5226 Coplin St · Detroit, MI 48213

$14,000

4 bd · 1.5 ba · 1,537 sqft · SingleFamily public records · 90 Days on market

Built 1928 3,920 sqft lot $9/sqft · 78% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 IS A HUD HOME EXCLUSIVE LISTING. BEING SOLD AS IS. 4 BED BRICK COLONIAL WITH HARDWOOD FLOORS THROUGHOUT. LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS.

Key facts

• Close to schools
• Brick colonial
• Close to shopping

Tags

• BRICK COLONIAL
• HARDWOOD FLOORS
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO MAJOR FREEWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $13k (6.0% below list) — sets the bar for market timing.
• Cap rate 98.7% vs local median 10.0% 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: 192 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,486/mo this rent would consume 52% of the median local household income ($34k/yr) (locally 1202% 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 $97 of loan paydown is wiped out by about $420 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (78%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $13,160 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 10.62% ✓
• Cap rate: 98.65%
• Cash-on-cash: 329.85%
• DSCR: 15.68
• GRM: 0.8

CMA / ARV

• ARV (median comp): $63,118
• List price: $14,000
• Delta: -77.82%
• 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
4830 Dickerson St	0.29mi	3/1.5 (-1)	1,542 (+0%)	2mo	$60,099	$39	79
5550 Lenox St	0.19mi	4/3.0	1,508 (-2%)	11mo	$179,900	$119	73
5517 Drexel St	0.14mi	5/2.0 (+1)	1,425 (-7%)	3mo	$65,000	$46	71
5794 Dickerson St	0.36mi	3/1.0 (-1)	1,467 (-5%)	4mo	$118,000	$80	65
5059 Lakeview St	0.10mi	4/1.5	1,688 (+10%)	16mo	$75,000	$44	65
5581 Drexel St	0.19mi	3/2.0 (-1)	1,474 (-4%)	21mo	$118,000	$80	60
5567 Newport St	0.23mi	3/1.5 (-1)	1,468 (-4%)	21mo	$45,000	$31	60
4707 Lenox St	0.33mi	3/1.0 (-1)	1,442 (-6%)	14mo	$17,000	$12	55
5764 Lenox St	0.32mi	4/1.0	1,401 (-9%)	18mo	$85,000	$61	53
5968 Chalmers St	0.52mi	5/1.5 (+1)	1,728 (+12%)	7mo	$123,000	$71	44
5568 Manistique St	0.51mi	4/2.5	1,373 (-11%)	14mo	$145,000	$106	43
10825 E Outer Dr	0.62mi	3/2.0 (-1)	1,650 (+7%)	10mo	$175,000	$106	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 17.93×
• Total profit: $66,381
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 38.31×
• Total profit: $146,262
• Equity at exit: $1,210

Cash invested: $3,920 (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 48213

• Active inventory: 192
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$73
• Tax est. 1.5%: −$18 /mo · $210/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $1,078

Break-even live

Break-even rent $122

Max offer price $14,000

Occupancy floor 23%

Sensitivity live

Price	-10% $1,087	-5% $1,082	+0% $1,078	+5% $1,073	+10% $1,068
Rent	-10% $960	-5% $1,019	+0% $1,078	+5% $1,136	+10% $1,195
Rate	-1.0pp $1,085	-0.5pp $1,081	base $1,078	+0.5pp $1,074	+1.0pp $1,070

