1174 & 1176 Collingwood St · Detroit, MI 48202

$141,900

4 bd · 2.0 ba · 2,010 sqft · SingleFamily public records · 1 Days on market

Built 1922 3,485 sqft lot $71/sqft · 46% above area Est $97k · 46% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Rent growth +1.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Look no further beautiful multi-family duplex that blends classic character with opportunity. Featuring hardwood floors and a full basement. The property offers plenty of space for customization, expansion, or added value. Centrally in the heart of the city, located just a short walking distance from the Berry Gordan Mansion and just 2 streets from the historical Boston Edison Neighborhood. You’ll enjoy quick access to Downtown Detroit, Midtown, and a wide array of dining, shopping, and entertainment options. The property also offers quick access to many major freeways. The location makes this a compelling choice for homeowners and investors alike. With schools, parks, and everyday co

Key facts

• Multi-family duplex
• Full basement
• Updated roof

Tags

• MULTI-FAMILY DUPLEX
• HARDWOOD FLOORS
• FULL BASEMENT
• CUSTOMIZATION EXPANSION
• QUICK ACCESS TO MAJOR FREEWAYS
• UPDATED ROOF

Property features AI

Finance

• Other: Lot approximately 0.08 acres (30 x 120); Subdivision: RANNEYS BLVD SUB; Directions: West of Woodward; North of Chicago; Cross street: Hamilton/W Chicago

Exterior

• Parking: No garage
• Security: Owned security system; Closed-circuit camera(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Entry located at lower level with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Balcony; Porch; Paved road access

Interior

• Bedrooms: Total of 10 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating with natural gas; No central cooling
• Interior features: Security system owned with closed-circuit cameras; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).

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 falling (-5.1%/yr); 257 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,954/mo this rent would consume 54% of the median local household income ($44k/yr) (locally 1258% 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 $981 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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 $17k; list at $142k implies a 735% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,900

Questions for the listing agent

1. Built in 1922 — 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. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.65%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $97,040
• List price: $141,900
• Delta: 46.23%
• 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
693 Calvert St	0.34mi	4/1.5	1,914 (-5%)	4mo	$109,000	$57	71
80 Glynn Ct	0.53mi	4/2.0	2,058 (+2%)	0mo	$365,000	$177	71
936 Glynn Ct	0.17mi	4/3.0	1,874 (-7%)	10mo	$285,000	$152	68
1423 Longfellow St	0.41mi	3/2.5 (-1)	1,915 (-5%)	5mo	$135,000	$70	61
1485 Longfellow St	0.43mi	4/2.5	2,215 (+10%)	5mo	$195,000	$88	57
2011 Atkinson St	0.75mi	4/2.0	2,084 (+4%)	3mo	$245,000	$118	56
2016 Atkinson St	0.73mi	5/2.5 (+1)	2,001 (-0%)	3mo	$130,000	$65	56
719 Webb St	0.34mi	5/3.0 (+1)	2,225 (+11%)	10mo	$314,000	$141	49
1129 Atkinson St	0.54mi	4/2.5	2,288 (+14%)	4mo	$15,000	$7	47
2220 Webb St	0.61mi	4/2.5	1,848 (-8%)	12mo	$130,000	$70	46
1419 Atkinson St	0.54mi	5/2.5 (+1)	2,274 (+13%)	1mo	$225,000	$99	45
81 Richton St	0.59mi	5/1.5 (+1)	1,776 (-12%)	3mo	$48,000	$27	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.16×
• Total profit: $6,437
• Equity at exit: $21,158

10-year hold

• IRR: 10.8%
• Equity multiple: 1.73×
• Total profit: $28,851
• Equity at exit: $12,269

Cash invested: $39,732 (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 48202

• Rents YoY: -5.1%
• Active inventory: 257
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$744
• Tax from tax record: −$189 /mo · $2,263/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $551

