437 Poplar St · Wyandotte, MI 48192

$169,900

2 bd · 2.0 ba · 836 sqft · SingleFamily public records · 6 Days on market

Built 1917 4,792 sqft lot Est $155k · 10% over

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Why this score? — see what drove the F 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 +8.0/30.0
• Rent growth +4.5/5.0
• Livability +4.4/5.0
• ARV discount +3.1/15.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready and full of value, this well maintained ranch in the heart of Wyandotte offers an exceptional opportunity for homeowners or investors alike. Featuring 2 bedrooms and a functional layout, this home provides both comfort and versatility. Step inside to find fresh paint, vinyl windows, and a spacious living area that flows seamlessly into a large kitchen and additional family room space, ideal for everyday living or entertaining. The full basement expands your options with a clean, Drylock treated space and an additional bathroom, perfect for storage, a workshop, or future finishing potential. Outside, enjoy a deep 35 x 140 fully fenced yard, a covered rear porch for relaxing evenings, and an oversized front porch that adds both charm and curb appeal. Major updates include a newer roof in 2018 along with newer furnace and central air, offering peace of mind

Key facts

• 4,792 sq ft lot
• Built 1917
• Listed 6 days

Property features AI

Finance

• Other: Lot approximately 0.11 acre (35 x 140); Above-grade finished area reported; below-grade finished area present

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof; Block foundation; Built with vinyl siding
• Exterior features: Enclosed porch; Patio; Porch; Paved road frontage

Interior

• Kitchen: Dishwasher; Free-standing gas oven; Free-standing refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Disposal; Unfinished full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (27.9% below list).
• Recommended offer: $123k (27.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 88/100 on livability (#11 in MI, #181 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-.
• Wyandotte School District (suburban): math 27% / reading 45% proficiency, ranked #262 of 540 in MI (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Garfield Elementary School (math 27% / reading 42%, grade F, #744 of 1,397 statewide, top 57%, 423 students, 71% FRL); Woodrow Wilson School (math 20% / reading 40%, grade F, #337 of 493 statewide, top 69%, 889 students, 60% FRL); Roosevelt High School (math 27% / reading 52%, grade F, #304 of 713 statewide, top 46%, 1,232 students, 54% FRL) — zoned schools average 61% FRL vs 46% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.9%/yr); 122 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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.
• Current owner paid $75k; list at $170k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,546 (27.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1917 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.43%
• DSCR: 0.80
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $154,660
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2232 9th St	0.44mi	2/1.0	920 (+10%)	2mo	$177,500	$193	58
510 Cedar St	0.26mi	2/1.0	800 (-4%)	24mo	$165,000	$206	57
1046 Mollno St	0.55mi	3/1.0 (+1)	850 (+2%)	10mo	$145,000	$171	54
554 Maple St	0.43mi	2/1.0	810 (-3%)	20mo	$182,000	$225	54
1034 Walnut St	0.53mi	2/1.0	780 (-7%)	13mo	$138,000	$177	49
160 Sullivan St	0.51mi	2/1.0	864 (+3%)	24mo	$155,000	$179	47
2083 11th St	0.61mi	2/1.0	712 (-15%)	6mo	$132,000	$185	38
1737 Cora St	0.65mi	3/1.0 (+1)	936 (+12%)	5mo	$143,000	$153	37
538 Ford Ave	0.41mi	2/1.0	949 (+14%)	21mo	$98,000	$103	36
1236 Cedar St	0.72mi	2/1.0	920 (+10%)	22mo	$175,000	$190	28
1733 7th St	0.60mi	3/1.0 (+1)	720 (-14%)	18mo	$140,000	$194	25

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 · 7.86% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.32×
• Total profit: $-32,429
• Equity at exit: $25,333

10-year hold

• IRR: -3.7%
• Equity multiple: 0.70×
• Total profit: $-14,113
• Equity at exit: $14,690

Cash invested: $47,572 (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 48192

• Rents YoY: 7.9%
• Active inventory: 122
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$891
• Tax from tax record: −$182 /mo · $2,183/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-176

