16616 Blackstone St · Detroit, MI 48219

$45,000

2 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 2 Days on market

Built 1941 6,534 sqft lot Est $83k · 46% under

---

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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors! This single family home already has a tenant in place paying $800 (Cash) and it is performing well. The property had been renovated prior to the tenant moving in but needs some immediate repairs. Property being sold as is and no concessions will be offered. Priced to sell. This tenant has lived in the home for multiple years and would like to stay. Good rentals are hard to find these days. Seller will require an accepted offer with proof of funds before access can be permitted.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1941

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Sewer available
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Brick construction; Above-grade finished area approximately 1,102 square feet
• Exterior features: Paved road access; Lot about 0.15 acres (approx. 55 x 120.85)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 4 rooms

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$82,650) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 22.3% vs local median 10.2% 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 fast (+8.0%/yr); 305 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% of the median local income ($44k/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 $311 of loan paydown is wiped out by about $1k 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 + 8.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 14y 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 $13k; list at $45k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.72% ✓
• Cap rate: 22.28%
• Cash-on-cash: 57.10%
• DSCR: 3.54
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $82,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16616 Blackstone St	0.00mi	2/1.0	1,102 (0%)	0mo	$45,000	$41	100
16122 Trinity St	0.22mi	3/2.5 (+1)	1,152 (+4%)	4mo	$169,900	$147	68
15836 Patton St	0.43mi	3/1.0 (+1)	1,122 (+2%)	6mo	$42,500	$38	67
16871 Pierson St	0.25mi	3/1.0 (+1)	1,242 (+13%)	3mo	$130,000	$105	60
15518 Kentfield St	0.67mi	3/1.5 (+1)	1,092 (-1%)	4mo	$165,500	$152	56
15776 Evergreen Rd	0.72mi	3/1.0 (+1)	1,122 (+2%)	4mo	$60,000	$53	55
17295 Braile St	0.48mi	3/1.0 (+1)	996 (-10%)	6mo	$75,000	$75	51
21145 Santa Clara	0.52mi	3/2.0 (+1)	1,200 (+9%)	7mo	$167,500	$140	46
21451 Glenco St	0.74mi	3/1.0 (+1)	1,026 (-7%)	4mo	$42,000	$41	45
15411 Lahser Rd	0.73mi	3/2.0 (+1)	1,025 (-7%)	4mo	$42,000	$41	42
15757 Dacosta St	0.72mi	3/1.0 (+1)	960 (-13%)	2mo	$65,000	$68	38
15751 Vaughan St	0.67mi	3/1.5 (+1)	1,244 (+13%)	2mo	$110,000	$88	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 61.5%
• Equity multiple: 3.97×
• Total profit: $37,425
• Equity at exit: $6,710

10-year hold

• IRR: 67.9%
• Equity multiple: 9.85×
• Total profit: $111,459
• Equity at exit: $3,891

Cash invested: $12,600 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$236
• Tax from tax record: −$114 /mo · $1,367/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $600

Break-even live

Break-even rent $467

Max offer price $45,000

Occupancy floor 46%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	0.07mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	0.36mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	14d	1	0.39mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	11d	1	0.42mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.44mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	0.44mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	43d	1	0.45mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	0.46mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	0.64mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	43d	1	0.69mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	4d	1	0.71mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.71mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	43d	1	0.73mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	14d	1	0.74mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	0.74mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	4d	1	0.76mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	43d	1	0.78mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	4d	2	0.82mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	43d	1	0.84mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	16d	1	0.85mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	24d	1	0.87mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	43d	1	0.87mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	0.89mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	43d	1	0.90mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.91mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.93mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	0.95mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	0.95mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	0.95mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	14d	1	0.95mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	4d	1	1.09mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	43d	1	1.11mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	1.16mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	17d	1	1.20mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	16d	1	1.27mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	1.28mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	43d	1	1.33mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	1.34mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	43d	1	1.34mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	16d	1	1.35mi

Listing history 38 events

1. 2026-05-15
   status Pending 503-char remark

   Show marketing remark (503 chars)

   Attention investors! This single family home already has a tenant in place paying $800 (Cash) and it is performing well. The property had been renovated prior to the tenant moving in but needs some immediate repairs. Property being sold as is and no concessions will be offered. Priced to sell. This tenant has lived in the home for multiple years and would like to stay. Good rentals are hard to find these days. Seller will require an accepted offer with proof of funds before access can be permitted.

2. 2026-05-15
   status Pending

   Show marketing remark (503 chars)

   Attention investors! This single family home already has a tenant in place paying $800 (Cash) and it is performing well. The property had been renovated prior to the tenant moving in but needs some immediate repairs. Property being sold as is and no concessions will be offered. Priced to sell. This tenant has lived in the home for multiple years and would like to stay. Good rentals are hard to find these days. Seller will require an accepted offer with proof of funds before access can be permitted.

