4235 Van Dyke St · Detroit, MI 48214

$125,000

4 bd · 1.5 ba · 1,782 sqft · SingleFamily public records · 38 Days on market

Built 1914 5,663 sqft lot $70/sqft · 64% above area

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• 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 MLS

Investor special with tons of potential! This spacious 4-bedroom, 2-bath brick bungalow offers a great opportunity to add your finishing touches and bring this property back to life. Features include hardwood flooring throughout much of the home, generous living space, new plumbing and a 2-car detached garage. Perfect for investors or rehabbers looking for their next project. Convenient Detroit location close to schools, shopping, and major freeways. Cash buyers only. Property sold as-is

Key facts

• Hardwood flooring
• New plumbing
• Detroit location

Tags

• HARDWOOD FLOORING
• NEW PLUMBING
• DETACHED GARAGE
• DETROIT LOCATION

Property features AI

Finance

• Other: Pets allowed
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 2-car garage
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Brick and vinyl siding exterior; Faces unspecified direction
• Construction: Asphalt roof; Block foundation
• Exterior features: Covered porch; Paved road access

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 7 total rooms (includes bedrooms and other living spaces)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Radiant heating; No central cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% 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: 300 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $1,598/mo this rent would consume 57% of the median local household income ($34k/yr) (locally 1364% 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 $864 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 + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1914 — 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: 1.28% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 6.5

CMA / ARV

• ARV (median comp): $76,176
• List price: $125,000
• Delta: 64.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3752 Van Dyke St	0.21mi	4/2.5	1,746 (-2%)	4mo	$65,000	$37	80
3805 Seneca St	0.38mi	4/1.5	1,807 (+1%)	2mo	$185,000	$102	78
3748 Burns St	0.48mi	4/1.5	1,776 (-0%)	4mo	$225,000	$127	74
7723 E Canfield St	0.10mi	3/2.0 (-1)	1,954 (+10%)	3mo	$27,500	$14	70
4258 Seneca St	0.31mi	3/1.5 (-1)	1,655 (-7%)	1mo	$144,000	$87	68
4157 Burns St	0.35mi	4/2.5	1,628 (-9%)	7mo	$320,000	$197	59
3735 Seyburn St	0.23mi	4/2.5	1,986 (+11%)	10mo	$311,000	$157	58
2543 Beals St	0.73mi	4/2.0	1,800 (+1%)	7mo	$292,500	$163	56
3498 Townsend St	0.45mi	4/2.0	2,006 (+13%)	3mo	$89,000	$44	54
5360 Burns St	0.70mi	4/1.0	1,664 (-7%)	4mo	$60,000	$36	50
3132 Helen St	0.70mi	4/1.0	1,951 (+10%)	1mo	$125,000	$64	49
4702 Field St	0.35mi	5/2.5 (+1)	2,026 (+14%)	9mo	$260,000	$128	44

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $7,420
• Equity at exit: $18,638

10-year hold

• IRR: 14.9%
• Equity multiple: 2.20×
• Total profit: $42,104
• Equity at exit: $10,808

Cash invested: $35,000 (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 48214

• Active inventory: 300
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$656
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $435

Break-even live

Break-even rent $1,048

Max offer price $125,000

Occupancy floor 68%

Sensitivity live

Price	-10% $505	-5% $470	+0% $435	+5% $399	+10% $364
Rent	-10% $308	-5% $371	+0% $435	+5% $498	+10% $561
Rate	-1.0pp $497	-0.5pp $466	base $435	+0.5pp $402	+1.0pp $369

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	25d	1	0.38mi
3631 Helen St Unit 3635 Detroit, MI	4.0	2.0	2157	$1,650	$0.76	44d	1	0.53mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	18d	1	0.64mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	18d	1	0.96mi
1738 Canton St Unit 1 Detroit, MI	4.0	1.0	2244	$1,650	$0.74	44d	1	1.22mi
4510 Harding St Detroit, MI	3.0	1.0	2394	$1,500	$0.63	18d	1	1.29mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	44d	1	1.32mi

