17363 Heyden St · Detroit, MI 48219

$16,900

3 bd · 1.0 ba · 1,031 sqft · SingleFamily public records · 30 Days on market

Built 1942 3,485 sqft lot $16/sqft · 80% below area ↓ 49% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Complete major rehab needed. There may be a squatter in property. The accuracy of all information, regardless of the source, is not guaranteed ot warranted. All information should be independently verified.

Key facts

• 3,485 sq ft lot
• Garage
• Built 1942

Property features AI

Finance

• Other: Lot approximately 0.08 acres (35 x 104.43); Subdivision: WESTVIEW PARK

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Wood siding construction; Facing direction not provided
• Construction: Asphalt roof
• Exterior features: Covered porch; Paved road access

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: 5 total rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Recommended offer: $17k (1.5% below list) — sets the bar for market timing.
• Cap rate 72.7% 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 (+8.0%/yr); 308 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 37% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $117 of loan paydown is wiped out by about $507 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $16,646 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 7.88% ✓
• Cap rate: 72.70%
• Cash-on-cash: 237.16%
• DSCR: 11.55
• GRM: 1.1

CMA / ARV

• ARV (median comp): $85,159
• List price: $16,900
• Delta: -78.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17420 Edinborough Rd	0.35mi	3/1.0	1,011 (-2%)	4mo	$167,000	$165	77
17511 Westmoreland Rd	0.22mi	3/2.0	939 (-9%)	1mo	$100,000	$106	70
18431 Edinborough Rd	0.56mi	3/1.0	1,000 (-3%)	4mo	$95,000	$95	66
18424 Fielding St	0.48mi	3/1.0	1,100 (+7%)	3mo	$40,000	$36	64
19352 Margareta St	0.73mi	3/1.0	1,060 (+3%)	3mo	$105,000	$99	59
17694 Shaftsbury Ave	0.57mi	2/1.5 (-1)	1,058 (+3%)	4mo	$90,000	$85	59
17217 Shaftsbury Ave	0.51mi	3/1.0	934 (-9%)	4mo	$105,000	$112	57
18555 Edinborough Rd	0.66mi	3/1.0	950 (-8%)	2mo	$70,000	$74	54
16616 Blackstone St	0.67mi	2/1.0 (-1)	1,102 (+7%)	0mo	$45,000	$41	52
19003 Curtis St	0.68mi	3/1.0	1,138 (+10%)	1mo	$95,000	$83	50
18452 Shaftsbury Ave	0.71mi	3/1.0	927 (-10%)	4mo	$55,000	$59	47
19105 Curtis St	0.62mi	3/1.5	1,156 (+12%)	3mo	$97,422	$84	46

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: —
• Equity multiple: 14.50×
• Total profit: $63,883
• Equity at exit: $2,520

10-year hold

• IRR: —
• Equity multiple: 35.75×
• Total profit: $164,439
• Equity at exit: $1,461

Cash invested: $4,732 (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: 308
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$89
• Tax est. 1.5%: −$21 /mo · $254/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $935

Break-even live

Break-even rent $148

Max offer price $16,900

Occupancy floor 25%

Sensitivity live

Price	-10% $947	-5% $941	+0% $935	+5% $929	+10% $924
Rent	-10% $830	-5% $883	+0% $935	+5% $988	+10% $1,040
Rate	-1.0pp $944	-0.5pp $940	base $935	+0.5pp $931	+1.0pp $926

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: $4,225
• Closing costs: $507
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	45d	1	0.28mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	18d	1	0.30mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	25d	1	0.34mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	25d	1	0.37mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	18d	1	0.43mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	6d	1	0.51mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	12d	1	0.53mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	45d	1	0.56mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	45d	2	0.58mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	0.58mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	45d	1	0.59mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	0.60mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	18d	1	0.60mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	0.61mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	16d	1	0.61mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	45d	1	0.62mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	16d	1	0.65mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	0.67mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	18d	1	0.68mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	0.71mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	18d	1	0.72mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	0.75mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	45d	1	0.77mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	19d	1	0.77mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	45d	1	0.80mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	45d	1	0.82mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	0.83mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	45d	1	0.86mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	18d	1	0.87mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	25d	1	0.88mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	16d	1	0.93mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	45d	1	0.93mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	45d	1	0.94mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	1.01mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	18d	1	1.01mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	45d	1	1.11mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	16d	1	1.14mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	6d	1	1.15mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	45d	1	1.17mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	1.19mi

