2561 Beals St · Detroit, MI 48214

$50,000

2 bd · 1.0 ba · 540 sqft · SingleFamily public records · 34 Days on market

Built 1910 3,049 sqft lot

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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 +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This original Detroit tiny house, which sits on a large double lot, comes with character and history. Built in 1910 as a back-lot starter house. Very few of these unique houses survive today. The home's location at the back of the lot creates a huge front yard, perfect for an urban farm or rambling English Garden. This tiny house features a full loft bedroom upstairs, a first floor office/bedroom and an open-concept living room / kitchen. Conveniently located in North Village (Islandview)near West Village and Belle Isle, walking distance from the Kercheval and Van Dyke corridors (Sister Pie, Father Forgive Me, Barkside, Two Birds and Collect). The adjacnet lot at 2565 Beals in included.

Key facts

• First floor office
• Huge front yard
• Large double lot

Tags

• LARGE DOUBLE LOT
• HUGE FRONT YARD
• OPEN-CONCEPT LIVING ROOM
• FIRST FLOOR OFFICE

Property features AI

Finance

• Other: Located near West Village neighborhood; Subdivision: BEALS & CAMERONS; Cross streets: Van Dyke and Kercheval

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electric service with fuses
• Home design: Single-family residence; One-and-one-half story; Ground-level entry with steps
• Construction: Asphalt construction materials; Asphalt roof; Brick/mortar foundation; Built area above grade: 816 square feet
• Exterior features: Front porch; Paved road access; Alley frontage; Lot approximately 30 x 108 (0.07 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No air conditioning
• Interior features: Unfinished basement; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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: 300 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,263/mo this rent would consume 45% of the median local household income ($34k/yr) (locally 1364% 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 $346 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 + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.53% ✓
• Cap rate: 21.36%
• Cash-on-cash: 53.81%
• DSCR: 3.39
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.0%
• Equity multiple: 3.28×
• Total profit: $31,913
• Equity at exit: $7,455

10-year hold

• IRR: 57.3%
• Equity multiple: 6.67×
• Total profit: $79,411
• Equity at exit: $4,323

Cash invested: $14,000 (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 48214

• Active inventory: 300
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$262
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $628

Break-even live

Break-even rent $469

Max offer price $50,000

Occupancy floor 45%

Sensitivity live

Price	-10% $656	-5% $642	+0% $628	+5% $614	+10% $599
Rent	-10% $528	-5% $578	+0% $628	+5% $678	+10% $728
Rate	-1.0pp $653	-0.5pp $640	base $628	+0.5pp $615	+1.0pp $602

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8001 Kercheval Ave Detroit, MI	1.0–2.0	1.0–2.0	984	$2,270	$2.31	0d	3	0.31mi
3511 Concord Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.62mi
320 E Grand Blvd Detroit, MI	1.0–2.0	1.0	534	$1,345	$2.52	44d	4	0.62mi
320 E Grand Blvd Detroit, MI	1.0	1.0	433	$870	$2.01	4d	2	0.62mi
7631 E Lafayette St Unit 16 Detroit, MI	1.0	1.0	550	$1,180	$2.15	44d	1	0.71mi
1000 Van Dyke St Unit 602 Detroit, MI	1.0	1.0	631	$1,295	$2.05	19d	1	0.71mi
1000 Van Dyke St Unit 402 Detroit, MI	1.0	1.0	690	$1,295	$1.88	25d	1	0.71mi
1000 Van Dyke St Detroit, MI	1.0–2.0	1.0	751	$1,295	$1.72	44d	4	0.72mi
715 Parker St Unit 7 Detroit, MI	1.0	1.0	507	$875	$1.73	44d	1	0.74mi
1341 Crane St Detroit, MI	1.0	1.0	750	$995	$1.33	3d	1	0.77mi
666 Parker St Detroit, MI	1.0	1.0	562	$1,150	$2.04	5d	8	0.79mi
7700 E Jefferson Ave Detroit, MI	2.0	1.0	877	$1,795	$2.05	44d	1	0.93mi
8925 E Jefferson Ave Detroit, MI	1.0–2.0	1.0–2.0	1050	$1,945	$1.85	44d	9	0.93mi
1130 Holcomb St Detroit, MI	2.0	1.0	550	$1,095	$1.99	3d	18	0.94mi
8100 E Jefferson Ave Detroit, MI	3.0	1.0–3.0	1089	$1,712	$1.57	20d	20	0.95mi
7800 E Jefferson Ave Detroit, MI	1.0–2.0	1.0	625	$899	$1.44	18d	1	0.96mi
133 E Grand Blvd Detroit, MI	1.0	1.0	430	$950	$2.21	4d	2	0.97mi
4735 Rohns St Unit 2A Detroit, MI	1.0	1.0	700	$900	$1.29	3d	1	1.10mi