Listing history 22 events

1. 2026-06-21
   days on market $125,000 Active 38 DOM
2. 2026-06-18
   days on market $125,000 Active 35 DOM
3. 2026-06-17
   days on market $125,000 Active 34 DOM
4. 2026-06-15
   days on market $125,000 Active 32 DOM
5. 2026-06-13
   days on market $125,000 Active 30 DOM
6. 2026-06-13
   days on market $125,000 Active 29 DOM
7. 2026-06-09
   days on market $125,000 Active 26 DOM
8. 2026-06-08
   days on market $125,000 Active 25 DOM
9. 2026-06-07
   days on market $125,000 Active 24 DOM
10. 2026-06-04
    days on market $125,000 Active 21 DOM
11. 2026-06-03
    days on market $125,000 Active 20 DOM
12. 2026-06-02
    days on market $125,000 Active 19 DOM
13. 2026-06-01
    pricedays on market $125,000 Active 18 DOM

    Show marketing remark (492 chars)

    Investor special with tons of potential! This spacious 4-bedroom, 2-bath brick bungalow offers a great opportunity to add your finishing touches and bring this property back to life. Features include hardwood flooring throughout much of the home, generous living space, new plumbing and a 2-car detached garage. Perfect for investors or rehabbers looking for their next project. Convenient Detroit location close to schools, shopping, and major freeways. Cash buyers only. Property sold as-is

14. 2026-05-31
    days on market $150,000 Active 17 DOM
15. 2026-05-14
    listed $150,000 Active 492-char remark

    Show marketing remark (492 chars)

    Investor special with tons of potential! This spacious 4-bedroom, 2-bath brick bungalow offers a great opportunity to add your finishing touches and bring this property back to life. Features include hardwood flooring throughout much of the home, generous living space, new plumbing and a 2-car detached garage. Perfect for investors or rehabbers looking for their next project. Convenient Detroit location close to schools, shopping, and major freeways. Cash buyers only. Property sold as-is

16. 2026-05-14
    listed $150,000 Active 492-char remark

    Show marketing remark (492 chars)

    Investor special with tons of potential! This spacious 4-bedroom, 2-bath brick bungalow offers a great opportunity to add your finishing touches and bring this property back to life. Features include hardwood flooring throughout much of the home, generous living space, new plumbing and a 2-car detached garage. Perfect for investors or rehabbers looking for their next project. Convenient Detroit location close to schools, shopping, and major freeways. Cash buyers only. Property sold as-is

17. 2019-11-27
    historical
18. 2019-09-13
    status Pending
19. 2019-09-13
    status Pending
20. 2019-09-13
    historical
21. 2019-09-06
    listed $25,000 Active
22. 2019-09-06
    listed $25,000 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: $1,441 · $120/mo
• Projected year-2 tax: $1,683 · $140/mo
• Expected delta: +$242/yr (+$20/mo · 16.8%)

ⓘ 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: $19,172
• − Mortgage interest: −$7,002
• − Property taxes: −$1,441
• − Insurance: −$625
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$3,636
• Taxable income: $3,401
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $4,398/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 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: ▼ -367.43%
• Current HPI: 102.0969
• 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

+400.0% since first listed

12 events — show timeline

• 2026-06-16 Relisted — REALCOMP
• 2026-06-15 Listing Removed — REALCOMP
• 2026-06-01 Price Changed $125,000 MiRealSource-MiMLS
• 2026-06-01 Price Changed $125,000 REALCOMP
• 2026-05-14 Listed $150,000 MiRealSource-MiMLS
• 2026-05-14 Listed $150,000 REALCOMP
• 2019-11-27 Listing Removed — REALCOMP
• 2019-09-13 Pending — MiRealSource-MiMLS
• 2019-09-13 Pending — REALCOMP
• 2019-09-13 Listing Removed — MiRealSource-MiMLS
• 2019-09-06 Listed $25,000 MiRealSource-MiMLS
• 2019-09-06 Listed $25,000 REALCOMP

Property tax history

+6.9%/yr

Latest (2025): $1,441 · -11.6% YoY. Source: county tax records.