2057 Atkinson St · Detroit, MI 48206

$210,000

4 bd · 2.0 ba · 2,164 sqft · SingleFamily public records · 9 Days on market

Built 1920 5,227 sqft lot $97/sqft · 25% below area Est $417k · 50% under

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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 +15.8/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +4.9/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom, 2.1-bath home located in the highly sought after Boston Edison Historic District. Just 10 minutes from Downtown Detroit, this property offers classic character, generous room sizes, and a functional layout ideal for both homeowners and investors. With an excellent ARV, this home presents a strong opportunity in one of Detroit's most iconic neighborhoods, close to dining, entertainment, and major freeways. Interior features include generous room sizes and original details. The home offers solid potential for customization and improvement, making it an excellent opportunity for both owner-occupants and investors.

Key facts

• Original details
• 5,227 sq ft lot
• 2 garage spots

Tags

• ORIGINAL DETAILS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Sewer available; Water available
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick exterior
• Construction: Brick construction; Brick/mortar foundation; Built above and below grade finished living areas
• Exterior features: Paved road access; Lot dimensions approximately 40 x 135 (0.12 acre)

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Radiant heating; No cooling system
• Interior features: Unfinished basement; Basement present; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 6.8% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+5.2%/yr); 273 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,105/mo this rent would consume 56% of the median local household income ($45k/yr) (locally 646% 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 $1k of loan paydown is wiped out by about $6k 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 9 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,000

Questions for the listing agent

1. Built in 1920 — 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: 1.00% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 8.3

CMA / ARV

• ARV (median comp): $417,043
• List price: $210,000
• Delta: -54.44%
• 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
2011 Atkinson St	0.05mi	4/2.0	2,084 (-4%)	3mo	$245,000	$118	89
2281 Atkinson St	0.12mi	4/1.5	2,103 (-3%)	4mo	$325,000	$155	85
2041 Atkinson St	0.01mi	4/2.5	2,308 (+7%)	2mo	$235,000	$102	84
2016 Atkinson St	0.05mi	5/2.5 (+1)	2,001 (-8%)	3mo	$130,000	$65	76
1485 Longfellow St	0.42mi	4/2.5	2,215 (+2%)	5mo	$195,000	$88	70
1727 Edison St	0.21mi	4/2.5	2,410 (+11%)	4mo	$117,000	$49	66
1419 Atkinson St	0.47mi	5/2.5 (+1)	2,274 (+5%)	1mo	$225,000	$99	62
2437 Longfellow St	0.27mi	4/1.5	1,841 (-15%)	2mo	$135,000	$73	59
1129 Atkinson St	0.62mi	4/2.5	2,288 (+6%)	4mo	$15,000	$7	56
2544 Atkinson St	0.34mi	5/2.5 (+1)	2,429 (+12%)	3mo	$225,000	$93	55
9400 Wildemere St	0.71mi	3/1.5 (-1)	2,080 (-4%)	4mo	$42,000	$20	50
1441 Longfellow St	0.46mi	5/2.5 (+1)	2,463 (+14%)	2mo	$166,000	$67	47

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-23,152
• Equity at exit: $31,312

10-year hold

• IRR: 1.8%
• Equity multiple: 1.14×
• Total profit: $8,445
• Equity at exit: $18,157

Cash invested: $58,800 (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 48206

• Rents YoY: 5.2%
• Active inventory: 273
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$380 /mo · $4,560/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $94

Break-even live

Break-even rent $1,986

Max offer price $210,000

Occupancy floor 91%

Sensitivity live

Price	-10% $213	-5% $154	+0% $94	+5% $35	+10% $-24
Rent	-10% $-72	-5% $11	+0% $94	+5% $178	+10% $261
Rate	-1.0pp $200	-0.5pp $148	base $94	+0.5pp $40	+1.0pp $-15

