2036 Collingwood St · Detroit, MI 48206

$99,999

4 bd · 1.5 ba · 1,760 sqft · SingleFamily public records · 35 Days on market

Built 1921 4,356 sqft lot Est $123k · 19% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

2036 Collingwood Street, Detroit – Located in the Dexter-Linwood area, just minutes from the historic Boston-Edison District, this 4-bedroom, 1.5-bath two-story home offers nearly 1,800 sq ft of living space with hardwood floors throughout. The main level features a spacious living room, formal dining area, and patio doors leading to a private rear porch. Upstairs, one of the bedrooms provides direct access to a balcony overlooking the backyard, while a classic covered front porch adds to the home's charm and curb appeal. Updates include a newer boiler, hot water tank, electrical panel, and energy-efficient windows (approx. 15 yrs old). The partially finished basement offers potential for a rec room, office, or storage. A detached two-car garage presents opportunity with roof replacement needed. Ideal for owner-occupants or investors exploring rental or Airbnb potential. Sale subject to probate approval; letters of authority have been issued.

Key facts

• Hot water tank
• Electrical box
• Newer boiler system

Tags

• BOSTON-EDISON DISTRICT
• HARDWOOD FLOORS
• NEWER BOILER SYSTEM
• HOT WATER TANK
• ELECTRICAL BOX
• PARTIALLY FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $716 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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 (+5.2%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,728/mo this rent would consume 46% 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 $691 of loan paydown is wiped out by about $3k 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 + 5.2% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $100k implies a 442% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1921 — 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: 1.73% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.67%
• DSCR: 2.36
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $123,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2064 Glynn Ct	0.13mi	4/1.5	1,624 (-8%)	4mo	$118,556	$73	78
2437 Longfellow St	0.47mi	4/1.5	1,841 (+5%)	2mo	$135,000	$73	69
2660 Webb St	0.48mi	4/1.5	1,956 (+11%)	2mo	$61,000	$31	58
2050 Atkinson St	0.50mi	4/1.5	1,624 (-8%)	8mo	$75,000	$46	58
2405 Sturtevant St	0.59mi	3/1.5 (-1)	1,636 (-7%)	3mo	$45,000	$28	54
2704 Burlingame St	0.49mi	3/1.5 (-1)	1,618 (-8%)	6mo	$119,000	$74	54
929 Lawrence St	0.68mi	3/1.5 (-1)	1,692 (-4%)	9mo	$205,000	$121	49
1423 Longfellow St	0.60mi	3/2.5 (-1)	1,915 (+9%)	5mo	$135,000	$70	44
936 Glynn Ct	0.68mi	4/3.0	1,874 (+6%)	10mo	$285,000	$152	43
2016 Atkinson St	0.50mi	5/2.5 (+1)	2,001 (+14%)	3mo	$130,000	$65	42
2910 Lawrence St	0.56mi	3/1.0 (-1)	1,986 (+13%)	6mo	$111,500	$56	41
2452 Fullerton St	0.68mi	3/1.5 (-1)	1,984 (+13%)	8mo	$127,000	$64	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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 2.19×
• Total profit: $33,292
• Equity at exit: $14,910

10-year hold

• IRR: 36.5%
• Equity multiple: 4.73×
• Total profit: $104,474
• Equity at exit: $8,646

Cash invested: $28,000 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$524
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $716

Break-even live

Break-even rent $822

Max offer price $99,999

Occupancy floor 54%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	0.14mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	22d	1	0.26mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	2d	1	0.42mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	0.43mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	44d	1	0.43mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	44d	1	0.50mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	0.56mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	3d	1	0.64mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	0.66mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	0.69mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	2d	1	0.69mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	15d	1	0.69mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	10d	1	0.69mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	24d	1	0.71mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	44d	1	0.71mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	2d	1	0.75mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	0.75mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	24d	1	0.76mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	17d	1	0.76mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.83mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.83mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	0.83mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	17d	1	0.89mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	44d	1	1.04mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	1.05mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	1.05mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	44d	1	1.06mi
1418 W Euclid St Detroit, MI	3.0	1.0	2264	$1,200	$0.53	44d	1	1.11mi
1441 W Euclid St Detroit, MI	3.0	1.0	2380	$2,600	$1.09	24d	1	1.13mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	15d	1	1.14mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	2d	1	1.14mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	1.16mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	1.24mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	17d	1	1.25mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	1.26mi
3747 Tyler St Detroit, MI	3.0	1.0	2600	$1,700	$0.65	24d	1	1.27mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	1.28mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	1.28mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	17d	1	1.40mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	44d	1	1.46mi

Listing history 12 events

1. 2025-11-26
   status Pending 975-char remark

   Show marketing remark (975 chars)

   2036 Collingwood Street, Detroit – Located in the Dexter-Linwood area, just minutes from the historic Boston-Edison District, this 4-bedroom, 1.5-bath two-story home offers nearly 1,800 sq ft of living space with hardwood floors throughout. The main level features a spacious living room, formal dining area, and patio doors leading to a private rear porch. Upstairs, one of the bedrooms provides direct access to a balcony overlooking the backyard, while a classic covered front porch adds to the home's charm and curb appeal. Updates include a newer boiler, hot water tank, electrical panel, and energy-efficient windows (approx. 15 yrs old). The partially finished basement offers potential for a rec room, office, or storage. A detached two-car garage presents opportunity with roof replacement needed. Ideal for owner-occupants or investors exploring rental or Airbnb potential. Sale subject to probate approval; letters of authority have been issued.

