18182 Heyden St · Detroit, MI 48219

$105,000

3 bd · 1.0 ba · 1,231 sqft · SingleFamily public records · 3 Days on market

Built 1940 3,485 sqft lot Est $103k · at est.

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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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +7.6/10.0
• ARV discount +6.8/15.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely refreshed and move-in ready, this Detroit bungalow offers the perfect blend of character and modern updates. Recent improvements include exterior painting, a repaired and freshly painted front deck, new luxury vinyl plank flooring throughout the main living areas, and ceramic tile flooring in the kitchen. The kitchen comes complete with a stove and refrigerator. Inside, you'll find three bedrooms and an updated full bath featuring a ceramic tile walk-in shower, offering both style and everyday convenience. Whether you're searching for your first home or a turnkey investment opportunity, this renovated bungalow is ready to impress. For investors, the property is currently occupied by a paying tenant, providing immediate cash flow from DAY ONE. A great opportunity to add a renovated, income-producing property to your portfolio.

Key facts

• 3,485 sq ft lot
• Garage
• Built 1940

Tags

• FRESHLY PAINTED FRONT DECK
• LUXURY VINYL PLANK FLOORING
• CERAMIC TILE FLOORING
• CERAMIC TILE WALK-IN SHOWER

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Natural gas water heater
• Home design: Single-family residential; Built in 1940
• Construction: Aluminum siding; Asphalt roof; Full basement (foundation present)
• Exterior features: Paved road access; Lot of approximately 0.08 acres

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Replacement windows; Total of 6 rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

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 (+8.0%/yr); 305 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% of the median local income ($44k/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 $726 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 + 8.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 7y 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 $32k; list at $105k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1940 — 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: 1.26% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $103,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18424 Fielding St	0.22mi	3/1.0	1,100 (-11%)	3mo	$40,000	$36	70
19019 Annchester Rd	0.48mi	3/1.0	1,200 (-2%)	6mo	$49,901	$42	68
16871 Pierson St	0.69mi	3/1.0	1,242 (+1%)	3mo	$130,000	$105	64
19211 Pierson St	0.68mi	3/1.0	1,272 (+3%)	2mo	$69,000	$54	61
19105 Curtis St	0.54mi	3/1.5	1,156 (-6%)	3mo	$97,422	$84	60
19003 Curtis St	0.60mi	3/1.0	1,138 (-8%)	1mo	$95,000	$83	58
17127 Shaftsbury Ave	0.69mi	3/1.5	1,283 (+4%)	2mo	$135,000	$105	57
17376 Edinborough Rd	0.44mi	3/1.5	1,383 (+12%)	4mo	$97,000	$70	53
19352 Margareta St	0.48mi	3/1.0	1,060 (-14%)	3mo	$105,000	$99	52
18525 Burt Rd	0.48mi	3/1.5	1,091 (-11%)	6mo	$95,000	$87	52
18821 Margareta St	0.73mi	3/1.0	1,146 (-7%)	5mo	$65,000	$57	50
17694 Shaftsbury Ave	0.51mi	2/1.5 (-1)	1,058 (-14%)	4mo	$90,000	$85	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.12×
• Total profit: $3,526
• Equity at exit: $15,656

10-year hold

• IRR: 17.2%
• Equity multiple: 2.79×
• Total profit: $52,641
• Equity at exit: $9,078

Cash invested: $29,400 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$551
• Tax from tax record: −$242 /mo · $2,908/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $211

Break-even live

Break-even rent $1,059

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $271	-5% $241	+0% $211	+5% $181	+10% $152
Rent	-10% $106	-5% $159	+0% $211	+5% $263	+10% $316
Rate	-1.0pp $264	-0.5pp $238	base $211	+0.5pp $184	+1.0pp $156

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	25d	1	0.04mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	0.07mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	25d	1	0.16mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	0.17mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.20mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	0.26mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	44d	1	0.29mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	0.35mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	0.51mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.52mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	0.55mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	0.57mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	0.59mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	0.63mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	44d	1	0.64mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	0.69mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	0.70mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	12d	1	0.70mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.71mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.74mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	0.74mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	0.75mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.75mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	0.75mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.76mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.76mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	17d	1	0.79mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	0.81mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	0.88mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.90mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	18d	1	0.91mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.94mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	0.96mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	1.02mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.04mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	44d	1	1.08mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	44d	1	1.15mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	5d	1	1.17mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.18mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	17d	1	1.19mi

Listing history 4 events

1. 2026-06-18
   days on market $105,000 Active 3 DOM
2. 2026-06-17
   days on market $105,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark

   Show marketing remark (848 chars)

   Completely refreshed and move-in ready, this Detroit bungalow offers the perfect blend of character and modern updates. Recent improvements include exterior painting, a repaired and freshly painted front deck, new luxury vinyl plank flooring throughout the main living areas, and ceramic tile flooring in the kitchen. The kitchen comes complete with a stove and refrigerator. Inside, you'll find three bedrooms and an updated full bath featuring a ceramic tile walk-in shower, offering both style and everyday convenience. Whether you're searching for your first home or a turnkey investment opportunity, this renovated bungalow is ready to impress. For investors, the property is currently occupied by a paying tenant, providing immediate cash flow from DAY ONE. A great opportunity to add a renovated, income-producing property to your portfolio.

