17229 Heyden St · Detroit, MI 48219

$20,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 95 Days on market

Built 1923 3,485 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 +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

Great opportunity for investors. This house features vinyl siding, Pex Plumbing, updated electrical, and a newer roof. BATVAI

Key facts

• Updated electrical
• Pex plumbing
• Newer roof

Tags

• VINYL SIDING
• PEX PLUMBING
• UPDATED ELECTRICAL
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $21k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $21k).
• Recommended offer: $19k (9.0% below list) — sets the bar for market timing.
• Cap rate 47.2% vs local median 10.0% 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: 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; 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 31% 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 $144 of loan paydown is wiped out by about $627 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $7k; list at $21k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,019 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.46% ✓
• Cap rate: 47.24%
• Cash-on-cash: 146.25%
• DSCR: 7.51
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $63,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17370 Stout St	0.14mi	2/1.0	745 (-6%)	2mo	$37,000	$50	82
18135 Fielding St	0.40mi	3/1.5 (+1)	796 (+0%)	3mo	$130,000	$163	71
17594 Vaughan St	0.26mi	3/1.0 (+1)	852 (+8%)	8mo	$94,500	$111	63
18418 Heyden St	0.54mi	2/1.0	865 (+9%)	3mo	$17,000	$20	57
18498 Heyden ST St	0.61mi	3/1.0 (+1)	842 (+6%)	4mo	$9,000	$11	53
17336 Patton St	0.22mi	3/1.0 (+1)	892 (+13%)	13mo	$75,000	$84	52
16115 Burt Rd	0.72mi	2/1.0	859 (+8%)	5mo	$57,000	$66	48
18411 Grandville Ave	0.69mi	2/1.0	748 (-6%)	14mo	$60,000	$80	47
18255 Patton St	0.53mi	3/1.0 (+1)	873 (+10%)	10mo	$80,000	$92	45
18510 Heyden St	0.62mi	3/1.0 (+1)	884 (+12%)	6mo	$50,000	$57	42
18551 Vaughan St	0.66mi	3/1.0 (+1)	864 (+9%)	9mo	$70,000	$81	41
17185 Bentler St	0.65mi	2/1.0	690 (-13%)	13mo	$43,000	$62	37

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: 9.22×
• Total profit: $48,118
• Equity at exit: $3,116

10-year hold

• IRR: —
• Equity multiple: 22.88×
• Total profit: $128,042
• Equity at exit: $1,807

Cash invested: $5,852 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$110
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $713

Break-even live

Break-even rent $239

Max offer price $20,900

Occupancy floor 33%

Sensitivity live

Price	-10% $725	-5% $719	+0% $713	+5% $707	+10% $701
Rent	-10% $623	-5% $668	+0% $713	+5% $758	+10% $803
Rate	-1.0pp $724	-0.5pp $719	base $713	+0.5pp $708	+1.0pp $702

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: $5,225
• Closing costs: $627
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	18d	1	0.36mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	26d	1	0.41mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	26d	1	0.45mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	18d	1	0.51mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	16d	1	0.55mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	6d	1	0.58mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	45d	1	0.58mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	45d	2	0.63mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	26d	2	0.63mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	18d	1	0.65mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	45d	1	0.65mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	45d	1	0.65mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	0.67mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	0.69mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	16d	1	0.74mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	26d	1	0.74mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	18d	1	0.74mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	0.76mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	18d	1	0.79mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	45d	1	0.85mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,323	$1.73	0d	1	0.86mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	45d	1	0.86mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	45d	1	0.88mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	45d	1	0.89mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	14d	1	0.91mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	18d	1	0.93mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	45d	1	0.93mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	6d	1	0.93mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	26d	1	0.93mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	45d	1	0.95mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	6d	2	0.99mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	45d	1	1.01mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	26d	1	1.02mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	1.05mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	6d	1	1.05mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	6d	1	1.10mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	45d	1	1.10mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	23d	1	1.17mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	26d	1	1.17mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	45d	1	1.18mi

Listing history 11 events

1. 2026-03-13
   status Pending 125-char remark

   Show marketing remark (125 chars)

   Great opportunity for investors. This house features vinyl siding, Pex Plumbing, updated electrical, and a newer roof. BATVAI

2. 2026-03-13
   status Pending

   Show marketing remark (125 chars)

   Great opportunity for investors. This house features vinyl siding, Pex Plumbing, updated electrical, and a newer roof. BATVAI

3. 2025-12-09
   listed $20,900 Active
4. 2025-12-05
   listed $20,900 Active 125-char remark

   Show marketing remark (125 chars)

   Great opportunity for investors. This house features vinyl siding, Pex Plumbing, updated electrical, and a newer roof. BATVAI

5. 2004-09-24
   historical
6. 2004-03-24
   listed $55,000
7. 2004-03-18
   historical
8. 2003-09-18
   listed $55,000
9. 2003-09-05
   soldstatus $7,000
10. 2002-12-12
    listed $5,900
11. 1996-07-17
    soldstatus $5,000

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $848 · $71/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 2/10 Low 7 d/yr ≥98°F today · 14 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: $13,704
• − Mortgage interest: −$1,171
• − Property taxes: −$848
• − Insurance: −$104
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$608
• Taxable income: $8,780
• Est. tax owed @ 24.0%: −$2,107
• After-tax cash flow: $6,451/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

+318.0% since first listed

11 events — show timeline

• 2026-03-13 Pending — MiRealSource-MiMLS
• 2026-03-13 Pending — REALCOMP
• 2025-12-09 Listed $20,900 REALCOMP
• 2025-12-05 Listed $20,900 MiRealSource-MiMLS
• 2004-09-24 Listing Removed — REALCOMP
• 2004-03-24 Listed $55,000 REALCOMP
• 2004-03-18 Listing Removed — REALCOMP
• 2003-09-18 Listed $55,000 REALCOMP
• 2003-09-05 Sold (MLS) $7,000 REALCOMP
• 2002-12-12 Listed $5,900 REALCOMP
• 1996-07-17 Sold (Public Records) $5,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $848 · -53.5% YoY. Source: county tax records.