Listing history 36 events

1. 2026-06-21
   days on market $16,900 Active 30 DOM
2. 2026-06-18
   days on market $16,900 Active 27 DOM
3. 2026-06-17
   days on market $16,900 Active 26 DOM
4. 2026-06-15
   days on market $16,900 Active 24 DOM
5. 2026-06-13
   days on market $16,900 Active 22 DOM
6. 2026-06-13
   pricedays on market $16,900 Active 21 DOM
7. 2026-06-09
   days on market $17,400 Active 18 DOM
8. 2026-06-08
   days on market $17,400 Active 17 DOM
9. 2026-06-07
   days on market $17,400 Active 16 DOM
10. 2026-06-04
    days on market $17,400 Active 13 DOM
11. 2026-06-03
    days on market $17,400 Active 12 DOM
12. 2026-06-02
    days on market $17,400 Active 11 DOM
13. 2026-06-01
    days on market $17,400 Active 10 DOM
14. 2026-05-31
    days on market $17,400 Active 9 DOM
15. 2026-05-13
    price $17,400 208-char remark
16. 2026-05-13
    price $17,400 208-char remark
17. 2026-03-21
    price $17,900 208-char remark
18. 2026-03-21
    price $17,900 208-char remark
19. 2026-02-22
    price $18,900 208-char remark
20. 2026-02-21
    price $18,900 208-char remark
21. 2025-12-14
    price $19,400 208-char remark
22. 2025-12-13
    price $19,400 208-char remark
23. 2025-11-21
    listed $20,900 Active 208-char remark
24. 2025-11-21
    listed $20,900 Active 208-char remark
25. 2025-11-14
    historical
26. 2025-11-14
    historical
27. 2025-10-11
    price $21,900
28. 2025-10-10
    price $21,900
29. 2025-05-28
    listed $23,900 Active
30. 2025-05-28
    listed $23,900 Active
31. 2024-10-10
    historical
32. 2024-10-10
    historical
33. 2024-07-30
    price $27,900
34. 2024-07-29
    price $27,900
35. 2024-07-10
    listed $32,900 Active
36. 2024-07-10
    listed $32,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% 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: $15,980
• − Mortgage interest: −$947
• − Property taxes: −$254
• − Insurance: −$84
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$492
• Taxable income: $11,647
• Est. tax owed @ 24.0%: −$2,795
• After-tax cash flow: $8,427/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

-48.6% since first listed

28 events — show timeline

• 2026-06-11 Price Changed $16,900 MiRealSource-MiMLS
• 2026-06-11 Price Changed $16,900 REALCOMP
• 2026-05-22 Listing Removed — MiRealSource-MiMLS
• 2026-05-22 Listing Removed — REALCOMP
• 2026-05-21 Listed $17,400 REALCOMP
• 2026-05-21 Listed $17,400 MiRealSource-MiMLS
• 2026-05-13 Price Changed $17,400 MiRealSource-MiMLS
• 2026-05-13 Price Changed $17,400 REALCOMP
• 2026-03-21 Price Changed $17,900 MiRealSource-MiMLS
• 2026-03-21 Price Changed $17,900 REALCOMP
• 2026-02-22 Price Changed $18,900 MiRealSource-MiMLS
• 2026-02-21 Price Changed $18,900 REALCOMP
• 2025-12-14 Price Changed $19,400 MiRealSource-MiMLS
• 2025-12-13 Price Changed $19,400 REALCOMP
• 2025-11-21 Listed $20,900 MiRealSource-MiMLS
• 2025-11-21 Listed $20,900 REALCOMP
• 2025-11-14 Listing Removed — MiRealSource-MiMLS
• 2025-11-14 Listing Removed — REALCOMP
• 2025-10-11 Price Changed $21,900 MiRealSource-MiMLS
• 2025-10-10 Price Changed $21,900 REALCOMP
• 2025-05-28 Listed $23,900 MiRealSource-MiMLS
• 2025-05-28 Listed $23,900 REALCOMP
• 2024-10-10 Listing Removed — MiRealSource-MiMLS
• 2024-10-10 Listing Removed — REALCOMP
• 2024-07-30 Price Changed $27,900 MiRealSource-MiMLS
• 2024-07-29 Price Changed $27,900 REALCOMP
• 2024-07-10 Listed $32,900 MiRealSource-MiMLS
• 2024-07-10 Listed $32,900 REALCOMP

Property tax history

+15.0%/yr

Latest (2025): $5,408 · +230.4% YoY. Source: county tax records.