16496 Tacoma St · Detroit, MI 48205

$100,000

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 42 Days on market

Built 1946 4,792 sqft lot $121/sqft · 39% above area Est $72k · 39% over ↓ 5% since listing

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Why this score? — see what drove the C- 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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick Cape Cod in Detroit offering 2 bedrooms, 1 full bath, and timeless character throughout. This well-maintained home features a bright living area, spacious bedrooms, and an inviting kitchen with ample cabinetry and counter space. The unfinished basement provides plenty of storage or future finishing potential. Outside, enjoy a detached 2-car garage and a generous backyard with room to entertain, garden, or relax. Conveniently located near major roads, shopping, dining, and everyday amenities, this property is a great opportunity for homeowners or investors alike.

Key facts

• Inviting kitchen
• Bright living area
• Ample cabinetry

Tags

• BRICK CAPE COD
• BRIGHT LIVING AREA
• INVITING KITCHEN
• AMPLE CABINETRY
• UNFINISHED BASEMENT
• DETACHED GARAGE

Property features AI

Finance

• Other: Lot approximately 0.11 acres (38 x 125); Subdivision: AVALON HEIGHTS

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Brick construction
• Construction: Brick exterior; Asphalt roof; Unfinished basement
• Exterior features: Paved road access; Asphalt roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating with natural gas; No central cooling
• Interior features: Unfinished basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

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 (+1.3%/yr); 373 active listings in the ZIP; 28 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).
• This rent runs 38% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($97k) 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 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (median comp): $71,882
• List price: $100,000
• Delta: 39.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18591 Kingsville St	0.44mi	2/1.0	824 (-0%)	1mo	$74,000	$90	79
16476 Fairmount Dr	0.19mi	2/1.0	713 (-14%)	3mo	$43,900	$62	66
12897 Riad St	0.61mi	3/1.0 (+1)	831 (+1%)	1mo	$63,000	$76	64
16107 Manning St	0.24mi	3/1.0 (+1)	925 (+12%)	2mo	$61,000	$66	62
16277 Liberal St	0.17mi	3/1.0 (+1)	945 (+14%)	1mo	$25,000	$26	62
18746 Woodside St	0.27mi	3/1.0 (+1)	921 (+12%)	2mo	$110,000	$119	62
16301 Coram St	0.25mi	3/1.0 (+1)	929 (+13%)	1mo	$19,500	$21	61
18953 Woodcrest St	0.37mi	3/1.0 (+1)	917 (+11%)	3mo	$105,000	$115	57
19381 Kenosha St	0.70mi	2/1.0	892 (+8%)	2mo	$104,000	$117	52
15834 Novara St	0.46mi	3/1.0 (+1)	929 (+13%)	4mo	$90,000	$97	49
15825 Eastburn St	0.53mi	3/1.0 (+1)	928 (+12%)	3mo	$77,000	$83	47
12843 Payton St	0.70mi	3/1.0 (+1)	934 (+13%)	4mo	$38,000	$41	37

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,572
• Equity at exit: $14,910

10-year hold

• IRR: 6.3%
• Equity multiple: 1.43×
• Total profit: $12,130
• Equity at exit: $8,646

Cash invested: $28,000 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$524
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $261

Break-even live

Break-even rent $892

Max offer price $100,000

Occupancy floor 74%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	24d	1	0.30mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	15d	1	0.38mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	0.44mi
16241 Seven Mile E Unit 4 Detroit, MI	1.0	1.0	650	$650	$1.00	43d	1	0.46mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	0.51mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.51mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	15d	1	0.75mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.75mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.75mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.83mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.86mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.86mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.86mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	43d	1	0.89mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.94mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	43d	1	1.04mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	1.06mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	1.09mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	16d	1	1.11mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	1.12mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	1.15mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	1.16mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,671	$1.72	1d	12	1.19mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	1.27mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	1.32mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	1.37mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	1.46mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $100,000 Active 42 DOM
2. 2026-06-17
   days on market $100,000 Active 41 DOM
3. 2026-06-15
   days on market $100,000 Active 39 DOM
4. 2026-06-13
   days on market $100,000 Active 37 DOM
5. 2026-06-13
   days on market $100,000 Active 36 DOM
6. 2026-06-09
   days on market $100,000 Active 33 DOM
7. 2026-06-08
   days on market $100,000 Active 32 DOM
8. 2026-06-07
   days on market $100,000 Active 31 DOM
9. 2026-06-04
   days on market $100,000 Active 28 DOM
10. 2026-06-03
    days on market $100,000 Active 27 DOM
11. 2026-06-02
    days on market $100,000 Active 26 DOM
12. 2026-06-01
    days on market $100,000 Active 25 DOM
13. 2026-05-31
    days on market $100,000 Active 24 DOM
14. 2026-05-07
    listed $105,000 Active 583-char remark

    Show marketing remark (583 chars)

    Charming brick Cape Cod in Detroit offering 2 bedrooms, 1 full bath, and timeless character throughout. This well-maintained home features a bright living area, spacious bedrooms, and an inviting kitchen with ample cabinetry and counter space. The unfinished basement provides plenty of storage or future finishing potential. Outside, enjoy a detached 2-car garage and a generous backyard with room to entertain, garden, or relax. Conveniently located near major roads, shopping, dining, and everyday amenities, this property is a great opportunity for homeowners or investors alike.

15. 2026-05-07
    listed $105,000 Active 583-char remark

    Show marketing remark (583 chars)

    Charming brick Cape Cod in Detroit offering 2 bedrooms, 1 full bath, and timeless character throughout. This well-maintained home features a bright living area, spacious bedrooms, and an inviting kitchen with ample cabinetry and counter space. The unfinished basement provides plenty of storage or future finishing potential. Outside, enjoy a detached 2-car garage and a generous backyard with room to entertain, garden, or relax. Conveniently located near major roads, shopping, dining, and everyday amenities, this property is a great opportunity for homeowners or investors alike.

ⓘ 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: $1,667 · $139/mo
• Projected year-2 tax: $1,667 · $139/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,674
• − Mortgage interest: −$5,602
• − Property taxes: −$1,667
• − Insurance: −$500
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,909
• Taxable income: $1,649
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $2,737/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

-4.8% since first listed

4 events — show timeline

• 2026-05-30 Price Changed $100,000 MiRealSource-MiMLS
• 2026-05-29 Price Changed $100,000 REALCOMP
• 2026-05-07 Listed $105,000 REALCOMP
• 2026-05-07 Listed $105,000 MiRealSource-MiMLS

Property tax history

-0.4%/yr

Latest (2025): $1,667 · -23.8% YoY. Source: county tax records.