Break-even live

Break-even rent $1,448

Max offer price $138,880

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-128	+0% $-176	+5% $-224	+10% $-272
Rent	-10% $-272	-5% $-224	+0% $-176	+5% $-127	+10% $-79
Rate	-1.0pp $-90	-0.5pp $-132	base $-176	+0.5pp $-220	+1.0pp $-264

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 Walnut St Unit 204 Wyandotte, MI	1.0	1.0	750	$925	$1.23	1d	1	0.15mi
2700 6th St Wyandotte, MI	1.0–2.0	1.0	900	$1,095	$1.22	45d	2	0.21mi
82 Poplar St Apt 2 Wyandotte, MI	2.0	1.0	900	$1,295	$1.44	45d	1	0.34mi
20 Chestnut St Unit 1003-4 Wyandotte, MI	2.0	2.0	1100	$1,990	$1.81	45d	1	0.47mi
667 Pine St Unit 1 Wyandotte, MI	3.0	1.0	1000	$1,500	$1.50	0d	1	0.74mi
667 Pine St Unit 2 Wyandotte, MI	2.0	1.0	800	$1,400	$1.75	3d	1	0.74mi
1213 Sycamore St Unit 106 Wyandotte, MI	1.0	1.0	650	$899	$1.38	26d	1	0.80mi
1024 Adelaide St Wyandotte, MI	2.0	1.0	800	$3,100	$3.88	0d	1	0.86mi
1159 McKinley St Wyandotte, MI	3.0	1.0	1050	$1,350	$1.29	0d	1	0.94mi
3414 13th St Unit 3406 Wyandotte, MI	1.0	1.0	750	$925	$1.23	0d	1	0.95mi
1569 Sycamore St Wyandotte, MI	3.0	1.0	944	$1,695	$1.80	45d	1	0.98mi
939 James St Unit 12 Wyandotte, MI	1.0	1.0	850	$899	$1.06	14d	1	1.14mi
1650 19th St Wyandotte, MI	3.0	2.0	1100	$1,899	$1.73	20d	1	1.17mi
1163 17th St Wyandotte, MI	3.0	1.0	1010	$1,695	$1.68	45d	1	1.18mi
850 Biddle Ave Unit 2 Wyandotte, MI	2.0	1.0	800	$1,300	$1.62	0d	1	1.25mi
580 Harrison Blvd Apt 59 Lincoln Park, MI	1.0	1.0	750	$925	$1.23	0d	1	1.29mi
3851 17th St Wyandotte, MI	2.0	1.0	764	$1,200	$1.57	4d	1	1.30mi
610 Harrison Blvd Apt 43 Lincoln Park, MI	2.0	1.0	800	$1,050	$1.31	26d	1	1.31mi
610 Harrison Blvd Unit 46 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	4d	1	1.31mi
720 Harrison Blvd Unit 20 Lincoln Park, MI	2.0	1.0	800	$1,025	$1.28	4d	1	1.32mi
750 Harrison Blvd Unit 5 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	6d	1	1.34mi
1130 21st St Wyandotte, MI	3.0	1.0	864	$1,420	$1.64	0d	1	1.40mi
170 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,399	$1.30	4d	1	1.43mi
168 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,295	$1.20	7d	1	1.43mi
146 Bondie St Wyandotte, MI	2.0	1.0	820	$1,650	$2.01	0d	1	1.44mi
424 4th St Wyandotte, MI	2.0	1.0	925	$1,350	$1.46	26d	1	1.49mi

Listing history 10 events

1. 2026-05-21
   listed $169,900 Active 880-char remark

   Show marketing remark (880 chars)

   Move in ready and full of value, this well maintained ranch in the heart of Wyandotte offers an exceptional opportunity for homeowners or investors alike. Featuring 2 bedrooms and a functional layout, this home provides both comfort and versatility. Step inside to find fresh paint, vinyl windows, and a spacious living area that flows seamlessly into a large kitchen and additional family room space, ideal for everyday living or entertaining. The full basement expands your options with a clean, Drylock treated space and an additional bathroom, perfect for storage, a workshop, or future finishing potential. Outside, enjoy a deep 35 x 140 fully fenced yard, a covered rear porch for relaxing evenings, and an oversized front porch that adds both charm and curb appeal. Major updates include a newer roof in 2018 along with newer furnace and central air, offering peace of mind

