2500 Atkinson St · Detroit, MI 48206

$130,000

5 bd · 2.0 ba · 1,845 sqft · SingleFamily public records · 31 Days on market

Built 1923 4,792 sqft lot Est $120k · 8% 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
• Rent growth +3.8/5.0
• ARV discount +3.7/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity! This 5-bedroom, 4-bath home offers approximately 2,150 sq ft of living space, making it ideal for maximizing rental income or multi-family use. The flexible layout and ample bedroom/bath count provide strong tenant appeal. Located in Detroit with easy access to major roads, schools, and local amenities. With the right owner and vision, this property could be transformed into someone's dream home or a high-performing investment. A solid addition to any portfolio with strong upside potential.

Key facts

• 4,792 sq ft lot
• Built 1923
• Listed 31 days

Property features AI

Finance

• Other: Lot roughly 35 x 133.5 (approximately 0.11 acre)
• Financial info: Annual tax amount: $1,892

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Two-story single-family residence; Ground-level entry; Brick exterior
• Construction: Brick construction; Brick/mortar foundation; Built area above grade: 2,150 square feet
• Exterior features: Paved road access; Alley access

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $130k.

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 $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 10.1% 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 (+5.2%/yr); 273 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2,426/mo this rent would consume 65% of the median local household income ($45k/yr) (locally 646% 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 (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 + 5.2% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $2k; list at $130k implies a 8567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1923 — 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: 1.87% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.03%
• DSCR: 2.51
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $119,925
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2437 Longfellow St	0.12mi	4/1.5 (-1)	1,841 (-0%)	2mo	$135,000	$73	86
2016 Atkinson St	0.33mi	5/2.5	2,001 (+8%)	3mo	$130,000	$65	66
2281 Atkinson St	0.18mi	4/1.5 (-1)	2,103 (+14%)	4mo	$325,000	$155	58
2008 Longfellow St	0.37mi	6/2.0 (+1)	1,976 (+7%)	10mo	$116,000	$59	58
2011 Atkinson St	0.34mi	4/2.0 (-1)	2,084 (+13%)	3mo	$245,000	$118	55
3284 Clairmount St	0.48mi	4/2.0 (-1)	1,714 (-7%)	9mo	$15,000	$9	53
2050 Atkinson St	0.30mi	4/1.5 (-1)	1,624 (-12%)	8mo	$75,000	$46	53
2660 Webb St	0.70mi	4/1.5 (-1)	1,956 (+6%)	2mo	$61,000	$31	49
2280 N La Salle Gdns	0.70mi	4/2.5 (-1)	1,800 (-2%)	10mo	$350,000	$194	49
2064 Glynn Ct	0.47mi	4/1.5 (-1)	1,624 (-12%)	4mo	$118,556	$73	48
3774 Gladstone St	0.69mi	4/1.5 (-1)	1,957 (+6%)	10mo	$125,000	$64	42
3275 Collingwood St	0.65mi	4/1.5 (-1)	1,600 (-13%)	2mo	$64,000	$40	39

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 2.38×
• Total profit: $50,193
• Equity at exit: $19,383

10-year hold

• IRR: 40.2%
• Equity multiple: 5.18×
• Total profit: $152,029
• Equity at exit: $11,240

Cash invested: $36,400 (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 48206

• Rents YoY: 5.2%
• Active inventory: 273
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$682
• Tax from tax record: −$148 /mo · $1,778/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $1,032

Break-even live

Break-even rent $1,119

Max offer price $130,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,106	-5% $1,069	+0% $1,032	+5% $995	+10% $959
Rent	-10% $841	-5% $936	+0% $1,032	+5% $1,128	+10% $1,224
Rate	-1.0pp $1,098	-0.5pp $1,065	base $1,032	+0.5pp $999	+1.0pp $964

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	16d	1	0.19mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	2d	1	0.19mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	11d	1	0.19mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	2d	1	0.37mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	4d	1	0.41mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	0.47mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	23d	1	0.59mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	0.63mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	17d	1	0.86mi
4114 W Euclid St Detroit, MI	6.0	2.0	1500	$1,800	$1.20	44d	1	0.99mi

