own!

4. 2026-04-11
   price $145,000

   Show marketing remark (338 chars)

   Charming 2-story A-frame style brick home featuring a spacious 2-car garage and an unfinished basement offering endless potential. This well-maintained home includes thoughtful updates throughout, blending classic character with modern comfort. A wonderful opportunity to own a distinctive home with room to personalize and make your own!

5. 2026-03-09
   status Active 338-char remark

   Show marketing remark (338 chars)

   Charming 2-story A-frame style brick home featuring a spacious 2-car garage and an unfinished basement offering endless potential. This well-maintained home includes thoughtful updates throughout, blending classic character with modern comfort. A wonderful opportunity to own a distinctive home with room to personalize and make your own!

6. 2026-03-09
   status Active

   Show marketing remark (338 chars)

   Charming 2-story A-frame style brick home featuring a spacious 2-car garage and an unfinished basement offering endless potential. This well-maintained home includes thoughtful updates throughout, blending classic character with modern comfort. A wonderful opportunity to own a distinctive home with room to personalize and make your own!

7. 2026-02-10
   status Pending 338-char remark

   Show marketing remark (338 chars)

   Charming 2-story A-frame style brick home featuring a spacious 2-car garage and an unfinished basement offering endless potential. This well-maintained home includes thoughtful updates throughout, blending classic character with modern comfort. A wonderful opportunity to own a distinctive home with room to personalize and make your own!

8. 2026-02-10
   status Pending

   Show marketing remark (338 chars)

   Charming 2-story A-frame style brick home featuring a spacious 2-car garage and an unfinished basement offering endless potential. This well-maintained home includes thoughtful updates throughout, blending classic character with modern comfort. A wonderful opportunity to own a distinctive home with room to personalize and make your own!

9. 2026-01-16
   price $150,000 338-char remark

   Show marketing remark (338 chars)

   Charming 2-story A-frame style brick home featuring a spacious 2-car garage and an unfinished basement offering endless potential. This well-maintained home includes thoughtful updates throughout, blending classic character with modern comfort. A wonderful opportunity to own a distinctive home with room to personalize and make your own!

10. 2026-01-15
    price $150,000
11. 2025-10-31
    listed $170,000 Active

    Show marketing remark (338 chars)

    Charming 2-story A-frame style brick home featuring a spacious 2-car garage and an unfinished basement offering endless potential. This well-maintained home includes thoughtful updates throughout, blending classic character with modern comfort. A wonderful opportunity to own a distinctive home with room to personalize and make your own!

12. 2025-10-31
    listed $170,000 Active 338-char remark

    Show marketing remark (338 chars)

    Charming 2-story A-frame style brick home featuring a spacious 2-car garage and an unfinished basement offering endless potential. This well-maintained home includes thoughtful updates throughout, blending classic character with modern comfort. A wonderful opportunity to own a distinctive home with room to personalize and make your own!

13. 2025-10-28
    historical
14. 2025-10-28
    historical
15. 2025-10-24
    price $172,000
16. 2025-10-23
    price $172,000
17. 2025-10-09
    listed $182,000 Active
18. 2025-10-09
    listed $182,000 Active
19. 2022-07-06
    soldstatus $157,000
20. 2022-04-29
    soldstatus $120,000 Sold
21. 2022-04-29
    soldstatus $120,000 Closed
22. 2022-04-25
    status Pending
23. 2022-04-25
    status Pending
24. 2022-04-15
    status Active
25. 2022-04-15
    status Active
26. 2022-04-13
    status Pending
27. 2022-04-13
    status Pending
28. 2022-03-25
    listed $140,000 Active
29. 2022-03-25
    listed $140,000 Active
30. 2013-06-13
    historical
31. 2013-06-13
    historical
32. 2013-03-21
    listed $7,000
33. 2013-03-21
    listed $7,000

ⓘ 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: $2,812 · $234/mo
• Projected year-2 tax: $2,812 · $234/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,112
• − Mortgage interest: −$8,122
• − Property taxes: −$2,812
• − Insurance: −$725
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$4,218
• Taxable loss: −$1,504
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $1,217/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

+1971.4% since first listed

33 events — show timeline

• 2026-04-24 Pending — MiRealSource-MiMLS
• 2026-04-24 Pending — REALCOMP
• 2026-04-11 Price Changed $145,000 MiRealSource-MiMLS
• 2026-04-11 Price Changed $145,000 REALCOMP
• 2026-03-09 Relisted — MiRealSource-MiMLS
• 2026-03-09 Relisted — REALCOMP
• 2026-02-10 Pending — MiRealSource-MiMLS
• 2026-02-10 Pending — REALCOMP
• 2026-01-16 Price Changed $150,000 MiRealSource-MiMLS
• 2026-01-15 Price Changed $150,000 REALCOMP
• 2025-10-31 Listed $170,000 REALCOMP
• 2025-10-31 Listed $170,000 MiRealSource-MiMLS
• 2025-10-28 Listing Removed — MiRealSource-MiMLS
• 2025-10-28 Listing Removed — REALCOMP
• 2025-10-24 Price Changed $172,000 MiRealSource-MiMLS
• 2025-10-23 Price Changed $172,000 REALCOMP
• 2025-10-09 Listed $182,000 REALCOMP
• 2025-10-09 Listed $182,000 MiRealSource-MiMLS
• 2022-07-06 Sold (Public Records) $157,000 Public Records
• 2022-04-29 Sold (MLS) $120,000 MiRealSource-MiMLS
• 2022-04-29 Sold (MLS) $120,000 REALCOMP
• 2022-04-25 Pending — MiRealSource-MiMLS
• 2022-04-25 Pending — REALCOMP
• 2022-04-15 Relisted — MiRealSource-MiMLS
• 2022-04-15 Relisted — REALCOMP
• 2022-04-13 Pending — MiRealSource-MiMLS
• 2022-04-13 Pending — REALCOMP
• 2022-03-25 Listed $140,000 MiRealSource-MiMLS
• 2022-03-25 Listed $140,000 REALCOMP
• 2013-06-13 Listing Removed — REALCOMP
• 2013-06-13 Listing Removed — MiRealSource-MiMLS
• 2013-03-21 Listed $7,000 REALCOMP
• 2013-03-21 Listed $7,000 MiRealSource-MiMLS

Property tax history

+0.9%/yr

Latest (2025): $2,812 · -10.6% YoY. Source: county tax records.