2. 2026-05-21
   listed $169,900 Active

   Show marketing remark (880 chars)

   Move in ready and full of value, this well maintained ranch in the heart of Wyandotte offers an exceptional opportunity for homeowners or investors alike. Featuring 2 bedrooms and a functional layout, this home provides both comfort and versatility. Step inside to find fresh paint, vinyl windows, and a spacious living area that flows seamlessly into a large kitchen and additional family room space, ideal for everyday living or entertaining. The full basement expands your options with a clean, Drylock treated space and an additional bathroom, perfect for storage, a workshop, or future finishing potential. Outside, enjoy a deep 35 x 140 fully fenced yard, a covered rear porch for relaxing evenings, and an oversized front porch that adds both charm and curb appeal. Major updates include a newer roof in 2018 along with newer furnace and central air, offering peace of mind

3. 2026-05-18
   historical $169,900 880-char remark

   Show marketing remark (880 chars)

   Move in ready and full of value, this well maintained ranch in the heart of Wyandotte offers an exceptional opportunity for homeowners or investors alike. Featuring 2 bedrooms and a functional layout, this home provides both comfort and versatility. Step inside to find fresh paint, vinyl windows, and a spacious living area that flows seamlessly into a large kitchen and additional family room space, ideal for everyday living or entertaining. The full basement expands your options with a clean, Drylock treated space and an additional bathroom, perfect for storage, a workshop, or future finishing potential. Outside, enjoy a deep 35 x 140 fully fenced yard, a covered rear porch for relaxing evenings, and an oversized front porch that adds both charm and curb appeal. Major updates include a newer roof in 2018 along with newer furnace and central air, offering peace of mind

4. 2019-11-14
   soldstatus $75,000
5. 2019-10-30
   soldstatus $75,000 Sold 341-char remark

   Show marketing remark (341 chars)

   FANTASTIC HOME UNDER 80,000 IN GREAT LOCATION. 2 BEDROOM RANCH WITH FULL BASEMENT WITH BATH, HOME INCLUDES LARGE 35 X 140 FENCED YARD, 2018 NEWER ROOF, COVERED PORCH IN REAR, HUGE FRONT PORCH , VINYL WINDOWS, FRESHLY PAINTED, LARGE KITCHEN WITH A FAMILY ROOM AND LIVING ROOM. BASEMENT IS DRYLOCKED AND CLEAN. SHOWS WELL. IMMEDIATE OCCUPANCY

6. 2019-10-30
   soldstatus $75,000 Closed

   Show marketing remark (341 chars)

   FANTASTIC HOME UNDER 80,000 IN GREAT LOCATION. 2 BEDROOM RANCH WITH FULL BASEMENT WITH BATH, HOME INCLUDES LARGE 35 X 140 FENCED YARD, 2018 NEWER ROOF, COVERED PORCH IN REAR, HUGE FRONT PORCH , VINYL WINDOWS, FRESHLY PAINTED, LARGE KITCHEN WITH A FAMILY ROOM AND LIVING ROOM. BASEMENT IS DRYLOCKED AND CLEAN. SHOWS WELL. IMMEDIATE OCCUPANCY

7. 2019-09-17
   status Pending

   Show marketing remark (341 chars)

   FANTASTIC HOME UNDER 80,000 IN GREAT LOCATION. 2 BEDROOM RANCH WITH FULL BASEMENT WITH BATH, HOME INCLUDES LARGE 35 X 140 FENCED YARD, 2018 NEWER ROOF, COVERED PORCH IN REAR, HUGE FRONT PORCH , VINYL WINDOWS, FRESHLY PAINTED, LARGE KITCHEN WITH A FAMILY ROOM AND LIVING ROOM. BASEMENT IS DRYLOCKED AND CLEAN. SHOWS WELL. IMMEDIATE OCCUPANCY

