2076 Collingwood St · Detroit, MI 48206

$124,999

4 bd · 1.5 ba · 1,650 sqft · SingleFamily public records · 8 Days on market

Built 1921 4,792 sqft lot $76/sqft · 35% below area

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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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

?? TURNKEY CASH-FLOWING INVESTMENT OPPORTUNITY – TENANT OCCUPIED & PRODUCING INCOME! Welcome to 2076 Collingwood, Detroit, MI - a well-maintained, tenant-occupied colonial offering immediate cash flow and strong investment potential from day one. Whether you're a seasoned investor looking to expand your portfolio or a first-time investor seeking a performing rental property, this opportunity delivers both income and long-term upside. Currently generating $1,400 per month ($16,800 annually) with a tenant already in place, this property offers an attractive return while minimizing vacancy concerns. Step inside to find a spacious layout featuring 4 generously sized bedrooms, a large living room, formal dining room, and a versatile bonus room that can be utilized as a home office, playroom, study, or additional sleeping area. A bright four-seasons room provides extra living space and added appeal for tenants. The home also features fresh paint, brand-new carpet, a functional kitchen with dedicated pantry storage, and a full unfinished basement offering additional storage and future value-add potential. Located in a high-demand rental area with strong tenant demand and convenient access to schools, shopping, dining, major roadways, and public transportation, this property is positioned for continued performance and appreciation. Investor Highlights: Tenant Occupied – Immediate Income $1,400 Monthly Rent / $16,800 Annual Income Strong Cash Flow Opportunity 4 Bedrooms + Bonus Flex Room Four-Seasons Room Fresh Paint & New Carpet Full Basement Ideal for Buy-and-Hold Investors, DSCR Financing, and Portfolio Expansion Opportunities like this are becoming increasingly difficult to find. Add a performing, income-producing asset to your portfolio and start collecting rent from day one. Schedule your showing today!

Key facts

• Functional kitchen
• Four seasons room
• Spacious layout

Tags

• CASH FLOWING INVESTMENT
• SPACIOUS LAYOUT
• FOUR SEASONS ROOM
• FUNCTIONAL KITCHEN
• FULL UNFINISHED BASEMENT
• HIGH DEMAND RENTAL AREA

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick construction
• Construction: Brick exterior; Block foundation; Asphalt roof; Built with two levels
• Exterior features: Paved road frontage; Asphalt roof; Lot approximately 0.11 acres (37.5 x 122); No pool

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, unfinished basement

🏷️ Possibly a rental listed for sale. The $124,999 price doesn't fit this home's estimated sale value (~$270,427) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

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 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 41% of the median local income ($45k/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 $864 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 14y 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.
• Current owner paid $90k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,999

Questions for the listing agent

1. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.24% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 6.7

CMA / ARV

• ARV (median comp): $270,427
• List price: $124,999
• Delta: -53.78%
• 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
2064 Glynn Ct	0.12mi	4/1.5	1,624 (-2%)	4mo	$118,556	$73	88
2050 Atkinson St	0.50mi	4/1.5	1,624 (-2%)	8mo	$75,000	$46	68
2704 Burlingame St	0.46mi	3/1.5 (-1)	1,618 (-2%)	6mo	$119,000	$74	66
2405 Sturtevant St	0.57mi	3/1.5 (-1)	1,636 (-1%)	3mo	$45,000	$28	64
3275 Collingwood St	0.73mi	4/1.5	1,600 (-3%)	2mo	$64,000	$40	60
2437 Longfellow St	0.45mi	4/1.5	1,841 (+12%)	2mo	$135,000	$73	58
2220 Webb St	0.19mi	4/2.5	1,848 (+12%)	12mo	$130,000	$70	57
929 Lawrence St	0.72mi	3/1.5 (-1)	1,692 (+2%)	9mo	$205,000	$121	50
940 Burlingame St	0.72mi	3/1.0 (-1)	1,644 (-0%)	14mo	$71,000	$43	48
1981 Leslie St	0.68mi	3/1.5 (-1)	1,518 (-8%)	13mo	$50,000	$33	39
3040 Burlingame St	0.65mi	3/2.5 (-1)	1,778 (+8%)	12mo	$275,000	$155	38
936 Glynn Ct	0.72mi	4/3.0	1,874 (+14%)	10mo	$285,000	$152	29

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,154
• Equity at exit: $18,638

10-year hold

• IRR: 10.6%
• Equity multiple: 1.92×
• Total profit: $32,277
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$656
• Tax from tax record: −$291 /mo · $3,493/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $227

