6526 Heyden St · Detroit, MI 48228

$105,000

3 bd · 1.0 ba · 781 sqft · SingleFamily public records · 12 Days on market

Built 1950 4,356 sqft lot

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Why this score? — see what drove the D+ 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 +16.6/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * LOCATION * * This 3 bedroom bungalow with 1.5 car garage on an long lot is located right on the border of Dearborn Heights, just north of Ann Arbor Trail. Home is just a couple blocks from the sprawling Rouge Park and Parkland Park. Ready for owner occupants or investors! There is a security system at the property with audio and video surveillance. Mortgage offers would need to come in strong and request the furnace and hot water tank be installed for appraisal, otherwise as-is cash is preferred. Move fast on this, the location is in high demand. Clear title with warranty deed and title insurance. Buyer to verify all information, taxes, room sizes, etc. Buyer to pay 495 compliance to list office.

Key facts

• Long lot
• Security system
• 4,356 sq ft lot

Tags

• LONG LOT
• BORDER OF DEARBORN HEIGHTS
• COUPLE BLOCKS FROM ROUGE PARK
• SECURITY SYSTEM
• AUDIO AND VIDEO SURVEILLANCE

Property features AI

Exterior

• Parking: Detached garage (1.5 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (35 x 128.75)

Interior

• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $63 ($759/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 7.0% vs local median 10.1% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 soft (-2.3%/yr); 369 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,386/mo this rent would consume 54% of the median local household income ($31k/yr) (locally 4144% 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 $726 of loan paydown is wiped out by about $3k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 27y 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: property tax is 5.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.32% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $64,823
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6394 Westwood St	0.40mi	3/1.0	770 (-1%)	2mo	$90,000	$117	77
6752 Evergreen Rd	0.16mi	2/1.0 (-1)	864 (+11%)	3mo	$45,000	$52	68
6783 Westwood St	0.37mi	3/1.0	836 (+7%)	4mo	$65,000	$78	68
7313 Grandville Ave	0.57mi	2/1.0 (-1)	765 (-2%)	0mo	$70,000	$92	65
7282 Plainview Ave	0.42mi	2/1.0 (-1)	730 (-6%)	1mo	$19,000	$26	64
7280 Heyden St	0.37mi	2/1.5 (-1)	739 (-5%)	4mo	$75,000	$101	63
7320 Westwood St	0.56mi	3/1.0	738 (-6%)	2mo	$115,000	$156	63
7730 Braile St	0.71mi	3/1.0	768 (-2%)	2mo	$68,000	$89	62
6078 Plainview Ave	0.43mi	2/1.0 (-1)	700 (-10%)	1mo	$54,500	$78	57
6803 Grandville Ave	0.43mi	2/1.0 (-1)	700 (-10%)	2mo	$32,000	$46	56
7411 Stout St	0.50mi	3/1.0	888 (+14%)	5mo	$70,000	$79	50
7702 Patton St	0.67mi	3/1.0	896 (+15%)	4mo	$74,000	$83	41

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.43×
• Total profit: $-16,836
• Equity at exit: $15,656

10-year hold

• IRR: -19.1%
• Equity multiple: 0.17×
• Total profit: $-24,316
• Equity at exit: $9,078

Cash invested: $29,400 (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 48228

• Rents YoY: -2.3%
• Active inventory: 369
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$551
• Tax from tax record: −$437 /mo · $5,244/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $63

Break-even live

Break-even rent $1,305

Max offer price $105,000

Occupancy floor 90%

Sensitivity live

Price	-10% $442	-5% $405	+0% $63	+5% $34	+10% $4
Rent	-10% $-46	-5% $9	+0% $63	+5% $118	+10% $173
Rate	-1.0pp $116	-0.5pp $90	base $63	+0.5pp $36	+1.0pp $8

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	6d	1	0.49mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	0.51mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	0.58mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	17d	1	0.67mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.73mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	0.78mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.99mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	0d	11	1.00mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	4d	10	1.04mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	1.08mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	44d	1	1.09mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.32mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	1.33mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	1.37mi
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	3d	1	1.42mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.44mi

Listing history 9 events

1. 2026-06-21
   days on market $105,000 Active 12 DOM
2. 2026-06-18
   days on market $105,000 Active 9 DOM
3. 2026-06-17
   days on market $105,000 Active 8 DOM
4. 2026-06-16
   days on market $105,000 Active 7 DOM
5. 2026-06-15
   days on market $105,000 Active 6 DOM
6. 2026-06-13
   days on market $105,000 Active 4 DOM
7. 2026-06-13
   days on market $105,000 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $105,000 Active 1 DOM

ⓘ 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: $5,244 · $437/mo
• Projected year-2 tax: $5,244 · $437/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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,627
• − Mortgage interest: −$5,882
• − Property taxes: −$5,244
• − Insurance: −$525
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,055
• Taxable loss: −$738
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $936/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+303.8% since first listed

14 events — show timeline

• 2026-06-09 Listed $105,000 MiRealSource-MiMLS
• 2026-06-09 Listed $105,000 REALCOMP
• 2025-04-08 Rental Removed $1,270 REALCOMP
• 2025-03-25 Listed for Rent $1,270 REALCOMP
• 2025-03-25 Rental Removed $1,270 REALSOURCE
• 2024-11-28 Listed for Rent $1,270 REALSOURCE
• 2018-08-28 Sold (Public Records) $228,000 Public Records
• 2009-03-24 Sold (MLS) $9,000 REALCOMP
• 2009-02-26 Listed $7,200 REALCOMP
• 2007-08-21 Sold (Public Records) $110,000 Public Records
• 2004-03-01 Listing Removed — REALCOMP
• 2001-06-14 Sold (Public Records) $75,000 Public Records
• 1999-08-10 Listed $82,900 REALCOMP
• 1997-10-16 Sold (Public Records) $26,000 Public Records

Property tax history

+16.0%/yr

Latest (2025): $5,244 · +81.0% YoY. Source: county tax records.