8. 2019-09-17
   status Pending 341-char remark

   Show marketing remark (341 chars)

   FANTASTIC HOME UNDER 80,000 IN GREAT LOCATION. 2 BEDROOM RANCH WITH FULL BASEMENT WITH BATH, HOME INCLUDES LARGE 35 X 140 FENCED YARD, 2018 NEWER ROOF, COVERED PORCH IN REAR, HUGE FRONT PORCH , VINYL WINDOWS, FRESHLY PAINTED, LARGE KITCHEN WITH A FAMILY ROOM AND LIVING ROOM. BASEMENT IS DRYLOCKED AND CLEAN. SHOWS WELL. IMMEDIATE OCCUPANCY

9. 2019-07-30
   listed $79,900 Active 341-char remark

   Show marketing remark (341 chars)

   FANTASTIC HOME UNDER 80,000 IN GREAT LOCATION. 2 BEDROOM RANCH WITH FULL BASEMENT WITH BATH, HOME INCLUDES LARGE 35 X 140 FENCED YARD, 2018 NEWER ROOF, COVERED PORCH IN REAR, HUGE FRONT PORCH , VINYL WINDOWS, FRESHLY PAINTED, LARGE KITCHEN WITH A FAMILY ROOM AND LIVING ROOM. BASEMENT IS DRYLOCKED AND CLEAN. SHOWS WELL. IMMEDIATE OCCUPANCY

10. 2019-07-30
    listed $79,900 Active

    Show marketing remark (341 chars)

    FANTASTIC HOME UNDER 80,000 IN GREAT LOCATION. 2 BEDROOM RANCH WITH FULL BASEMENT WITH BATH, HOME INCLUDES LARGE 35 X 140 FENCED YARD, 2018 NEWER ROOF, COVERED PORCH IN REAR, HUGE FRONT PORCH , VINYL WINDOWS, FRESHLY PAINTED, LARGE KITCHEN WITH A FAMILY ROOM AND LIVING ROOM. BASEMENT IS DRYLOCKED AND CLEAN. SHOWS WELL. IMMEDIATE OCCUPANCY

ⓘ 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: $2,183 · $182/mo
• Projected year-2 tax: $2,400 · $200/mo
• Expected delta: +$217/yr (+$18/mo · 9.9%)

ⓘ 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 3/10 Moderate
• 🌡 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,706
• − Mortgage interest: −$9,517
• − Property taxes: −$2,183
• − Insurance: −$850
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$4,943
• Taxable loss: −$5,140
• Est. tax savings @ 24.0%: +$1,234
• After-tax cash flow: $-874/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: Wyandotte School District
• NCES district ID: 2636540
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $50,265
• Composite: 31.13/100
• National rank: #6060
• State rank: #262 of 540 in MI

Livability — Wyandotte

• Score: 88/100
• State rank: #11
• US rank: #181

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime B+ Employment C- Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wyandotte, MI
• County: Wayne County · 1,562,939 people
• City population: 24,489
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,489
• Household income: $71,987
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 570.0

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 White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 19% Lithuanian 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -228.97%
• Current HPI: 174.8428
• Rent YoY: ▲ 7.86%
• 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

+112.6% since first listed

10 events — show timeline

• 2026-05-21 Listed $169,900 MiRealSource-MiMLS
• 2026-05-21 Listed $169,900 REALCOMP
• 2026-05-18 Coming Soon $169,900 MiRealSource-MiMLS
• 2019-11-14 Sold (Public Records) $75,000 Public Records
• 2019-10-30 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2019-10-30 Sold (MLS) $75,000 REALCOMP
• 2019-09-17 Pending — MiRealSource-MiMLS
• 2019-09-17 Pending — REALCOMP
• 2019-07-30 Listed $79,900 MiRealSource-MiMLS
• 2019-07-30 Listed $79,900 REALCOMP

Property tax history

+3.8%/yr

Latest (2025): $2,183 · -15.4% YoY. Source: county tax records.