3. 2026-05-13
   listed $45,000 Active

   Show marketing remark (503 chars)

   Attention investors! This single family home already has a tenant in place paying $800 (Cash) and it is performing well. The property had been renovated prior to the tenant moving in but needs some immediate repairs. Property being sold as is and no concessions will be offered. Priced to sell. This tenant has lived in the home for multiple years and would like to stay. Good rentals are hard to find these days. Seller will require an accepted offer with proof of funds before access can be permitted.

4. 2026-05-13
   listed $45,000 Active 503-char remark

   Show marketing remark (503 chars)

   Attention investors! This single family home already has a tenant in place paying $800 (Cash) and it is performing well. The property had been renovated prior to the tenant moving in but needs some immediate repairs. Property being sold as is and no concessions will be offered. Priced to sell. This tenant has lived in the home for multiple years and would like to stay. Good rentals are hard to find these days. Seller will require an accepted offer with proof of funds before access can be permitted.

5. 2026-05-01
   historical
6. 2026-04-09
   status Active
7. 2026-04-09
   status Active
8. 2026-04-06
   historical Accepting Backup Offers
9. 2026-04-06
   historical Active Under Contract
10. 2026-03-03
    status Active
11. 2026-03-03
    status Active
12. 2026-02-02
    status Pending
13. 2026-02-02
    status Pending
14. 2026-02-02
    historical
15. 2025-12-02
    historical Accepting Backup Offers
16. 2025-12-02
    historical Active Under Contract
17. 2025-11-11
    status Active
18. 2025-11-11
    status Active
19. 2025-10-28
    historical Accepting Backup Offers
20. 2025-10-28
    historical Active Under Contract
21. 2025-10-07
    status Active
22. 2025-10-07
    status Active
23. 2025-09-22
    historical Active Under Contract
24. 2025-09-22
    historical Accepting Backup Offers
25. 2025-09-08
    listed $55,000 Active
26. 2025-09-08
    listed $55,000 Active
27. 2022-11-19
    status Active
28. 2022-07-02
    historical
29. 2022-07-02
    historical
30. 2022-07-01
    historical
31. 2022-05-03
    listed $79,000 Active
32. 2022-05-03
    listed $79,000 Active
33. 2012-06-14
    soldstatus $13,000
34. 2012-06-14
    soldstatus $13,000
35. 2012-03-26
    historical
36. 2012-03-26
    historical
37. 2012-01-28
    listed $14,900
38. 2012-01-28
    listed $14,900

ⓘ 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: $1,367 · $114/mo
• Projected year-2 tax: $1,367 · $114/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 ≥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: $14,707
• − Mortgage interest: −$2,521
• − Property taxes: −$1,367
• − Insurance: −$225
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$1,309
• Taxable income: $6,932
• Est. tax owed @ 24.0%: −$1,664
• After-tax cash flow: $5,531/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+202.0% since first listed

38 events — show timeline

• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-05-13 Listed $45,000 REALCOMP
• 2026-05-13 Listed $45,000 MiRealSource-MiMLS
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-09 Relisted — MiRealSource-MiMLS
• 2026-04-09 Relisted — REALCOMP
• 2026-04-06 Contingent — MiRealSource-MiMLS
• 2026-04-06 Contingent — REALCOMP
• 2026-03-03 Relisted — MiRealSource-MiMLS
• 2026-03-03 Relisted — REALCOMP
• 2026-02-02 Pending — MiRealSource-MiMLS
• 2026-02-02 Pending — REALCOMP
• 2026-02-02 Listing Removed — REALCOMP
• 2025-12-02 Contingent — MiRealSource-MiMLS
• 2025-12-02 Contingent — REALCOMP
• 2025-11-11 Relisted — MiRealSource-MiMLS
• 2025-11-11 Relisted — REALCOMP
• 2025-10-28 Contingent — MiRealSource-MiMLS
• 2025-10-28 Contingent — REALCOMP
• 2025-10-07 Relisted — MiRealSource-MiMLS
• 2025-10-07 Relisted — REALCOMP
• 2025-09-22 Contingent — REALCOMP
• 2025-09-22 Contingent — MiRealSource-MiMLS
• 2025-09-08 Listed $55,000 REALCOMP
• 2025-09-08 Listed $55,000 MiRealSource-MiMLS
• 2022-11-19 Relisted — REALCOMP
• 2022-07-02 Listing Removed — MiRealSource-MiMLS
• 2022-07-02 Listing Removed — REALCOMP
• 2022-07-01 Listing Removed — REALCOMP
• 2022-05-03 Listed $79,000 MiRealSource-MiMLS
• 2022-05-03 Listed $79,000 REALCOMP
• 2012-06-14 Sold (MLS) $13,000 REALCOMP
• 2012-06-14 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2012-03-26 Listing Removed — REALCOMP
• 2012-03-26 Listing Removed — MiRealSource-MiMLS
• 2012-01-28 Listed $14,900 REALCOMP
• 2012-01-28 Listed $14,900 MiRealSource-MiMLS

Property tax history

-2.7%/yr

Latest (2025): $1,367 · -9.2% YoY. Source: county tax records.