18630 Helen St · Detroit, MI 48234

$59,999

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 209 Days on market

Built 1942 3,920 sqft lot $53/sqft · at area comps Est $62k · at est.

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled at 18630 Helen ST, Detroit, MI, this single-family residence presents a wonderful opportunity to own a piece of the American dream. Built in 1942, this home holds the promise of comfortable living. With three bedrooms, this property provides ample space for rest and relaxation, offering a private sanctuary for each member of the household. Imagine the possibilities for personalization and comfort within these walls, transforming each bedroom into a unique haven. This Detroit residence is ready to welcome its new owners.

Key facts

• 3,920 sq ft lot
• Built 1942
• Listed 209 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 10.2% 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 (+6.7%/yr); 226 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 43% of the median local income ($35k/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 $415 of loan paydown is wiped out by about $2k 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 + 6.7% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.11% ✓
• Cap rate: 17.27%
• Cash-on-cash: 39.19%
• DSCR: 2.74
• GRM: 3.9

CMA / ARV

• ARV (median comp): $61,825
• List price: $59,999
• Delta: -2.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8175 House St	0.62mi	3/1.0	1,160 (+3%)	1mo	$100,000	$86	65
19466 Packard St	0.56mi	3/1.0	1,179 (+4%)	6mo	$62,000	$53	62
19161 Rogge St	0.29mi	3/1.0	1,001 (-11%)	7mo	$46,500	$46	62
7505 E Robinwood St	0.23mi	4/2.0 (+1)	1,000 (-11%)	3mo	$140,500	$141	59
19610 Cliff St	0.59mi	3/1.0	1,183 (+5%)	8mo	$45,000	$38	57
6721 Buhr St	0.45mi	2/2.0 (-1)	1,212 (+7%)	1mo	$95,000	$78	57
8245 E Hildale St	0.58mi	3/1.0	1,028 (-9%)	3mo	$45,000	$44	56
8154 Quinn St	0.52mi	3/1.0	1,015 (-10%)	9mo	$22,000	$22	52
19723 Carrie St	0.67mi	3/1.0	1,020 (-10%)	2mo	$85,000	$83	51
19487 Spencer St	0.59mi	3/1.0	1,285 (+14%)	7mo	$53,000	$41	43
19351 Dwyer St	0.67mi	3/1.0	971 (-14%)	6mo	$120,000	$124	40
19400 Dwyer St	0.68mi	3/1.5	960 (-15%)	8mo	$50,000	$52	35

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 2.80×
• Total profit: $30,190
• Equity at exit: $8,946

10-year hold

• IRR: 48.0%
• Equity multiple: 6.55×
• Total profit: $93,287
• Equity at exit: $5,188

Cash invested: $16,800 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$315
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $549

Break-even live

Break-even rent $574

Max offer price $59,999

Occupancy floor 52%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	0.22mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.30mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	4d	1	0.63mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	0.77mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	0.86mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	43d	1	0.93mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	21d	1	0.93mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	0.98mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	43d	1	0.99mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	1d	1	1.00mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	16d	1	1.00mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	16d	1	1.08mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	23d	1	1.08mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	1.12mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	1d	1	1.15mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	4d	1	1.26mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	16d	1	1.27mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	1.31mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	43d	1	1.35mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	1.38mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	43d	1	1.39mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	1.48mi

Listing history 36 events

1. 2026-06-18
   days on market $59,999 Active 209 DOM
2. 2026-06-17
   days on market $59,999 Active 208 DOM
3. 2026-06-15
   days on market $59,999 Active 206 DOM
4. 2026-06-13
   days on market $59,999 Active 204 DOM
5. 2026-06-13
   days on market $59,999 Active 203 DOM
6. 2026-06-09
   days on market $59,999 Active 200 DOM
7. 2026-06-08
   days on market $59,999 Active 199 DOM
8. 2026-06-07
   days on market $59,999 Active 198 DOM
9. 2026-06-04
   days on market $59,999 Active 195 DOM
10. 2026-06-03
    days on market $59,999 Active 194 DOM
11. 2026-06-01
    days on market $59,999 Active 192 DOM
12. 2026-05-31
    days on market $59,999 Active 191 DOM
13. 2026-02-01
    price $59,999 533-char remark

    Show marketing remark (533 chars)

    Nestled at 18630 Helen ST, Detroit, MI, this single-family residence presents a wonderful opportunity to own a piece of the American dream. Built in 1942, this home holds the promise of comfortable living. With three bedrooms, this property provides ample space for rest and relaxation, offering a private sanctuary for each member of the household. Imagine the possibilities for personalization and comfort within these walls, transforming each bedroom into a unique haven. This Detroit residence is ready to welcome its new owners.

14. 2026-01-31
    price $59,999 533-char remark

    Show marketing remark (533 chars)

    Nestled at 18630 Helen ST, Detroit, MI, this single-family residence presents a wonderful opportunity to own a piece of the American dream. Built in 1942, this home holds the promise of comfortable living. With three bedrooms, this property provides ample space for rest and relaxation, offering a private sanctuary for each member of the household. Imagine the possibilities for personalization and comfort within these walls, transforming each bedroom into a unique haven. This Detroit residence is ready to welcome its new owners.