Break-even live

Break-even rent $1,264

Max offer price $124,999

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• 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	0.19mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	1d	1	0.37mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	1d	1	0.39mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	43d	1	0.39mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	12d	1	0.40mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	43d	1	0.46mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	24d	1	0.50mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	43d	1	0.50mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	16d	1	0.52mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	16d	1	0.61mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	0.65mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	3d	1	0.65mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	43d	1	0.67mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	12d	1	0.68mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	24d	1	0.72mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	43d	1	0.72mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	24d	1	0.72mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	0.78mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	0.78mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	16d	1	0.78mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	16d	1	0.86mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	43d	1	1.02mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	5d	1	1.03mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	20d	1	1.03mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	1.06mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	1.06mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	43d	1	1.07mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	1d	1	1.18mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	14d	1	1.18mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	1.19mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	1.23mi
1226 Virginia Park St Unit 1226 Virginia Park, Upper V 1/10/26 (T) Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	1.23mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	43d	1	1.24mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	1.24mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	16d	1	1.24mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	1.27mi
3757 Blaine St Detroit, MI	3.0	1.0	1169	$1,480	$1.27	16d	1	1.28mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	43d	1	1.31mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	16d	1	1.38mi
7640 Woodrow Wilson St Unit 1 Detroit, MI	3.0	1.5	1095	$1,400	$1.28	43d	1	1.39mi

Listing history 35 events

1. 2026-06-18
   days on market $124,999 Active 8 DOM
2. 2026-06-17
   days on market $124,999 Active 7 DOM
3. 2026-06-16
   days on market $124,999 Active 6 DOM
4. 2026-06-15
   days on market $124,999 Active 5 DOM
5. 2026-06-13
   days on market $124,999 Active 3 DOM
6. 2026-06-13
   remarks 683-char remark
7. 2026-06-13
   days on marketlisting id $124,999 Active 2 DOM
8. 2026-06-04
   days on market $124,999 Active 30 DOM
9. 2026-06-03
   days on market $124,999 Active 29 DOM
10. 2026-06-02
    days on market $124,999 Active 28 DOM
11. 2026-06-01
    days on market $124,999 Active 27 DOM
12. 2026-05-31
    days on market $124,999 Active 26 DOM
13. 2026-05-05
    listed $124,999 Active 1093-char remark
14. 2026-05-05
    listed $124,999 Active 1123-char remark
15. 2026-04-04
    historical
16. 2026-04-04
    historical
17. 2026-02-16
    price $124,999
18. 2026-02-15
    price $124,999
19. 2026-01-05
    price $129,999
20. 2026-01-05
    price $129,999
21. 2025-12-16
    listed $134,999 Active
22. 2025-12-16
    listed $134,999 Active
23. 2025-12-12
    historical
24. 2023-06-29
    historical
25. 2023-06-29
    historical
26. 2023-06-06
    listed $150,000 Active
27. 2023-06-06
    listed $150,000 Active
28. 2021-09-22
    soldstatus $90,000
29. 2021-09-22
    soldstatus $130,000
30. 2020-07-27
    soldstatus $90,000
31. 2012-03-12
    soldstatus $14,900
32. 2012-03-12
    soldstatus $14,900
33. 2012-02-25
    historical
34. 2012-01-13
    listed $14,900
35. 2012-01-13
    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: $3,493 · $291/mo
• Projected year-2 tax: $3,493 · $291/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: $18,625
• − Mortgage interest: −$7,002
• − Property taxes: −$3,493
• − Insurance: −$625
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$3,636
• Taxable income: $888
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $2,516/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

+738.9% since first listed

27 events — show timeline

• 2026-06-11 Listed $124,999 REALCOMP
• 2026-06-10 Listed $124,999 MiRealSource-MiMLS
• 2026-06-05 Listing Removed — REALCOMP
• 2026-06-05 Listing Removed — MiRealSource-MiMLS
• 2026-05-05 Listed $124,999 REALCOMP
• 2026-05-05 Listed $124,999 MiRealSource-MiMLS
• 2026-04-04 Listing Removed — MiRealSource-MiMLS
• 2026-04-04 Listing Removed — REALCOMP
• 2026-02-16 Price Changed $124,999 MiRealSource-MiMLS
• 2026-02-15 Price Changed $124,999 REALCOMP
• 2026-01-05 Price Changed $129,999 MiRealSource-MiMLS
• 2026-01-05 Price Changed $129,999 REALCOMP
• 2025-12-16 Listed $134,999 MiRealSource-MiMLS
• 2025-12-16 Listed $134,999 REALCOMP
• 2025-12-12 Coming Soon — MiRealSource-MiMLS
• 2023-06-29 Listing Removed — MiRealSource-MiMLS
• 2023-06-29 Listing Removed — REALCOMP
• 2023-06-06 Listed $150,000 MiRealSource-MiMLS
• 2023-06-06 Listed $150,000 REALCOMP
• 2021-09-22 Sold (Public Records) $130,000 Public Records
• 2021-09-22 Sold (Public Records) $90,000 Public Records
• 2020-07-27 Sold (Public Records) $90,000 Public Records
• 2012-03-12 Sold (MLS) $14,900 REALCOMP
• 2012-03-12 Sold (MLS) $14,900 MiRealSource-MiMLS
• 2012-02-25 Listing Removed — REALCOMP
• 2012-01-13 Listed $14,900 REALCOMP
• 2012-01-13 Listed $14,900 MiRealSource-MiMLS

Property tax history

+6.0%/yr

Latest (2025): $3,493 · +98.5% YoY. Source: county tax records.