Listing history 10 events

1. 2026-06-21
   days on market $130,000 Active 31 DOM
2. 2026-06-18
   days on market $130,000 Active 28 DOM
3. 2026-06-17
   days on market $130,000 Active 27 DOM
4. 2026-06-15
   price $130,000 Active 25 DOM
5. 2026-06-15
   days on market $140,000 Active 25 DOM
6. 2026-06-13
   days on market $140,000 Active 23 DOM
7. 2026-06-13
   days on market $140,000 Active 22 DOM
8. 2026-06-09
   days on market $140,000 Active 19 DOM
9. 2026-06-08
   remarks 514-char remark

   Show marketing remark (514 chars)

   Great opportunity! This 5-bedroom, 4-bath home offers approximately 2,150 sq ft of living space, making it ideal for maximizing rental income or multi-family use. The flexible layout and ample bedroom/bath count provide strong tenant appeal. Located in Detroit with easy access to major roads, schools, and local amenities. With the right owner and vision, this property could be transformed into someone's dream home or a high-performing investment. A solid addition to any portfolio with strong upside potential.

10. 2026-06-08
    listed $140,000 Active 18 DOM

    Show marketing remark (514 chars)

    Great opportunity! This 5-bedroom, 4-bath home offers approximately 2,150 sq ft of living space, making it ideal for maximizing rental income or multi-family use. The flexible layout and ample bedroom/bath count provide strong tenant appeal. Located in Detroit with easy access to major roads, schools, and local amenities. With the right owner and vision, this property could be transformed into someone's dream home or a high-performing investment. A solid addition to any portfolio with strong upside potential.

ⓘ 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: $1,778 · $148/mo
• Projected year-2 tax: $1,890 · $158/mo
• Expected delta: +$112/yr (+$9/mo · 6.3%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,109
• − Mortgage interest: −$7,282
• − Property taxes: −$1,778
• − Insurance: −$650
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$3,782
• Taxable income: $10,959
• Est. tax owed @ 24.0%: −$2,630
• After-tax cash flow: $9,757/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

+9233.3% since first listed

27 events — show timeline

• 2026-06-08 Price Changed $140,000 MiRealSource-MiMLS
• 2026-06-08 Relisted — REALCOMP
• 2026-06-08 Price Changed $140,000 REALCOMP
• 2026-06-08 Relisted — MiRealSource-MiMLS
• 2026-04-14 Listing Removed — MiRealSource-MiMLS
• 2026-04-12 Price Changed $150,000 MiRealSource-MiMLS
• 2026-04-11 Price Changed $150,000 REALCOMP
• 2026-03-27 Listed $170,000 REALCOMP
• 2026-03-27 Listed $170,000 MiRealSource-MiMLS
• 2026-03-17 Listing Removed — MiRealSource-MiMLS
• 2026-03-17 Listing Removed — REALCOMP
• 2026-03-16 Price Changed $169,900 MiRealSource-MiMLS
• 2026-03-16 Price Changed $169,900 REALCOMP
• 2026-03-10 Price Changed $174,900 MiRealSource-MiMLS
• 2026-03-09 Price Changed $174,900 REALCOMP
• 2026-03-03 Price Changed $179,900 MiRealSource-MiMLS
• 2026-03-02 Price Changed $179,900 REALCOMP
• 2026-02-26 Listed $189,900 MiRealSource-MiMLS
• 2026-02-26 Listed $189,900 REALCOMP
• 2023-02-23 Listing Removed — MiRealSource-MiMLS
• 2023-02-23 Listing Removed — REALCOMP
• 2023-01-21 Price Changed $140,000 MiRealSource-MiMLS
• 2023-01-20 Price Changed $140,000 REALCOMP
• 2023-01-03 Listed $150,000 MiRealSource-MiMLS
• 2023-01-03 Listed $150,000 REALCOMP
• 2009-08-26 Sold (MLS) $1,500 REALCOMP
• 2009-06-05 Listed $1,500 REALCOMP

Property tax history

+16.6%/yr

Latest (2025): $1,778 · -1.1% YoY. Source: county tax records.