15. 2026-01-16
    price $63,999 533-char remark

    Show marketing remark (533 chars)

    Nestled at 18630 Helen ST, Detroit, MI, this single-family residence presents a wonderful opportunity to own a piece of the American dream. Built in 1942, this home holds the promise of comfortable living. With three bedrooms, this property provides ample space for rest and relaxation, offering a private sanctuary for each member of the household. Imagine the possibilities for personalization and comfort within these walls, transforming each bedroom into a unique haven. This Detroit residence is ready to welcome its new owners.

16. 2026-01-15
    price $63,999 533-char remark

    Show marketing remark (533 chars)

    Nestled at 18630 Helen ST, Detroit, MI, this single-family residence presents a wonderful opportunity to own a piece of the American dream. Built in 1942, this home holds the promise of comfortable living. With three bedrooms, this property provides ample space for rest and relaxation, offering a private sanctuary for each member of the household. Imagine the possibilities for personalization and comfort within these walls, transforming each bedroom into a unique haven. This Detroit residence is ready to welcome its new owners.

17. 2025-11-21
    listed $70,000 Active 533-char remark

    Show marketing remark (533 chars)

    Nestled at 18630 Helen ST, Detroit, MI, this single-family residence presents a wonderful opportunity to own a piece of the American dream. Built in 1942, this home holds the promise of comfortable living. With three bedrooms, this property provides ample space for rest and relaxation, offering a private sanctuary for each member of the household. Imagine the possibilities for personalization and comfort within these walls, transforming each bedroom into a unique haven. This Detroit residence is ready to welcome its new owners.

18. 2025-11-21
    listed $70,000 Active 533-char remark

    Show marketing remark (533 chars)

    Nestled at 18630 Helen ST, Detroit, MI, this single-family residence presents a wonderful opportunity to own a piece of the American dream. Built in 1942, this home holds the promise of comfortable living. With three bedrooms, this property provides ample space for rest and relaxation, offering a private sanctuary for each member of the household. Imagine the possibilities for personalization and comfort within these walls, transforming each bedroom into a unique haven. This Detroit residence is ready to welcome its new owners.

19. 2024-07-25
    historical
20. 2024-07-25
    historical
21. 2024-05-08
    price $63,000
22. 2024-05-08
    price $63,000
23. 2024-04-25
    listed $71,000 Active
24. 2024-04-25
    listed $71,000 Active
25. 2024-03-19
    historical
26. 2024-03-19
    historical
27. 2024-02-25
    listed $72,999 Active
28. 2024-02-24
    listed $72,999 Active
29. 2023-08-17
    soldstatus $50,000
30. 2009-01-02
    soldstatus $1,750
31. 2009-01-02
    soldstatus $1,750
32. 2008-12-03
    historical
33. 2008-06-10
    listed $2,200
34. 2008-06-08
    historical
35. 2008-05-12
    listed $2,200
36. 2008-05-12
    listed $14,900

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $1,370 · $114/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 ≥97°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: $15,227
• − Mortgage interest: −$3,361
• − Property taxes: −$1,370
• − Insurance: −$300
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$1,745
• Taxable income: $6,014
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $5,140/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+2627.2% since first listed

24 events — show timeline

• 2026-02-01 Price Changed $59,999 MiRealSource-MiMLS
• 2026-01-31 Price Changed $59,999 REALCOMP
• 2026-01-16 Price Changed $63,999 MiRealSource-MiMLS
• 2026-01-15 Price Changed $63,999 REALCOMP
• 2025-11-21 Listed $70,000 REALCOMP
• 2025-11-21 Listed $70,000 MiRealSource-MiMLS
• 2024-07-25 Listing Removed — MiRealSource-MiMLS
• 2024-07-25 Listing Removed — REALCOMP
• 2024-05-08 Price Changed $63,000 MiRealSource-MiMLS
• 2024-05-08 Price Changed $63,000 REALCOMP
• 2024-04-25 Listed $71,000 MiRealSource-MiMLS
• 2024-04-25 Listed $71,000 REALCOMP
• 2024-03-19 Listing Removed — MiRealSource-MiMLS
• 2024-03-19 Listing Removed — REALCOMP
• 2024-02-25 Listed $72,999 REALCOMP
• 2024-02-24 Listed $72,999 MiRealSource-MiMLS
• 2023-08-17 Sold (Public Records) $50,000 Public Records
• 2009-01-02 Sold (MLS) $1,750 MiRealSource-MiMLS
• 2009-01-02 Sold (MLS) $1,750 REALCOMP
• 2008-12-03 Listing Removed — MiRealSource-MiMLS
• 2008-06-10 Listed $2,200 REALCOMP
• 2008-06-08 Listing Removed — REALCOMP
• 2008-05-12 Listed $14,900 REALCOMP
• 2008-05-12 Listed $2,200 MiRealSource-MiMLS

Property tax history

-0.5%/yr

Latest (2025): $1,370 · -39.4% YoY. Source: county tax records.