16533 Harlow St · Detroit, MI 48235

$85,000

3 bd · 1.0 ba · 1,385 sqft · SingleFamily public records · 9 Days on market

Built 1937 4,356 sqft lot Est $98k · 14% under

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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 +30.0/30.0
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HIGHEST AND BEST DUE 3/24/26 AT 5:00 PM. MULTIPLE OFFERS RECEIVED. An exceptional opportunity awaits at 16533 Harlow Street, situated within Detroit, MI, USA. This distinguished single-family residence, crafted in 1937, embodies a unique blend of established character and enduring appeal. The very foundation of this single-family residence, established in 1937, speaks to a legacy of enduring craftsmanship and robust construction, providing a steadfast setting for daily life. While the home may require some elbow grease, this is the chance to make this home your own for many years to come.

Key facts

• 4,356 sq ft lot
• Built 1937
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 14.0% vs local median 10.1% 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 (+3.2%/yr); 290 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,485/mo this rent would consume 45% of the median local household income ($39k/yr) (locally 3064% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $65k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $85,000

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.39%
• DSCR: 2.22
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $98,335
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16533 Harlow St	0.00mi	3/1.5	1,385 (0%)	2mo	$83,989	$61	97
16709 Lindsay St	0.15mi	3/1.0	1,218 (-12%)	2mo	$124,888	$103	71
16199 Ferguson St	0.29mi	3/1.0	1,192 (-14%)	4mo	$85,000	$71	60
16818 Gilchrist St	0.31mi	3/1.0	1,190 (-14%)	3mo	$83,000	$70	59
15771 Rutherford St	0.65mi	3/1.0	1,289 (-7%)	1mo	$55,106	$43	57
15727 Mansfield St	0.63mi	3/1.5	1,300 (-6%)	3mo	$55,000	$42	56
15455 Lindsay St St	0.49mi	3/2.0	1,500 (+8%)	4mo	$198,000	$132	56
15762 Ferguson St	0.46mi	4/2.0 (+1)	1,510 (+9%)	4mo	$82,000	$54	51
15800 Biltmore St	0.38mi	3/2.5	1,188 (-14%)	3mo	$112,000	$94	50
16727 Mansfield St	0.52mi	3/1.5	1,207 (-13%)	3mo	$165,000	$137	50
15725 Asbury Park	0.51mi	3/2.0	1,206 (-13%)	2mo	$80,200	$67	49
17130 Mansfield St	0.65mi	3/2.0	1,559 (+13%)	0mo	$185,000	$119	44

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.89×
• Total profit: $21,250
• Equity at exit: $12,674

10-year hold

• IRR: 30.0%
• Equity multiple: 3.72×
• Total profit: $64,801
• Equity at exit: $7,349

Cash invested: $23,800 (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 48235

• Rents YoY: 3.2%
• Active inventory: 290
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$446
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $543

Break-even live

Break-even rent $798

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $591	-5% $567	+0% $543	+5% $519	+10% $495
Rent	-10% $426	-5% $485	+0% $543	+5% $602	+10% $661
Rate	-1.0pp $586	-0.5pp $565	base $543	+0.5pp $521	+1.0pp $499

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	45d	1	0.28mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	4d	1	0.34mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	25d	1	0.35mi
16757 Greenview Ave Unit 1A Detroit, MI	3.0	1.5	1600	$1,500	$0.94	6d	1	0.46mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	18d	1	0.48mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	25d	1	0.59mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	19d	1	0.60mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	4d	1	0.63mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	6d	1	0.70mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	45d	1	0.72mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	0.74mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	18d	1	0.80mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	18d	1	0.84mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	45d	1	0.85mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	18d	1	0.85mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	0.94mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	16d	1	0.94mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	45d	1	0.94mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	25d	1	0.99mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	45d	1	1.06mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	18d	1	1.07mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	6d	1	1.08mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	13d	1	1.08mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	1.12mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	45d	1	1.15mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	18d	1	1.17mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	16d	1	1.17mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	45d	1	1.17mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	45d	1	1.17mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	18d	1	1.19mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	16d	1	1.19mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	45d	1	1.21mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	25d	1	1.22mi
14510 Asbury Park Detroit, MI	2.0	1.0	1771	$1,250	$0.71	45d	1	1.22mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	16d	1	1.23mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	1.25mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	45d	1	1.27mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	6d	1	1.29mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	1.29mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	1.29mi

Listing history 11 events

1. 2026-03-26
   status Pending 595-char remark

   Show marketing remark (595 chars)

   HIGHEST AND BEST DUE 3/24/26 AT 5:00 PM. MULTIPLE OFFERS RECEIVED. An exceptional opportunity awaits at 16533 Harlow Street, situated within Detroit, MI, USA. This distinguished single-family residence, crafted in 1937, embodies a unique blend of established character and enduring appeal. The very foundation of this single-family residence, established in 1937, speaks to a legacy of enduring craftsmanship and robust construction, providing a steadfast setting for daily life. While the home may require some elbow grease, this is the chance to make this home your own for many years to come.