Listing history 20 events

1. 2026-06-21
   days on market $50,000 Active 34 DOM
2. 2026-06-18
   days on market $50,000 Active 31 DOM
3. 2026-06-17
   days on market $50,000 Active 30 DOM
4. 2026-06-15
   days on market $50,000 Active 28 DOM
5. 2026-06-13
   days on market $50,000 Active 26 DOM
6. 2026-06-13
   days on market $50,000 Active 25 DOM
7. 2026-06-09
   days on market $50,000 Active 22 DOM
8. 2026-06-08
   days on market $50,000 Active 21 DOM
9. 2026-06-07
   days on market $50,000 Active 20 DOM
10. 2026-06-04
    days on market $50,000 Active 17 DOM
11. 2026-06-03
    days on market $50,000 Active 16 DOM
12. 2026-06-02
    days on market $50,000 Active 15 DOM
13. 2026-06-01
    days on market $50,000 Active 14 DOM
14. 2026-05-31
    days on market $50,000 Active 13 DOM
15. 2026-05-18
    listed $50,000 Active

    Show marketing remark (695 chars)

    This original Detroit tiny house, which sits on a large double lot, comes with character and history. Built in 1910 as a back-lot starter house. Very few of these unique houses survive today. The home's location at the back of the lot creates a huge front yard, perfect for an urban farm or rambling English Garden. This tiny house features a full loft bedroom upstairs, a first floor office/bedroom and an open-concept living room / kitchen. Conveniently located in North Village (Islandview)near West Village and Belle Isle, walking distance from the Kercheval and Van Dyke corridors (Sister Pie, Father Forgive Me, Barkside, Two Birds and Collect). The adjacnet lot at 2565 Beals in included.

16. 2026-05-18
    listed $50,000 Active 695-char remark

    Show marketing remark (695 chars)

    This original Detroit tiny house, which sits on a large double lot, comes with character and history. Built in 1910 as a back-lot starter house. Very few of these unique houses survive today. The home's location at the back of the lot creates a huge front yard, perfect for an urban farm or rambling English Garden. This tiny house features a full loft bedroom upstairs, a first floor office/bedroom and an open-concept living room / kitchen. Conveniently located in North Village (Islandview)near West Village and Belle Isle, walking distance from the Kercheval and Van Dyke corridors (Sister Pie, Father Forgive Me, Barkside, Two Birds and Collect). The adjacnet lot at 2565 Beals in included.

17. 2024-09-27
    historical
18. 2024-09-27
    historical
19. 2024-09-19
    listed $33,000 Active
20. 2024-09-19
    listed $33,000 Active

ⓘ 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: $1,048 · $87/mo
• Projected year-2 tax: $1,048 · $87/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $15,162
• − Mortgage interest: −$2,801
• − Property taxes: −$1,048
• − Insurance: −$250
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$1,455
• Taxable income: $7,182
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $5,809/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 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: ▼ -367.43%
• Current HPI: 102.0969
• Rent YoY: —
• 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

+51.5% since first listed

6 events — show timeline

• 2026-05-18 Listed $50,000 REALCOMP
• 2026-05-18 Listed $50,000 MiRealSource-MiMLS
• 2024-09-27 Listing Removed — MiRealSource-MiMLS
• 2024-09-27 Listing Removed — REALCOMP
• 2024-09-19 Listed $33,000 MiRealSource-MiMLS
• 2024-09-19 Listed $33,000 REALCOMP

Property tax history

+6.8%/yr

Latest (2025): $1,048 · +223.5% YoY. Source: county tax records.