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	25d	1	0.41mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	45d	1	0.73mi
4251 Wayburn St Detroit, MI	3.0	1.5	1326	$1,650	$1.24	45d	1	0.82mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	25d	1	0.85mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,225	$1.11	0d	1	0.86mi
5856 Barrett St Unit 1 Detroit, MI	3.0	1.0	1070	$1,000	$0.93	0d	1	0.88mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	21d	1	0.89mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	18d	1	0.93mi
5911 Somerset Ave Detroit, MI	3.0	1.0	1200	$1,350	$1.12	0d	1	0.95mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	6d	1	0.96mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	0.97mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	5d	1	1.10mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	45d	1	1.10mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	5d	1	1.15mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	18d	1	1.17mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	18d	1	1.17mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	45d	1	1.21mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	6d	1	1.21mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	45d	1	1.23mi
4667 Beniteau St Detroit, MI	5.0	2.0	1396	$1,700	$1.22	45d	1	1.23mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	45d	1	1.34mi
3625 Chatsworth St Detroit, MI	3.0	1.5	1182	$1,295	$1.10	25d	1	1.34mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	19d	1	1.36mi
3651 Buckingham Ave Detroit, MI	3.0	1.0	1320	$1,300	$0.98	18d	1	1.41mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	1.41mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	1.41mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	19d	1	1.45mi
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	25d	1	1.45mi

Listing history 15 events

1. 2026-06-16
   status $14,000 Pending 90 DOM
2. 2026-06-15
   days on market $14,000 Active 90 DOM
3. 2026-06-13
   days on market $14,000 Active 88 DOM
4. 2026-06-13
   days on market $14,000 Active 87 DOM
5. 2026-06-10
   status $14,000 Active 84 DOM
6. 2026-06-07
   status $14,000 Pending 84 DOM
7. 2026-06-04
   days on market $14,000 Active 84 DOM
8. 2026-06-03
   days on market $14,000 Active 83 DOM
9. 2026-06-02
   status $14,000 Active 81 DOM
10. 2026-04-21
    price $23,760 165-char remark

    Show marketing remark (165 chars)

    THIS IS A HUD HOME EXCLUSIVE LISTING. BEING SOLD AS IS. 4 BED BRICK COLONIAL WITH HARDWOOD FLOORS THROUGHOUT. LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS.

11. 2026-04-20
    price $23,760 165-char remark

    Show marketing remark (165 chars)

    THIS IS A HUD HOME EXCLUSIVE LISTING. BEING SOLD AS IS. 4 BED BRICK COLONIAL WITH HARDWOOD FLOORS THROUGHOUT. LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS.

12. 2026-04-08
    price $30,000 165-char remark

    Show marketing remark (165 chars)

    THIS IS A HUD HOME EXCLUSIVE LISTING. BEING SOLD AS IS. 4 BED BRICK COLONIAL WITH HARDWOOD FLOORS THROUGHOUT. LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS.

13. 2026-04-07
    price $30,000 165-char remark

    Show marketing remark (165 chars)

    THIS IS A HUD HOME EXCLUSIVE LISTING. BEING SOLD AS IS. 4 BED BRICK COLONIAL WITH HARDWOOD FLOORS THROUGHOUT. LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS.

14. 2026-03-06
    listed $64,000 Active 165-char remark

    Show marketing remark (165 chars)

    THIS IS A HUD HOME EXCLUSIVE LISTING. BEING SOLD AS IS. 4 BED BRICK COLONIAL WITH HARDWOOD FLOORS THROUGHOUT. LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS.

15. 2026-03-06
    listed $64,000 Active 165-char remark

    Show marketing remark (165 chars)

    THIS IS A HUD HOME EXCLUSIVE LISTING. BEING SOLD AS IS. 4 BED BRICK COLONIAL WITH HARDWOOD FLOORS THROUGHOUT. LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°F today · 14 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: $17,837
• − Mortgage interest: −$784
• − Property taxes: −$210
• − Insurance: −$70
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$407
• Taxable income: $13,511
• Est. tax owed @ 24.0%: −$3,243
• After-tax cash flow: $9,687/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

-62.9% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $23,760 MiRealSource-MiMLS
• 2026-04-20 Price Changed $23,760 REALCOMP
• 2026-04-08 Price Changed $30,000 MiRealSource-MiMLS
• 2026-04-07 Price Changed $30,000 REALCOMP
• 2026-03-06 Listed $64,000 REALCOMP
• 2026-03-06 Listed $64,000 MiRealSource-MiMLS

Property tax history

-1.5%/yr

Latest (2025): $749 · -54.6% YoY. Source: county tax records.