14823 Heyden St · Detroit, MI 48223

$95,000

3 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 21 Days on market

Built 1944 Est $102k · 7% 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 +10.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 1 bath colonial in quiet subdivision. NO REALTORS CALL please.

Key facts

• Built 1944
• Listed 21 days

Property features AI

Exterior

• Home design: Built in 1944
• Construction: Living area of approximately 1,162; Original construction completed in 1944
• Exterior features: Located in the Brightmoor subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% 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: 158 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 36% of the median local income ($45k/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 $657 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 + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 29y 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 $70k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1944 — 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: 1.39% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.01%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $102,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15340 Heyden St	0.38mi	3/1.0	1,125 (-3%)	9mo	$87,000	$77	70
19400 Lyndon St	0.40mi	3/2.0	1,169 (+1%)	9mo	$70,000	$60	69
15452 Stout St	0.50mi	3/1.0	1,110 (-4%)	8mo	$152,000	$137	62
15776 Evergreen Rd	0.69mi	3/1.0	1,122 (-3%)	4mo	$60,000	$53	59
15518 Kentfield St	0.55mi	3/1.5	1,092 (-6%)	4mo	$165,500	$152	58
15751 Vaughan St	0.64mi	3/1.5	1,244 (+7%)	2mo	$110,000	$88	54
14171 Plainview Ave	0.48mi	3/1.0	1,040 (-10%)	7mo	$41,000	$39	54
15754 Evergreen Rd	0.66mi	3/1.0	1,091 (-6%)	9mo	$67,000	$61	52
19431 Lyndon St	0.39mi	2/1.0 (-1)	990 (-15%)	7mo	$36,500	$37	46
15776 Vaughan St	0.68mi	3/1.5	1,255 (+8%)	9mo	$165,000	$131	46
14840 Artesian St	0.63mi	3/2.5	1,300 (+12%)	0mo	$289,000	$222	44
14392 Warwick St	0.62mi	2/1.0 (-1)	1,333 (+15%)	6mo	$145,000	$109	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $8,646
• Equity at exit: $14,165

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $38,557
• Equity at exit: $8,214

Cash invested: $26,600 (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 48223

• Active inventory: 158
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$498
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $377

Break-even live

Break-even rent $845

Max offer price $95,000

Occupancy floor 66%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	16d	1	0.14mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	43d	1	0.35mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.41mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	43d	1	0.41mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	4d	1	0.45mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	0.48mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	16d	1	0.56mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	14d	1	0.60mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	43d	1	0.61mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	43d	1	0.72mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	43d	1	0.76mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	24d	1	0.76mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	43d	1	0.83mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	14d	1	0.92mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	1.01mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	16d	1	1.04mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	43d	1	1.08mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.08mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.14mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.15mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	1.18mi
13581 Penrod St Detroit, MI	4.0	1.0	1152	$1,200	$1.04	43d	1	1.20mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.22mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	43d	6	1.22mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	4d	1	1.27mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.27mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	4d	4	1.33mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	4d	1	1.34mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	16d	1	1.36mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	4d	1	1.36mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	1.38mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	4d	1	1.40mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	17d	1	1.41mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.43mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.49mi

Listing history 39 events

1. 2026-06-18
   days on market $95,000 Active 21 DOM
2. 2026-06-17
   days on market $95,000 Active 20 DOM
3. 2026-06-15
   days on market $95,000 Active 18 DOM
4. 2026-06-13
   days on market $95,000 Active 16 DOM
5. 2026-06-13
   days on market $95,000 Active 15 DOM
6. 2026-06-09
   days on market $95,000 Active 12 DOM
7. 2026-06-08
   days on market $95,000 Active 11 DOM
8. 2026-06-07
   days on market $95,000 Active 10 DOM
9. 2026-06-04
   days on market $95,000 Active 7 DOM
10. 2026-06-03
    days on market $95,000 Active 6 DOM
11. 2026-06-01
    days on market $95,000 Active 4 DOM
12. 2026-05-31
    days on market $95,000 Active 3 DOM
13. 2026-05-29
    listed $95,000 Active
14. 2026-04-14
    historical
15. 2026-04-14
    historical
16. 2026-02-13
    listed $80,000 Active
17. 2026-02-13
    listed $80,000 Active
18. 2025-06-24
    status Pending
19. 2025-06-20
    soldstatus $70,000
20. 2025-06-13
    soldstatus $70,000 Closed
21. 2025-06-13
    soldstatus $70,000 Closed
22. 2025-05-26
    historical
23. 2025-04-16
    status Active
24. 2025-04-16
    status Active
25. 2025-04-05
    historical
26. 2025-04-05
    status Pending
27. 2025-04-05
    status Pending
28. 2025-03-27
    listed $78,900 Active
29. 2025-03-26
    listed $78,900 Active
30. 2004-06-25
    soldstatus $89,000
31. 2004-06-25
    soldstatus $83,000
32. 2004-04-12
    historical
33. 2003-12-02
    listed $89,900
34. 2003-12-02
    listed $89,900
35. 2000-06-23
    soldstatus $112,000
36. 2000-06-23
    soldstatus $68,000
37. 1997-07-07
    historical
38. 1997-01-07
    listed $64,900
39. 1996-12-20
    soldstatus $36,400

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $1,556 · $130/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 2/10 Low 7 d/yr ≥99°F today · 14 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: $15,865
• − Mortgage interest: −$5,321
• − Property taxes: −$1,556
• − Insurance: −$475
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$2,764
• Taxable income: $3,211
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $3,754/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• Rent YoY: —
• 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

+161.0% since first listed

27 events — show timeline

• 2026-05-29 Listed $95,000 FSBO.com
• 2026-04-14 Listing Removed — REALCOMP
• 2026-04-14 Listing Removed — MiRealSource-MiMLS
• 2026-02-13 Listed $80,000 REALCOMP
• 2026-02-13 Listed $80,000 MiRealSource-MiMLS
• 2025-06-24 Pending — REALCOMP
• 2025-06-20 Sold (Public Records) $70,000 Public Records
• 2025-06-13 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2025-06-13 Sold (MLS) $70,000 REALCOMP
• 2025-05-26 Listing Removed — MiRealSource-MiMLS
• 2025-04-16 Relisted — MiRealSource-MiMLS
• 2025-04-16 Relisted — REALCOMP
• 2025-04-05 Listing Removed — REALCOMP
• 2025-04-05 Pending — MiRealSource-MiMLS
• 2025-04-05 Pending — REALCOMP
• 2025-03-27 Listed $78,900 REALCOMP
• 2025-03-26 Listed $78,900 MiRealSource-MiMLS
• 2004-06-25 Sold (MLS) $83,000 REALCOMP
• 2004-06-25 Sold (MLS) $89,000 MiRealSource-MiMLS
• 2004-04-12 Listing Removed — MiRealSource-MiMLS
• 2003-12-02 Listed $89,900 REALCOMP
• 2003-12-02 Listed $89,900 MiRealSource-MiMLS
• 2000-06-23 Sold (Public Records) $68,000 Public Records
• 2000-06-23 Sold (Public Records) $112,000 Public Records
• 1997-07-07 Listing Removed — REALCOMP
• 1997-01-07 Listed $64,900 REALCOMP
• 1996-12-20 Sold (Public Records) $36,400 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,556 · -37.4% YoY. Source: county tax records.