4427 Helen St · Detroit, MI 48207

$85,000

4 bd · 2.0 ba · 2,088 sqft · Townhouse public records · 134 Days on market

Built 1912 3,049 sqft lot $41/sqft · 29% above area Est $66k · 28% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Appreciation +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This duplex for sale is located just 5 minutes from downtown Detroit and Belle Isle Park, making it an attractive investment opportunity. It features two units, each with 2 bedrooms and 1 bathroom, totaling approximately 1,500 sq ft. Each unit has a separate entrance and offers open living and dining spaces, along with functional kitchens that have potential for upgrades. The property includes a full basement for additional storage or finishing options. With its proximity to downtown amenities, restaurants, and easy access to major highways, this duplex is perfect for investors looking for rental income in a growing neighborhood.

Key facts

• Separate entrance
• Full basement
• Functional kitchens

Tags

• INVESTMENT OPPORTUNITY
• SEPARATE ENTRANCE
• OPEN LIVING AND DINING SPACES
• FUNCTIONAL KITCHENS
• FULL BASEMENT
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.9% vs local median 10.0% 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 (+3.5%/yr); 245 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,988/mo this rent would consume 50% of the median local household income ($48k/yr) (locally 2017% 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 (-2.8%/yr); year-one equity from $588 of loan paydown is wiped out by about $2k 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 (-2.8% appreciation + 3.5% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 15y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 2.34% ✓
• Cap rate: 20.93%
• Cash-on-cash: 52.28%
• DSCR: 3.33
• GRM: 3.6

CMA / ARV

• ARV (median comp): $66,436
• List price: $85,000
• Delta: 27.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.79% appreciation · 3.53% rent growth · sell at horizon

5-year hold

• IRR: 51.1%
• Equity multiple: 3.27×
• Total profit: $54,070
• Equity at exit: $13,466

10-year hold

• IRR: 56.4%
• Equity multiple: 6.76×
• Total profit: $137,162
• Equity at exit: $8,718

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 48207

• Home prices YoY: -2.0%
• Rents YoY: 3.5%
• Active inventory: 245
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,988 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $1,037

Break-even live

Break-even rent $676

Max offer price $85,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,085	-5% $1,061	+0% $1,037	+5% $1,013	+10% $989
Rent	-10% $880	-5% $958	+0% $1,037	+5% $1,115	+10% $1,194
Rate	-1.0pp $1,080	-0.5pp $1,058	base $1,037	+0.5pp $1,015	+1.0pp $992

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3631 Helen St Unit 3635 Detroit, MI	4.0	2.0	2157	$1,650	$0.76	45d	1	0.36mi
1738 Canton St Unit 1 Detroit, MI	4.0	1.0	2244	$1,650	$0.74	45d	1	1.18mi

Listing history 50 events

1. 2026-06-21
   days on market $85,000 Active 134 DOM
2. 2026-06-18
   days on market $85,000 Active 131 DOM
3. 2026-06-17
   days on market $85,000 Active 130 DOM
4. 2026-06-15
   days on market $85,000 Active 128 DOM
5. 2026-06-13
   days on market $85,000 Active 126 DOM
6. 2026-06-13
   days on market $85,000 Active 125 DOM
7. 2026-06-09
   days on market $85,000 Active 122 DOM
8. 2026-06-08
   days on market $85,000 Active 121 DOM
9. 2026-06-07
   days on market $85,000 Active 120 DOM
10. 2026-06-04
    days on market $85,000 Active 117 DOM
11. 2026-06-03
    days on market $85,000 Active 116 DOM
12. 2026-06-01
    days on market $85,000 Active 114 DOM
13. 2026-05-31
    days on market $85,000 Active 113 DOM
14. 2026-05-15
    status Active 637-char remark

    Show marketing remark (637 chars)

    This duplex for sale is located just 5 minutes from downtown Detroit and Belle Isle Park, making it an attractive investment opportunity. It features two units, each with 2 bedrooms and 1 bathroom, totaling approximately 1,500 sq ft. Each unit has a separate entrance and offers open living and dining spaces, along with functional kitchens that have potential for upgrades. The property includes a full basement for additional storage or finishing options. With its proximity to downtown amenities, restaurants, and easy access to major highways, this duplex is perfect for investors looking for rental income in a growing neighborhood.