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	25d	1	0.21mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	2d	1	0.23mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	4d	1	0.23mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	2d	1	0.23mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	15d	1	0.23mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	11d	1	0.24mi
2509 Gladstone St Unit 1 Detroit, MI	3.0	2.0	3000	$2,650	$0.88	2d	1	0.39mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	22d	1	0.44mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	0.45mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	0.56mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	0.56mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	44d	1	0.56mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	0.64mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	0.64mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	0.68mi
1418 W Euclid St Detroit, MI	3.0	1.0	2264	$1,200	$0.53	44d	1	0.69mi
1441 W Euclid St Detroit, MI	3.0	1.0	2380	$2,600	$1.09	25d	1	0.69mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	0.84mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	17d	1	0.90mi
634 Atkinson St Detroit, MI	3.0	3.5	3000	$6,500	$2.17	11d	1	0.97mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	25d	1	0.98mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.05mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.05mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	1.06mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	17d	1	1.06mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	17d	1	1.13mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	1.18mi
216 Holbrook Unit Na Detroit, MI	4.0	2.0	2000	$2,200	$1.10	2d	1	1.35mi
216 Holbrook St Detroit, MI	4.0	2.0	2000	$2,000	$1.00	22d	1	1.35mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	2d	1	1.44mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	15d	1	1.44mi
330 Westminster St Detroit, MI	3.0	1.0	1995	$1,900	$0.95	24d	1	1.49mi
419 King St Detroit, MI	3.0	1.0	1668	$2,300	$1.38	11d	1	1.49mi
330 Westminster St Unit NA Detroit, MI	3.0	1.0	1995	$1,900	$0.95	44d	1	1.50mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $210,000 Pending 9 DOM
2. 2026-06-09
   days on market $210,000 Active 8 DOM
3. 2026-06-08
   days on market $210,000 Active 7 DOM
4. 2026-06-07
   days on market $210,000 Active 6 DOM
5. 2026-06-04
   days on market $210,000 Active 3 DOM
6. 2026-06-03
   days on market $210,000 Active 2 DOM
7. 2026-06-01
   pricedays on marketlisting id $210,000 Active 1 DOM

   Show marketing remark (654 chars)

   Welcome to this spacious 4-bedroom, 2.1-bath home located in the highly sought after Boston Edison Historic District. Just 10 minutes from Downtown Detroit, this property offers classic character, generous room sizes, and a functional layout ideal for both homeowners and investors. With an excellent ARV, this home presents a strong opportunity in one of Detroit's most iconic neighborhoods, close to dining, entertainment, and major freeways. Interior features include generous room sizes and original details. The home offers solid potential for customization and improvement, making it an excellent opportunity for both owner-occupants and investors.

8. 2026-05-31
   days on market $190,000 Active 85 DOM
9. 2026-04-06
   price $190,000 654-char remark
10. 2026-04-06
    status Active 654-char remark
11. 2026-04-06
    price $190,000 660-char remark
12. 2026-04-06
    status Active 660-char remark
13. 2026-02-20
    status Pending 654-char remark
14. 2026-02-20
    status Pending 660-char remark
15. 2026-01-21
    listed $210,000 Active 654-char remark
16. 2026-01-21
    listed $210,000 Active 660-char remark

ⓘ 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: $4,560 · $380/mo
• Projected year-2 tax: $4,560 · $380/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 · 15 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: $25,263
• − Mortgage interest: −$11,763
• − Property taxes: −$4,560
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$6,109
• Taxable loss: −$2,261
• Est. tax savings @ 24.0%: +$543
• After-tax cash flow: $1,675/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

+0.0% since first listed

14 events — show timeline

• 2026-06-10 Pending — MiRealSource-MiMLS
• 2026-06-10 Pending — REALCOMP
• 2026-06-01 Listed $210,000 REALCOMP
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-06-01 Listed $210,000 MiRealSource-MiMLS
• 2026-04-06 Price Changed $190,000 MiRealSource-MiMLS
• 2026-04-06 Relisted — MiRealSource-MiMLS
• 2026-04-06 Price Changed $190,000 REALCOMP
• 2026-04-06 Relisted — REALCOMP
• 2026-02-20 Pending — MiRealSource-MiMLS
• 2026-02-20 Pending — REALCOMP
• 2026-02-20 Listing Removed — REALCOMP
• 2026-01-21 Listed $210,000 REALCOMP
• 2026-01-21 Listed $210,000 MiRealSource-MiMLS

Property tax history

+5.2%/yr

Latest (2025): $4,560 · +0.5% YoY. Source: county tax records.