2. 2026-03-26
   status Pending

   Show marketing remark (595 chars)

   HIGHEST AND BEST DUE 3/24/26 AT 5:00 PM. MULTIPLE OFFERS RECEIVED. An exceptional opportunity awaits at 16533 Harlow Street, situated within Detroit, MI, USA. This distinguished single-family residence, crafted in 1937, embodies a unique blend of established character and enduring appeal. The very foundation of this single-family residence, established in 1937, speaks to a legacy of enduring craftsmanship and robust construction, providing a steadfast setting for daily life. While the home may require some elbow grease, this is the chance to make this home your own for many years to come.

3. 2026-03-17
   listed $85,000 Active

   Show marketing remark (595 chars)

   HIGHEST AND BEST DUE 3/24/26 AT 5:00 PM. MULTIPLE OFFERS RECEIVED. An exceptional opportunity awaits at 16533 Harlow Street, situated within Detroit, MI, USA. This distinguished single-family residence, crafted in 1937, embodies a unique blend of established character and enduring appeal. The very foundation of this single-family residence, established in 1937, speaks to a legacy of enduring craftsmanship and robust construction, providing a steadfast setting for daily life. While the home may require some elbow grease, this is the chance to make this home your own for many years to come.

4. 2026-03-17
   listed $85,000 Active 595-char remark

   Show marketing remark (595 chars)

   HIGHEST AND BEST DUE 3/24/26 AT 5:00 PM. MULTIPLE OFFERS RECEIVED. An exceptional opportunity awaits at 16533 Harlow Street, situated within Detroit, MI, USA. This distinguished single-family residence, crafted in 1937, embodies a unique blend of established character and enduring appeal. The very foundation of this single-family residence, established in 1937, speaks to a legacy of enduring craftsmanship and robust construction, providing a steadfast setting for daily life. While the home may require some elbow grease, this is the chance to make this home your own for many years to come.

5. 2017-09-20
   soldstatus $65,000
6. 2017-03-28
   soldstatus $27,012 Sold 132-char remark

   Show marketing remark (132 chars)

   3 BEDROOM, LIVING RM, DINING RM, KITCHEN, 1.5 BATH. BATAVI. See Additional docs. Highest and Best due by Wed 03/08/2017 by 12pm EST.

7. 2017-03-28
   soldstatus $27,012 Closed

   Show marketing remark (132 chars)

   3 BEDROOM, LIVING RM, DINING RM, KITCHEN, 1.5 BATH. BATAVI. See Additional docs. Highest and Best due by Wed 03/08/2017 by 12pm EST.

8. 2017-03-16
   status Pending
9. 2017-03-15
   status Pending 132-char remark

   Show marketing remark (132 chars)

   3 BEDROOM, LIVING RM, DINING RM, KITCHEN, 1.5 BATH. BATAVI. See Additional docs. Highest and Best due by Wed 03/08/2017 by 12pm EST.

10. 2017-03-01
    listed $15,000 Active
11. 2017-02-28
    listed $15,000 Active 132-char remark

    Show marketing remark (132 chars)

    3 BEDROOM, LIVING RM, DINING RM, KITCHEN, 1.5 BATH. BATAVI. See Additional docs. Highest and Best due by Wed 03/08/2017 by 12pm EST.

ⓘ 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: $1,788 · $149/mo
• Projected year-2 tax: $1,788 · $149/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $17,824
• − Mortgage interest: −$4,761
• − Property taxes: −$1,788
• − Insurance: −$425
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$2,473
• Taxable income: $5,525
• Est. tax owed @ 24.0%: −$1,326
• After-tax cash flow: $5,193/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+466.7% since first listed

11 events — show timeline

• 2026-03-26 Pending — MiRealSource-MiMLS
• 2026-03-26 Pending — REALCOMP
• 2026-03-17 Listed $85,000 REALCOMP
• 2026-03-17 Listed $85,000 MiRealSource-MiMLS
• 2017-09-20 Sold (Public Records) $65,000 Public Records
• 2017-03-28 Sold (MLS) $27,012 MiRealSource-MiMLS
• 2017-03-28 Sold (MLS) $27,012 REALCOMP
• 2017-03-16 Pending — MiRealSource-MiMLS
• 2017-03-15 Pending — REALCOMP
• 2017-03-01 Listed $15,000 MiRealSource-MiMLS
• 2017-02-28 Listed $15,000 REALCOMP

Property tax history

+0.4%/yr

Latest (2025): $1,788 · -54.2% YoY. Source: county tax records.