Break-even live

Break-even rent $1,256

Max offer price $141,900

Occupancy floor 67%

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: $35,475
• Closing costs: $4,257
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	22d	1	0.41mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	0.49mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	2d	1	0.62mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	15d	1	0.62mi
634 Atkinson St Detroit, MI	3.0	3.5	3000	$6,500	$2.17	10d	1	0.63mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	0.82mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	0.96mi
101 Colorado St Unit NA Highland Park, MI	4.0	1.5	1695	$1,500	$0.88	24d	1	0.97mi
330 Westminster St Detroit, MI	3.0	1.0	1995	$1,900	$0.95	24d	1	0.98mi
330 Westminster St Unit NA Detroit, MI	3.0	1.0	1995	$1,900	$0.95	44d	1	0.98mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	2d	1	0.99mi
505 Westminster St Detroit, MI	3.0	1.0	1700	$1,400	$0.82	17d	1	1.00mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	1.01mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	24d	1	1.02mi
165 Rhode Island St Highland Park, MI	4.0	1.5	1639	$1,200	$0.73	17d	1	1.03mi
1418 W Euclid St Detroit, MI	3.0	1.0	2264	$1,200	$0.53	44d	1	1.04mi
216 Holbrook Unit Na Detroit, MI	4.0	2.0	2000	$2,200	$1.10	2d	1	1.04mi
216 Holbrook St Detroit, MI	4.0	2.0	2000	$2,000	$1.00	22d	1	1.04mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	1.04mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	15d	1	1.05mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	2d	1	1.05mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	10d	1	1.05mi
1441 W Euclid St Detroit, MI	3.0	1.0	2380	$2,600	$1.09	24d	1	1.07mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	1.14mi
419 King St Detroit, MI	3.0	1.0	1668	$2,300	$1.38	10d	1	1.16mi
2509 Gladstone St Unit 1 Detroit, MI	3.0	2.0	3000	$2,650	$0.88	2d	1	1.21mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	1.24mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	17d	1	1.27mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	17d	1	1.28mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	17d	1	1.31mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	1.32mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	1.36mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	1.36mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	44d	1	1.36mi
528 E Philadelphia St Detroit, MI	3.0	1.0	1625	$2,400	$1.48	2d	1	1.37mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.40mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.40mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	1.40mi

Listing history 11 events

1. 2026-06-07
   statusdays on marketlisting id $141,900 Pending 1 DOM
2. 2026-06-04
   days on market $141,900 Active 27 DOM
3. 2026-06-03
   days on market $141,900 Active 26 DOM
4. 2026-06-02
   days on market $141,900 Active 25 DOM
5. 2026-06-01
   days on market $141,900 Active 24 DOM
6. 2026-05-31
   days on market $141,900 Active 23 DOM
7. 2026-05-09
   listed $141,900 Active 1091-char remark
8. 2026-05-09
   listed $141,900 Active 1097-char remark
9. 2026-05-08
   historical $141,900 1091-char remark
10. 2002-03-11
    soldstatus $17,000
11. 1995-12-06
    soldstatus $17,000

ⓘ 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: $2,263 · $189/mo
• Projected year-2 tax: $2,263 · $189/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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,442
• − Mortgage interest: −$7,949
• − Property taxes: −$2,263
• − Insurance: −$710
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$4,128
• Taxable income: $4,642
• Est. tax owed @ 24.0%: −$1,114
• After-tax cash flow: $5,503/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): 15,780
• Household income: $43,627
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1258.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 60% White 26% Asian 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Other Indo-European 3% Arabic 2% Spanish 2%

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: ▼ -239.24%
• Current HPI: 145.5509
• Rent YoY: ▼ -5.13%
• 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

+734.7% since first listed

17 events — show timeline

• 2026-06-10 Relisted — MiRealSource-MiMLS
• 2026-06-10 Relisted — REALCOMP
• 2026-06-10 Contingent — MiRealSource-MiMLS
• 2026-06-10 Contingent — REALCOMP
• 2026-06-10 Listing Removed — MiRealSource-MiMLS
• 2026-06-06 Pending — MiRealSource-MiMLS
• 2026-06-06 Pending — REALCOMP
• 2026-06-06 Listing Removed — REALCOMP
• 2026-06-05 Listing Removed — REALCOMP
• 2026-06-05 Listing Removed — MiRealSource-MiMLS
• 2026-06-05 Listed $141,900 REALCOMP
• 2026-06-05 Listed $141,900 MiRealSource-MiMLS
• 2026-05-09 Listed $141,900 MiRealSource-MiMLS
• 2026-05-09 Listed $141,900 REALCOMP
• 2026-05-08 Coming Soon — MiRealSource-MiMLS
• 2002-03-11 Sold (Public Records) $17,000 Public Records
• 1995-12-06 Sold (Public Records) $17,000 Public Records

Property tax history

+18.8%/yr

Latest (2025): $2,263 · +0.3% YoY. Source: county tax records.