1731 Helen St · Detroit, MI 48207

$195,000

4 bd · 1.5 ba · 1,868 sqft · SingleFamily public records · 11 Days on market

Built 1908 3,920 sqft lot $104/sqft · 25% below area Est $261k · 25% under ↓ 13% since listing

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.8/10.0
• 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

Listing remarks MLS

This property includes several great features, including a basement separated into three distinct rooms: a laundry room, storage space, and a beauty parlor equipped with a salon-grade washing bowl. The kitchen features a walk-in pantry and an additional access point to the second floor. Outside, you will find a fenced lot with parking that is perfect for hosting guests and family for summer fun. The location is also conveniently situated just minutes away from Belle Isle, Downtown, Eastern Market, Riverwalk, and major freeways. All room Measurements are Approximate. "AS IS PROPERTY" Sale includes Parcels: 15009854 & 15009855.

Key facts

• Laundry room
• Storage space
• Parking

Tags

• LAUNDRY ROOM
• STORAGE SPACE
• WALK-IN PANTRY
• FENCED LOT
• PARKING

Property features AI

Exterior

• Parking: Detached 1-car garage; Paved road access with alley frontage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry with steps; Aluminum siding
• Construction: Asphalt roof; Brick/mortar foundation; Built with aluminum siding
• Exterior features: Covered porch; Fenced backyard

Interior

• Bedrooms: Total of 9 rooms (bedrooms included)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Gas water heater; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (1.7% below list).
• Recommended offer: $192k (1.7% below list) — sets the bar for 1% rule.

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); 244 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,917/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $191,723 (1.7% below list)

Questions for the listing agent

1. Built in 1908 — 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: 0.98% ✗
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (median comp): $261,314
• List price: $195,000
• Delta: -23.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2131 Townsend St	0.32mi	3/1.5 (-1)	1,799 (-4%)	2mo	$75,000	$42	72
1249 Meldrum St	0.34mi	4/2.0	1,869 (+0%)	18mo	$220,000	$118	67
368 E Grand Blvd	0.10mi	3/2.5 (-1)	1,742 (-7%)	14mo	$140,000	$80	64
3132 Helen St	0.61mi	4/1.0	1,951 (+4%)	1mo	$125,000	$64	61
1415 Baldwin St	0.36mi	3/2.0 (-1)	1,720 (-8%)	3mo	$150,000	$87	61
2543 Beals St	0.61mi	4/2.0	1,800 (-4%)	7mo	$292,500	$163	58
2432 Townsend St	0.44mi	3/1.5 (-1)	1,759 (-6%)	13mo	$294,999	$168	54
1468 Shipherd St	0.47mi	5/2.0 (+1)	1,826 (-2%)	18mo	$175,000	$96	53
2516 Baldwin St	0.54mi	3/2.5 (-1)	1,690 (-10%)	4mo	$315,000	$186	47
2257 Parker St	0.61mi	3/2.5 (-1)	1,976 (+6%)	12mo	$380,000	$192	43
7941 Agnes St	0.51mi	3/2.5 (-1)	2,039 (+9%)	13mo	$375,000	$184	41
2431 Parker St	0.64mi	3/2.0 (-1)	2,062 (+10%)	11mo	$380,000	$184	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-6,086
• Equity at exit: $30,893

10-year hold

• IRR: 6.9%
• Equity multiple: 1.54×
• Total profit: $29,508
• Equity at exit: $19,999

Cash invested: $54,600 (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 48207

• Home prices YoY: -2.0%
• Rents YoY: 3.5%
• Active inventory: 244
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $359

Break-even live

Break-even rent $1,463

Max offer price $195,000

Occupancy floor 76%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1738 Canton St Unit 1 Detroit, MI	4.0	1.0	2244	$1,650	$0.74	43d	1	0.05mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	17d	1	0.54mi
1348 Village Dr Detroit, MI	3.0	2.5	2100	$2,295	$1.09	24d	1	0.77mi
8100 E Jefferson Ave Detroit, MI	3.0	1.0–3.0	1089	$2,210	$2.03	19d	20	0.80mi
3631 Helen St Unit 3635 Detroit, MI	4.0	2.0	2157	$1,650	$0.76	43d	1	0.80mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	1.32mi

Listing history 15 events

1. 2026-06-15
   statusdays on market $195,000 Pending 11 DOM
2. 2026-06-13
   days on market $195,000 Active 10 DOM
3. 2026-06-13
   days on market $195,000 Active 9 DOM
4. 2026-06-09
   days on market $195,000 Active 6 DOM
5. 2026-06-08
   days on market $195,000 Active 5 DOM
6. 2026-06-07
   days on market $195,000 Active 4 DOM
7. 2026-06-04
   pricestatusdays on marketlisting id $195,000 Active 1 DOM
8. 2026-06-03
   days on market $200,000 Active Under Contract 49 DOM

   Show marketing remark (649 chars)

   This property includes several great features, including a basement separated into three distinct rooms: a laundry room, storage space, and a beauty parlor equipped with a salon-grade washing bowl. The kitchen features a walk-in pantry and an additional access point to the second floor. Outside, you will find a fenced lot with parking that is perfect for hosting guests and family for summer fun. The location is also conveniently situated just minutes away from Belle Isle, Downtown, Eastern Market, Riverwalk, and major freeways. All room Measurements are Approximate. "AS IS PROPERTY" Sale includes Parcels: 15009854 & 15009855.

9. 2026-06-02
   days on market $200,000 Active Under Contract 48 DOM
10. 2026-06-01
    days on market $200,000 Active Under Contract 47 DOM
11. 2026-05-31
    days on market $200,000 Active Under Contract 46 DOM
12. 2026-05-14
    price $200,000 649-char remark
13. 2026-05-14
    price $200,000 650-char remark
14. 2026-04-15
    listed $225,000 Active 650-char remark
15. 2026-04-15
    listed $225,000 Active 649-char remark

ⓘ 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: $621 · $52/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$1,191/yr (+$99/mo · 191.8%)

ⓘ 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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,007
• − Mortgage interest: −$10,923
• − Property taxes: −$621
• − Insurance: −$975
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$5,673
• Taxable income: $1,134
• Est. tax owed @ 24.0%: −$272
• After-tax cash flow: $4,036/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

-13.3% since first listed

12 events — show timeline

• 2026-06-14 Pending — REALCOMP
• 2026-06-12 Pending — MiRealSource-MiMLS
• 2026-06-03 Listed $195,000 REALCOMP
• 2026-06-03 Listed $195,000 MiRealSource-MiMLS
• 2026-05-23 Contingent — REALCOMP
• 2026-05-22 Contingent — MiRealSource-MiMLS
• 2026-05-22 Listing Removed — MiRealSource-MiMLS
• 2026-05-22 Listing Removed — REALCOMP
• 2026-05-14 Price Changed $200,000 MiRealSource-MiMLS
• 2026-05-14 Price Changed $200,000 REALCOMP
• 2026-04-15 Listed $225,000 REALCOMP
• 2026-04-15 Listed $225,000 MiRealSource-MiMLS

Property tax history

+3.6%/yr

Latest (2025): $621 · +9.6% YoY. Source: county tax records.