15. 2026-05-15
    status Active 637-char remark

    Show marketing remark (637 chars)

    This duplex for sale is located just 5 minutes from downtown Detroit and Belle Isle Park, making it an attractive investment opportunity. It features two units, each with 2 bedrooms and 1 bathroom, totaling approximately 1,500 sq ft. Each unit has a separate entrance and offers open living and dining spaces, along with functional kitchens that have potential for upgrades. The property includes a full basement for additional storage or finishing options. With its proximity to downtown amenities, restaurants, and easy access to major highways, this duplex is perfect for investors looking for rental income in a growing neighborhood.

16. 2026-03-25
    status Pending 637-char remark

    Show marketing remark (637 chars)

    This duplex for sale is located just 5 minutes from downtown Detroit and Belle Isle Park, making it an attractive investment opportunity. It features two units, each with 2 bedrooms and 1 bathroom, totaling approximately 1,500 sq ft. Each unit has a separate entrance and offers open living and dining spaces, along with functional kitchens that have potential for upgrades. The property includes a full basement for additional storage or finishing options. With its proximity to downtown amenities, restaurants, and easy access to major highways, this duplex is perfect for investors looking for rental income in a growing neighborhood.

17. 2026-03-25
    status Pending 637-char remark

    Show marketing remark (637 chars)

    This duplex for sale is located just 5 minutes from downtown Detroit and Belle Isle Park, making it an attractive investment opportunity. It features two units, each with 2 bedrooms and 1 bathroom, totaling approximately 1,500 sq ft. Each unit has a separate entrance and offers open living and dining spaces, along with functional kitchens that have potential for upgrades. The property includes a full basement for additional storage or finishing options. With its proximity to downtown amenities, restaurants, and easy access to major highways, this duplex is perfect for investors looking for rental income in a growing neighborhood.

18. 2025-12-22
    price $85,000 637-char remark

    Show marketing remark (637 chars)

    This duplex for sale is located just 5 minutes from downtown Detroit and Belle Isle Park, making it an attractive investment opportunity. It features two units, each with 2 bedrooms and 1 bathroom, totaling approximately 1,500 sq ft. Each unit has a separate entrance and offers open living and dining spaces, along with functional kitchens that have potential for upgrades. The property includes a full basement for additional storage or finishing options. With its proximity to downtown amenities, restaurants, and easy access to major highways, this duplex is perfect for investors looking for rental income in a growing neighborhood.

19. 2025-12-21
    status Active 637-char remark

    Show marketing remark (637 chars)

    This duplex for sale is located just 5 minutes from downtown Detroit and Belle Isle Park, making it an attractive investment opportunity. It features two units, each with 2 bedrooms and 1 bathroom, totaling approximately 1,500 sq ft. Each unit has a separate entrance and offers open living and dining spaces, along with functional kitchens that have potential for upgrades. The property includes a full basement for additional storage or finishing options. With its proximity to downtown amenities, restaurants, and easy access to major highways, this duplex is perfect for investors looking for rental income in a growing neighborhood.

20. 2025-12-21
    status Active 637-char remark

    Show marketing remark (637 chars)

    This duplex for sale is located just 5 minutes from downtown Detroit and Belle Isle Park, making it an attractive investment opportunity. It features two units, each with 2 bedrooms and 1 bathroom, totaling approximately 1,500 sq ft. Each unit has a separate entrance and offers open living and dining spaces, along with functional kitchens that have potential for upgrades. The property includes a full basement for additional storage or finishing options. With its proximity to downtown amenities, restaurants, and easy access to major highways, this duplex is perfect for investors looking for rental income in a growing neighborhood.

