18461 Heyden St · Detroit, MI 48219

$68,000

2 bd · 1.0 ba · 689 sqft · SingleFamily public records · 164 Days on market

Built 1937 6,098 sqft lot $99/sqft · 24% above area Est $64k · 6% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.6/15.0
• 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

Excellent Investor Special 2/1 in Bentler-Pickford. Property was updated in 2020 including plumbing and electrical, updated kitchen & bath, painting, baseboards.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1937

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 10.0% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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.
• Zoned schools: Emerson Elementarymiddle School (519 students, 90% FRL); Henry Ford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 712 students, 86% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 309 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 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 (-3.0% appreciation + 8.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1937 — 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: 1.55% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.72%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $63,909
• List price: $68,000
• Delta: 6.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17743 Trinity St	0.50mi	2/1.0	662 (-4%)	3mo	$85,000	$128	68
18691 Shaftsbury Ave	0.53mi	2/1.0	692 (+0%)	13mo	$46,000	$66	64
18723 Warwick St	0.59mi	2/1.0	700 (+2%)	8mo	$54,500	$78	63
17370 Stout St	0.49mi	2/1.0	745 (+8%)	2mo	$37,000	$50	62
19352 Evergreen Rd	0.51mi	2/1.0	752 (+9%)	2mo	$75,000	$100	60
19401 Stout St	0.56mi	2/1.0	750 (+9%)	2mo	$28,000	$37	57
18411 Grandville Ave	0.43mi	2/1.0	748 (+9%)	14mo	$60,000	$80	54
18291 Warwick St	0.57mi	2/1.0	723 (+5%)	17mo	$108,000	$149	51
18538 Trinity St	0.44mi	3/1.0 (+1)	780 (+13%)	2mo	$46,500	$60	51
18659 Shaftsbury Ave	0.52mi	3/1.0 (+1)	763 (+11%)	10mo	$70,000	$92	45
19350 Westbrook St	0.75mi	2/1.0	648 (-6%)	14mo	$84,000	$130	43
18914 Annchester Rd	0.32mi	3/1.0 (+1)	786 (+14%)	16mo	$50,000	$64	43

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: 21.2%
• Equity multiple: 1.92×
• Total profit: $17,541
• Equity at exit: $10,139

10-year hold

• IRR: 32.5%
• Equity multiple: 4.69×
• Total profit: $70,312
• Equity at exit: $5,879

Cash invested: $19,040 (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: 309
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,056 high
• Mortgage (P&I): −$357
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $361

Break-even live

Break-even rent $600

Max offer price $68,000

Occupancy floor 61%

Sensitivity live

Price	-10% $399	-5% $380	+0% $361	+5% $341	+10% $322
Rent	-10% $277	-5% $319	+0% $361	+5% $402	+10% $444
Rate	-1.0pp $395	-0.5pp $378	base $361	+0.5pp $343	+1.0pp $325

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	18d	1	0.16mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	26d	1	0.69mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,025	$1.40	0d	1	0.73mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	45d	1	0.79mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	26d	2	0.80mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	45d	2	0.80mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	18d	1	0.80mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	26d	1	0.86mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	45d	1	0.86mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	7d	1	0.86mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	26d	1	0.91mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	7d	2	0.94mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	17d	1	1.09mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	14d	1	1.14mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	7d	1	1.14mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	45d	1	1.14mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	45d	1	1.24mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	26d	1	1.33mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	45d	1	1.35mi

Listing history 16 events

1. 2026-02-27
   status Active 166-char remark

   Show marketing remark (166 chars)

   Excellent Investor Special 2/1 in Bentler-Pickford. Property was updated in 2020 including plumbing and electrical, updated kitchen & bath, painting, baseboards.

2. 2026-02-27
   status Active 166-char remark

   Show marketing remark (166 chars)

   Excellent Investor Special 2/1 in Bentler-Pickford. Property was updated in 2020 including plumbing and electrical, updated kitchen & bath, painting, baseboards.

3. 2026-01-15
   status Pending 166-char remark

   Show marketing remark (166 chars)

   Excellent Investor Special 2/1 in Bentler-Pickford. Property was updated in 2020 including plumbing and electrical, updated kitchen & bath, painting, baseboards.

4. 2026-01-15
   status Pending 166-char remark

   Show marketing remark (166 chars)

   Excellent Investor Special 2/1 in Bentler-Pickford. Property was updated in 2020 including plumbing and electrical, updated kitchen & bath, painting, baseboards.

5. 2025-10-29
   listed $68,000 Active 166-char remark

   Show marketing remark (166 chars)

   Excellent Investor Special 2/1 in Bentler-Pickford. Property was updated in 2020 including plumbing and electrical, updated kitchen & bath, painting, baseboards.

6. 2025-10-29
   listed $68,000 Active 166-char remark

   Show marketing remark (166 chars)

   Excellent Investor Special 2/1 in Bentler-Pickford. Property was updated in 2020 including plumbing and electrical, updated kitchen & bath, painting, baseboards.

7. 2023-11-23
   historical $1,000
8. 2023-10-20
   listed $1,000
9. 2018-09-26
   historical
10. 2018-09-25
    status Pending
11. 2018-09-25
    status Pending
12. 2018-09-25
    historical
13. 2018-04-03
    price $10,000
14. 2018-04-02
    price $10,000
15. 2017-11-22
    listed $13,000 Active
16. 2017-11-22
    listed $13,000 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: $1,064 · $89/mo
• Projected year-2 tax: $1,064 · $89/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: $12,670
• − Mortgage interest: −$3,809
• − Property taxes: −$1,064
• − Insurance: −$340
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$1,978
• Taxable income: $3,452
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $3,498/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

+423.1% since first listed

16 events — show timeline

• 2026-02-27 Relisted — MiRealSource-MiMLS
• 2026-02-27 Relisted — REALCOMP
• 2026-01-15 Pending — MiRealSource-MiMLS
• 2026-01-15 Pending — REALCOMP
• 2025-10-29 Listed $68,000 REALCOMP
• 2025-10-29 Listed $68,000 MiRealSource-MiMLS
• 2023-11-23 Rental Removed $1,000 BUILDIUM
• 2023-10-20 Listed for Rent $1,000 BUILDIUM
• 2018-09-26 Listing Removed — REALCOMP
• 2018-09-25 Pending — MiRealSource-MiMLS
• 2018-09-25 Pending — REALCOMP
• 2018-09-25 Listing Removed — MiRealSource-MiMLS
• 2018-04-03 Price Changed $10,000 MiRealSource-MiMLS
• 2018-04-02 Price Changed $10,000 REALCOMP
• 2017-11-22 Listed $13,000 MiRealSource-MiMLS
• 2017-11-22 Listed $13,000 REALCOMP

Property tax history

-1.3%/yr

Latest (2025): $1,064 · -37.3% YoY. Source: county tax records.