2. 2025-11-26
   status Pending

   Show marketing remark (975 chars)

   2036 Collingwood Street, Detroit – Located in the Dexter-Linwood area, just minutes from the historic Boston-Edison District, this 4-bedroom, 1.5-bath two-story home offers nearly 1,800 sq ft of living space with hardwood floors throughout. The main level features a spacious living room, formal dining area, and patio doors leading to a private rear porch. Upstairs, one of the bedrooms provides direct access to a balcony overlooking the backyard, while a classic covered front porch adds to the home's charm and curb appeal. Updates include a newer boiler, hot water tank, electrical panel, and energy-efficient windows (approx. 15 yrs old). The partially finished basement offers potential for a rec room, office, or storage. A detached two-car garage presents opportunity with roof replacement needed. Ideal for owner-occupants or investors exploring rental or Airbnb potential. Sale subject to probate approval; letters of authority have been issued.

3. 2025-11-11
   price $99,999 975-char remark

   Show marketing remark (975 chars)

   2036 Collingwood Street, Detroit – Located in the Dexter-Linwood area, just minutes from the historic Boston-Edison District, this 4-bedroom, 1.5-bath two-story home offers nearly 1,800 sq ft of living space with hardwood floors throughout. The main level features a spacious living room, formal dining area, and patio doors leading to a private rear porch. Upstairs, one of the bedrooms provides direct access to a balcony overlooking the backyard, while a classic covered front porch adds to the home's charm and curb appeal. Updates include a newer boiler, hot water tank, electrical panel, and energy-efficient windows (approx. 15 yrs old). The partially finished basement offers potential for a rec room, office, or storage. A detached two-car garage presents opportunity with roof replacement needed. Ideal for owner-occupants or investors exploring rental or Airbnb potential. Sale subject to probate approval; letters of authority have been issued.

4. 2025-11-10
   price $99,999
5. 2025-10-22
   listed $115,000 Active

   Show marketing remark (975 chars)

   2036 Collingwood Street, Detroit – Located in the Dexter-Linwood area, just minutes from the historic Boston-Edison District, this 4-bedroom, 1.5-bath two-story home offers nearly 1,800 sq ft of living space with hardwood floors throughout. The main level features a spacious living room, formal dining area, and patio doors leading to a private rear porch. Upstairs, one of the bedrooms provides direct access to a balcony overlooking the backyard, while a classic covered front porch adds to the home's charm and curb appeal. Updates include a newer boiler, hot water tank, electrical panel, and energy-efficient windows (approx. 15 yrs old). The partially finished basement offers potential for a rec room, office, or storage. A detached two-car garage presents opportunity with roof replacement needed. Ideal for owner-occupants or investors exploring rental or Airbnb potential. Sale subject to probate approval; letters of authority have been issued.

6. 2025-10-22
   listed $115,000 Active 975-char remark

   Show marketing remark (975 chars)

   2036 Collingwood Street, Detroit – Located in the Dexter-Linwood area, just minutes from the historic Boston-Edison District, this 4-bedroom, 1.5-bath two-story home offers nearly 1,800 sq ft of living space with hardwood floors throughout. The main level features a spacious living room, formal dining area, and patio doors leading to a private rear porch. Upstairs, one of the bedrooms provides direct access to a balcony overlooking the backyard, while a classic covered front porch adds to the home's charm and curb appeal. Updates include a newer boiler, hot water tank, electrical panel, and energy-efficient windows (approx. 15 yrs old). The partially finished basement offers potential for a rec room, office, or storage. A detached two-car garage presents opportunity with roof replacement needed. Ideal for owner-occupants or investors exploring rental or Airbnb potential. Sale subject to probate approval; letters of authority have been issued.

7. 2025-09-08
   historical
8. 2025-09-08
   historical
9. 2025-05-17
   listed $79,000 Active
10. 2025-05-17
    listed $79,000 Active
11. 2025-05-15
    historical
12. 1997-11-03
    soldstatus $18,450

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$268/yr (+$22/mo · 26.7%)

ⓘ 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: $20,742
• − Mortgage interest: −$5,601
• − Property taxes: −$1,004
• − Insurance: −$500
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$2,909
• Taxable income: $7,408
• Est. tax owed @ 24.0%: −$1,778
• After-tax cash flow: $6,811/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

+442.0% since first listed

12 events — show timeline

• 2025-11-26 Pending — MiRealSource-MiMLS
• 2025-11-26 Pending — REALCOMP
• 2025-11-11 Price Changed $99,999 MiRealSource-MiMLS
• 2025-11-10 Price Changed $99,999 REALCOMP
• 2025-10-22 Listed $115,000 REALCOMP
• 2025-10-22 Listed $115,000 MiRealSource-MiMLS
• 2025-09-08 Listing Removed — MiRealSource-MiMLS
• 2025-09-08 Listing Removed — REALCOMP
• 2025-05-17 Listed $79,000 MiRealSource-MiMLS
• 2025-05-17 Listed $79,000 REALCOMP
• 2025-05-15 Coming Soon — MiRealSource-MiMLS
• 1997-11-03 Sold (Public Records) $18,450 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,004 · -55.1% YoY. Source: county tax records.