21. 2025-12-21
    price $85,000 637-char remark

    Show marketing remark (637 chars)

    This duplex for sale is located just 5 minutes from downtown Detroit and Belle Isle Park, making it an attractive investment opportunity. It features two units, each with 2 bedrooms and 1 bathroom, totaling approximately 1,500 sq ft. Each unit has a separate entrance and offers open living and dining spaces, along with functional kitchens that have potential for upgrades. The property includes a full basement for additional storage or finishing options. With its proximity to downtown amenities, restaurants, and easy access to major highways, this duplex is perfect for investors looking for rental income in a growing neighborhood.

22. 2025-12-12
    status Pending 637-char remark

    Show marketing remark (637 chars)

    This duplex for sale is located just 5 minutes from downtown Detroit and Belle Isle Park, making it an attractive investment opportunity. It features two units, each with 2 bedrooms and 1 bathroom, totaling approximately 1,500 sq ft. Each unit has a separate entrance and offers open living and dining spaces, along with functional kitchens that have potential for upgrades. The property includes a full basement for additional storage or finishing options. With its proximity to downtown amenities, restaurants, and easy access to major highways, this duplex is perfect for investors looking for rental income in a growing neighborhood.

23. 2025-12-11
    status Pending 637-char remark

    Show marketing remark (637 chars)

    This duplex for sale is located just 5 minutes from downtown Detroit and Belle Isle Park, making it an attractive investment opportunity. It features two units, each with 2 bedrooms and 1 bathroom, totaling approximately 1,500 sq ft. Each unit has a separate entrance and offers open living and dining spaces, along with functional kitchens that have potential for upgrades. The property includes a full basement for additional storage or finishing options. With its proximity to downtown amenities, restaurants, and easy access to major highways, this duplex is perfect for investors looking for rental income in a growing neighborhood.

24. 2025-12-09
    listed $95,000 Active 637-char remark

    Show marketing remark (637 chars)

    This duplex for sale is located just 5 minutes from downtown Detroit and Belle Isle Park, making it an attractive investment opportunity. It features two units, each with 2 bedrooms and 1 bathroom, totaling approximately 1,500 sq ft. Each unit has a separate entrance and offers open living and dining spaces, along with functional kitchens that have potential for upgrades. The property includes a full basement for additional storage or finishing options. With its proximity to downtown amenities, restaurants, and easy access to major highways, this duplex is perfect for investors looking for rental income in a growing neighborhood.

25. 2025-12-08
    listed $95,000 Active 637-char remark

    Show marketing remark (637 chars)

    This duplex for sale is located just 5 minutes from downtown Detroit and Belle Isle Park, making it an attractive investment opportunity. It features two units, each with 2 bedrooms and 1 bathroom, totaling approximately 1,500 sq ft. Each unit has a separate entrance and offers open living and dining spaces, along with functional kitchens that have potential for upgrades. The property includes a full basement for additional storage or finishing options. With its proximity to downtown amenities, restaurants, and easy access to major highways, this duplex is perfect for investors looking for rental income in a growing neighborhood.

26. 2025-11-25
    historical
27. 2025-11-25
    historical
28. 2025-11-19
    price $110,000
29. 2025-11-19
    price $110,000
30. 2025-11-06
    listed $130,000 Active
31. 2025-11-06
    listed $130,000 Active
32. 2020-08-14
    soldstatus $50,000 Sold
33. 2020-08-14
    soldstatus $50,000 Closed
34. 2020-07-29
    status Pending
35. 2020-07-29
    status Pending
36. 2020-07-11
    price $51,000
37. 2020-07-11
    price $53,000
38. 2020-07-11
    price $51,000
39. 2020-07-10
    price $53,000
40. 2020-04-22
    price $55,000
41. 2020-04-21
    price $55,000
42. 2020-01-22
    listed $60,000 Active
43. 2020-01-22
    listed $60,000 Active
44. 2019-09-30
    historical
45. 2019-09-30
    historical
46. 2019-09-17
    price $44,900
47. 2019-09-17
    price $44,900
48. 2019-08-26
    price $49,000
49. 2019-08-26
    price $49,000
50. 2019-08-12
    listed $59,900 Active

