16525 Woodlane Rd #138 · Fraser, MI 48026

$140,000

2 bd · 2.0 ba · 1,061 sqft · Condo public records · 6 Days on market

Built 1990

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.8/30.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted upper ranch unit featuring laminate flooring throughout, two bedrooms, and two full baths. The spacious living room includes a gas fireplace, while the dining room boasts cathedral ceilings. The kitchen is equipped with stainless steel appliances, and the unit includes an in-unit washer and dryer with ample cabinet space. The primary bedroom offers 'his and her' closets and an en-suite bathroom, while the second bedroom includes a walk-in closet. This unit also comes with Carport #138. Book your showing today!

Key facts

• Laminate flooring
• Cathedral ceilings
• Freshly painted

Tags

• FRESHLY PAINTED
• LAMINATE FLOORING
• GAS FIREPLACE
• CATHEDRAL CEILINGS
• STAINLESS STEEL APPLIANCES
• IN-UNIT WASHER AND DRYER

Property features AI

Finance

• HOA & community: Association maintains grounds

Exterior

• Parking: No garage; Assigned parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Residential property; One-level layout; Upper-level entry with steps
• Construction: Brick, vinyl siding, and wood siding exterior; Asphalt roof; Slab foundation; Built above grade (1,061 square feet finished)
• Exterior features: Private entrance; Exterior lighting; Covered porch

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Microwave; Free-standing refrigerator
• Bedrooms: Upper-level entry (unit located above grade with steps)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced-air heating with natural gas
• Interior features: High-speed internet; Gas fireplace in family room
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-340 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (3.2% below list).
• Recommended offer: $135k (3.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#68 in MI, #1,459 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, commute A-; Watch: amenities F.
• Fraser Public Schools (suburban): math 31% / reading 43% proficiency, ranked #244 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thomas A Edison Elem School (math 27% / reading 37%, grade F, #814 of 1,397 statewide, top 61%, 365 students, 60% FRL); Richards Middle School (math 30% / reading 51%, grade F, #202 of 493 statewide, top 42%, 765 students, 51% FRL); Fraser High School (math 28% / reading 58%, grade F, #260 of 713 statewide, top 37%, 1,524 students, 43% FRL).
• Market conditions: 70 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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 $82k; list at $140k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $135,458 (3.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 3.38%
• Cash-on-cash: -10.41%
• DSCR: 0.54
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -34.7%
• Equity multiple: -0.12×
• Total profit: $-44,052
• Equity at exit: $20,874

10-year hold

• IRR: -42.9%
• Equity multiple: -0.66×
• Total profit: $-65,061
• Equity at exit: $12,105

Cash invested: $39,200 (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 48026

• Active inventory: 70
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$734
• Tax from tax record: −$266 /mo · $3,188/yr
• Insurance: −$58
• HOA est. from 2 same-building comps: −$352
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-340

Break-even live

Break-even rent $1,785

Max offer price $79,927

Occupancy floor —

Sensitivity live

Price	-10% $-261	-5% $-300	+0% $-340	+5% $-380	+10% $-419
Rent	-10% $-447	-5% $-394	+0% $-340	+5% $-287	+10% $-233
Rate	-1.0pp $-270	-0.5pp $-304	base $-340	+0.5pp $-376	+1.0pp $-413