4. 2026-06-15
   listed $105,000 Active 1 DOM

   Show marketing remark (848 chars)

   Completely refreshed and move-in ready, this Detroit bungalow offers the perfect blend of character and modern updates. Recent improvements include exterior painting, a repaired and freshly painted front deck, new luxury vinyl plank flooring throughout the main living areas, and ceramic tile flooring in the kitchen. The kitchen comes complete with a stove and refrigerator. Inside, you'll find three bedrooms and an updated full bath featuring a ceramic tile walk-in shower, offering both style and everyday convenience. Whether you're searching for your first home or a turnkey investment opportunity, this renovated bungalow is ready to impress. For investors, the property is currently occupied by a paying tenant, providing immediate cash flow from DAY ONE. A great opportunity to add a renovated, income-producing property to your portfolio.

ⓘ 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: $2,908 · $242/mo
• Projected year-2 tax: $2,908 · $242/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 ≥98°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: $15,915
• − Mortgage interest: −$5,882
• − Property taxes: −$2,908
• − Insurance: −$525
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,055
• Taxable income: $1,000
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $2,293/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+1300.0% since first listed

47 events — show timeline

• 2026-06-15 Listed $105,000 REALCOMP
• 2026-06-15 Listed $105,000 SW Michigan MLS
• 2026-06-15 Listed $105,000 MiRealSource-MiMLS
• 2025-11-16 Rental Removed $1,300 APPFOLIO
• 2025-07-24 Listed for Rent $1,300 APPFOLIO
• 2024-09-06 Rental Removed $1,300 APPFOLIO
• 2024-08-26 Listed for Rent $1,300 APPFOLIO
• 2024-07-19 Sold (MLS) $32,500 MiRealSource-MiMLS
• 2024-07-19 Sold (MLS) $32,500 REALCOMP
• 2024-07-12 Pending — MiRealSource-MiMLS
• 2024-07-12 Pending — REALCOMP
• 2024-07-05 Contingent — MiRealSource-MiMLS
• 2024-07-05 Contingent — REALCOMP
• 2024-07-01 Relisted — MiRealSource-MiMLS
• 2024-07-01 Relisted — REALCOMP
• 2024-06-28 Contingent — MiRealSource-MiMLS
• 2024-06-28 Contingent — REALCOMP
• 2024-06-17 Relisted — MiRealSource-MiMLS
• 2024-06-17 Relisted — REALCOMP
• 2024-06-10 Contingent — MiRealSource-MiMLS
• 2024-06-10 Contingent — REALCOMP
• 2024-06-05 Listed $55,000 MiRealSource-MiMLS
• 2024-06-05 Listed $55,000 REALCOMP
• 2023-11-01 Listing Removed — MiRealSource-MiMLS
• 2023-11-01 Listing Removed — REALCOMP
• 2023-10-26 Listed $57,000 MiRealSource-MiMLS
• 2023-10-26 Listed $57,000 REALCOMP
• 2023-10-09 Listing Removed — MiRealSource-MiMLS
• 2023-10-09 Relisted — REALCOMP
• 2023-10-03 Listing Removed — REALCOMP
• 2023-09-26 Pending — MiRealSource-MiMLS
• 2023-09-26 Pending — REALCOMP
• 2023-09-17 Contingent — MiRealSource-MiMLS
• 2023-09-17 Contingent — REALCOMP
• 2023-08-24 Relisted — MiRealSource-MiMLS
• 2023-08-24 Relisted — REALCOMP
• 2023-08-15 Contingent — MiRealSource-MiMLS
• 2023-08-15 Contingent — REALCOMP
• 2023-07-05 Listed $57,000 MiRealSource-MiMLS
• 2023-07-05 Listed $57,000 REALCOMP
• 2023-07-03 Coming Soon — REALCOMP
• 2023-07-03 Coming Soon — MiRealSource-MiMLS
• 2019-05-10 Listing Removed — REALCOMP
• 2019-05-10 Listing Removed — MiRealSource-MiMLS
• 2019-05-01 Listed $15,000 MiRealSource-MiMLS
• 2019-05-01 Listed $15,000 REALCOMP
• 1992-08-10 Sold (Public Records) $7,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,908 · +161.7% YoY. Source: county tax records.