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $971 · $81/mo
• Expected delta: +$338/yr (+$28/mo · 53.4%)

ⓘ 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 · 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: $23,859
• − Mortgage interest: −$4,761
• − Property taxes: −$633
• − Insurance: −$425
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$2,473
• Taxable income: $11,750
• Est. tax owed @ 24.0%: −$2,820
• After-tax cash flow: $9,622/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): 20,848
• Household income: $47,831
• Rent vs Own: 74.2% rent · 25.8% own
• Severe rent burden: 2017.0

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 (74%)
• Race & ethnicity: Black 74% White 18% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -2.79%
• Current HPI: 136.6328
• Rent YoY: ▲ 3.53%
• 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

+1445.5% since first listed

44 events — show timeline

• 2026-05-15 Relisted — MiRealSource-MiMLS
• 2026-05-15 Relisted — REALCOMP
• 2026-03-25 Pending — MiRealSource-MiMLS
• 2026-03-25 Pending — REALCOMP
• 2025-12-22 Price Changed $85,000 MiRealSource-MiMLS
• 2025-12-21 Relisted — MiRealSource-MiMLS
• 2025-12-21 Relisted — REALCOMP
• 2025-12-21 Price Changed $85,000 REALCOMP
• 2025-12-12 Pending — MiRealSource-MiMLS
• 2025-12-11 Pending — REALCOMP
• 2025-12-09 Listed $95,000 REALCOMP
• 2025-12-08 Listed $95,000 MiRealSource-MiMLS
• 2025-11-25 Listing Removed — MiRealSource-MiMLS
• 2025-11-25 Listing Removed — REALCOMP
• 2025-11-19 Price Changed $110,000 MiRealSource-MiMLS
• 2025-11-19 Price Changed $110,000 REALCOMP
• 2025-11-06 Listed $130,000 MiRealSource-MiMLS
• 2025-11-06 Listed $130,000 REALCOMP
• 2020-08-14 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2020-08-14 Sold (MLS) $50,000 REALCOMP
• 2020-07-29 Pending — MiRealSource-MiMLS
• 2020-07-29 Pending — REALCOMP
• 2020-07-11 Price Changed $51,000 MiRealSource-MiMLS
• 2020-07-11 Price Changed $53,000 MiRealSource-MiMLS
• 2020-07-11 Price Changed $51,000 REALCOMP
• 2020-07-10 Price Changed $53,000 REALCOMP
• 2020-04-22 Price Changed $55,000 MiRealSource-MiMLS
• 2020-04-21 Price Changed $55,000 REALCOMP
• 2020-01-22 Listed $60,000 MiRealSource-MiMLS
• 2020-01-22 Listed $60,000 REALCOMP
• 2019-09-30 Listing Removed — REALCOMP
• 2019-09-30 Listing Removed — MiRealSource-MiMLS
• 2019-09-17 Price Changed $44,900 MiRealSource-MiMLS
• 2019-09-17 Price Changed $44,900 REALCOMP
• 2019-08-26 Price Changed $49,000 MiRealSource-MiMLS
• 2019-08-26 Price Changed $49,000 REALCOMP
• 2019-08-12 Listed $59,900 REALCOMP
• 2019-08-12 Listed $59,900 MiRealSource-MiMLS
• 2013-12-12 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2013-12-12 Sold (MLS) $15,000 REALCOMP
• 2013-06-21 Listed $15,850 MiRealSource-MiMLS
• 2013-06-21 Listed $15,850 REALCOMP
• 2011-07-28 Sold (MLS) $5,500 MiRealSource-MiMLS
• 2011-06-17 Listed $5,500 MiRealSource-MiMLS

Property tax history

+0.3%/yr

Latest (2025): $633 · -40.5% YoY. Source: county tax records.