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16525 Woodlane #138 Fraser, MI	2.0	2.0	1061	$1,400	$1.32	45d	1	0.01mi
34632 Mercer Ln Fraser, MI	2.0	1.0	894	$1,295	$1.45	4d	1	0.03mi
34917 Hamilton Dr Fraser, MI	2.0	1.0	800	$1,395	$1.74	26d	1	0.14mi
34673 Clarkson Dr E #78 Fraser, MI	2.0	1.0	808	$1,150	$1.42	23d	1	0.19mi
16695 Washington Sq Clinton Twp, MI	1.0–2.0	1.0	760	$1,350	$1.78	45d	1	0.37mi
33630 Utica Rd Fraser, MI	1.0	1.0	832	$1,425	$1.71	45d	1	0.48mi
16950 Kennedy Dr E Fraser, MI	1.0–2.0	1.0	755	$1,125	$1.49	16d	2	0.78mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,059	$2.05	0d	10	0.89mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	45d	2	1.08mi
16951 General Ave Fraser, MI	2.0	1.0	900	$1,250	$1.39	6d	1	1.19mi
14378 Moravian Manor Cir Sterling Heights, MI	2.0	2.0	1303	$1,800	$1.38	26d	1	1.31mi
18600 14 Mile Rd Fraser, MI	2.0	1.0	1070	$1,195	$1.12	26d	1	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-21
   days on market $140,000 Active 6 DOM
2. 2026-06-18
   days on market $140,000 Active 3 DOM
3. 2026-06-17
   days on market $140,000 Active 2 DOM
4. 2026-06-15
   remarks 531-char remark

   Show marketing remark (531 chars)

   Freshly painted upper ranch unit featuring laminate flooring throughout, two bedrooms, and two full baths. The spacious living room includes a gas fireplace, while the dining room boasts cathedral ceilings. The kitchen is equipped with stainless steel appliances, and the unit includes an in-unit washer and dryer with ample cabinet space. The primary bedroom offers 'his and her' closets and an en-suite bathroom, while the second bedroom includes a walk-in closet. This unit also comes with Carport #138. Book your showing today!

5. 2026-06-15
   listed $140,000 Active 1 DOM

   Show marketing remark (531 chars)

   Freshly painted upper ranch unit featuring laminate flooring throughout, two bedrooms, and two full baths. The spacious living room includes a gas fireplace, while the dining room boasts cathedral ceilings. The kitchen is equipped with stainless steel appliances, and the unit includes an in-unit washer and dryer with ample cabinet space. The primary bedroom offers 'his and her' closets and an en-suite bathroom, while the second bedroom includes a walk-in closet. This unit also comes with Carport #138. Book your showing today!

ⓘ 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: $3,188 · $266/mo
• Projected year-2 tax: $3,188 · $266/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 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,255
• − Mortgage interest: −$7,842
• − Property taxes: −$3,188
• − Insurance: −$700
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − HOA: −$4,224
• − Depreciation: −$4,073
• Taxable loss: −$6,373
• Est. tax savings @ 24.0%: +$1,529
• After-tax cash flow: $-2,551/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: Fraser Public Schools
• NCES district ID: 2614820
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $49,752
• Composite: 31.94/100
• National rank: #5846
• State rank: #244 of 540 in MI

Livability — Fraser

• Score: 81/100
• State rank: #68
• US rank: #1459

Category grades

Amenities F Commute A- Cost of living A+ Crime C+ Employment C Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fraser, MI
• City population: 14,604
• Population (ZIP): 14,604

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 18% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 89% English-only · Other Indo-European 4% Arabic 2% Spanish 1%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.50%
• Current HPI: 184.7521
• 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

+103.2% since first listed

13 events — show timeline

• 2026-06-15 Listed $140,000 REALCOMP
• 2026-06-15 Listed $140,000 MiRealSource-MiMLS
• 2026-05-27 Listed for Rent $1,400 REALSOURCE
• 2026-05-26 Rental Removed $1,400 REALCOMP
• 2026-03-10 Listed for Rent $1,400 REALCOMP
• 2026-03-10 Rental Removed $1,400 REALSOURCE
• 2026-03-03 Listed for Rent $1,400 REALSOURCE
• 2025-03-11 Rental Removed $1,399 REALSOURCE
• 2025-01-16 Listed for Rent $1,399 REALSOURCE
• 2024-12-18 Rental Removed $1,499 REALSOURCE
• 2024-11-13 Listed for Rent $1,499 REALSOURCE
• 2020-04-17 Sold (Public Records) $81,500 Public Records
• 1991-08-02 Sold (Public Records) $68,900 Public Records

Property tax history

+9.6%/yr

Latest (2025): $3,188 · +2.8% YoY. Source: county tax records.