7416 Heyden St · Detroit, MI 48228

$119,900

2 bd · 1.0 ba · 773 sqft · SingleFamily public records · 27 Days on market

Built 1941 5,663 sqft lot

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly Remodeled (2026) 2 bedrooms 1 bathroom house in great location. Brand New kitchen & Bathroom, paint, carpet, lights, appliances and more. Clean finished basement. Come check it out.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1941

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road frontage; Lot approximately 0.13 acres (40 x 136.88)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

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 soft (-2.3%/yr); 363 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,222/mo this rent would consume 48% of the median local household income ($31k/yr) (locally 4144% 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 $829 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 9y 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 $6k; list at $120k implies a 1898% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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: 1.02% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $60,294
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7282 Plainview Ave	0.23mi	2/1.0	730 (-6%)	1mo	$19,000	$26	80
7730 Braile St	0.29mi	3/1.0 (+1)	768 (-1%)	2mo	$68,000	$89	79
7313 Grandville Ave	0.42mi	2/1.0	765 (-1%)	0mo	$70,000	$92	78
7320 Westwood St	0.39mi	3/1.0 (+1)	738 (-4%)	2mo	$115,000	$156	67
6394 Westwood St	0.73mi	3/1.0 (+1)	770 (-0%)	2mo	$90,000	$117	58
6752 Evergreen Rd	0.43mi	2/1.0	864 (+12%)	3mo	$45,000	$52	58
6803 Grandville Ave	0.55mi	2/1.0	700 (-9%)	2mo	$32,000	$46	57
8411 Fielding St	0.57mi	2/1.0	693 (-10%)	1mo	$47,000	$68	56
6783 Westwood St	0.52mi	3/1.0 (+1)	836 (+8%)	4mo	$65,000	$78	54
7756 Westwood St	0.42mi	3/1.0 (+1)	871 (+13%)	2mo	$90,000	$103	53
8277 Stout St	0.49mi	3/1.0 (+1)	879 (+14%)	0mo	$45,000	$51	49
8645 Fielding St	0.72mi	2/1.0	693 (-10%)	2mo	$39,000	$56	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.71×
• Total profit: $-9,784
• Equity at exit: $17,877

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-5,402
• Equity at exit: $10,367

Cash invested: $33,572 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$629
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $208

Break-even live

Break-even rent $959

Max offer price $119,900

Occupancy floor 78%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	0.07mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	43d	1	0.14mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.26mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	0.30mi
6980 Town Ln Dearborn Heights, MI	1.0	1.0	600	$895	$1.49	17d	1	0.42mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.51mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	43d	1	0.65mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	16d	1	0.88mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	0.89mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	0.98mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	43d	1	1.05mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	43d	1	1.05mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.12mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.16mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	43d	1	1.20mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	1.23mi
20237 W Chicago Detroit, MI	1.0	1.0	650	$850	$1.31	43d	1	1.28mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.28mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.28mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.28mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.29mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.29mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.29mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.29mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	1.29mi
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	2d	1	1.30mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.31mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.31mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	1.32mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	1.32mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.34mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.34mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.35mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.35mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.35mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	1.38mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	1.42mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,081	$1.79	1d	12	1.46mi

Listing history 50 events

1. 2026-06-18
   days on market $119,900 Active 27 DOM
2. 2026-06-17
   days on market $119,900 Active 26 DOM
3. 2026-06-15
   days on market $119,900 Active 24 DOM
4. 2026-06-13
   days on market $119,900 Active 22 DOM
5. 2026-06-13
   days on market $119,900 Active 21 DOM
6. 2026-06-09
   days on market $119,900 Active 18 DOM
7. 2026-06-08
   days on market $119,900 Active 17 DOM
8. 2026-06-07
   days on market $119,900 Active 16 DOM
9. 2026-06-04
   days on market $119,900 Active 13 DOM
10. 2026-06-03
    days on market $119,900 Active 12 DOM
11. 2026-06-02
    days on market $119,900 Active 11 DOM
12. 2026-06-01
    days on market $119,900 Active 10 DOM
13. 2026-05-31
    days on market $119,900 Active 9 DOM
14. 2026-05-23
    listed $119,900 Active

    Show marketing remark (195 chars)

    Freshly Remodeled (2026) 2 bedrooms 1 bathroom house in great location. Brand New kitchen & Bathroom, paint, carpet, lights, appliances and more. Clean finished basement. Come check it out.

15. 2026-05-23
    listed $119,900 Active 195-char remark

    Show marketing remark (195 chars)

    Freshly Remodeled (2026) 2 bedrooms 1 bathroom house in great location. Brand New kitchen & Bathroom, paint, carpet, lights, appliances and more. Clean finished basement. Come check it out.

16. 2026-05-21
    historical $119,900 195-char remark

    Show marketing remark (195 chars)

    Freshly Remodeled (2026) 2 bedrooms 1 bathroom house in great location. Brand New kitchen & Bathroom, paint, carpet, lights, appliances and more. Clean finished basement. Come check it out.

17. 2026-04-17
    historical
18. 2026-04-17
    historical
19. 2026-04-01
    price $94,800
20. 2026-03-31
    price $94,800
21. 2026-02-21
    price $94,900
22. 2026-02-20
    price $94,900
23. 2026-02-17
    price $98,700
24. 2026-02-16
    price $98,700
25. 2026-01-07
    price $99,700
26. 2026-01-07
    price $104,600
27. 2026-01-07
    price $99,700
28. 2026-01-07
    price $104,600
29. 2026-01-03
    price $104,700
30. 2026-01-02
    price $104,700
31. 2025-11-19
    price $104,800
32. 2025-11-18
    price $104,800
33. 2025-11-10
    listed $104,900 Active
34. 2025-11-09
    listed $104,900 Active
35. 2025-09-16
    historical
36. 2025-07-28
    price $119,900
37. 2025-07-28
    price $119,900
38. 2025-06-20
    price $124,800
39. 2025-06-20
    price $124,800
40. 2025-06-11
    status Active
41. 2025-06-11
    status Active
42. 2025-05-21
    historical
43. 2025-05-21
    status Pending
44. 2025-05-21
    status Pending
45. 2025-04-16
    listed $124,900 Active
46. 2025-04-16
    listed $124,900 Active
47. 2024-05-30
    historical $1,250
48. 2024-05-08
    listed $1,250
49. 2017-12-18
    soldstatus $6,000 Sold
50. 2017-12-18
    soldstatus $6,000 Closed

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: +$450/yr (+$38/mo · 47.6%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,668
• − Mortgage interest: −$6,716
• − Property taxes: −$946
• − Insurance: −$600
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$3,488
• Taxable income: $571
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $2,360/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+1967.2% since first listed

41 events — show timeline

• 2026-05-23 Listed $119,900 REALCOMP
• 2026-05-23 Listed $119,900 MiRealSource-MiMLS
• 2026-05-21 Coming Soon $119,900 MiRealSource-MiMLS
• 2026-04-17 Listing Removed — MiRealSource-MiMLS
• 2026-04-17 Listing Removed — REALCOMP
• 2026-04-01 Price Changed $94,800 MiRealSource-MiMLS
• 2026-03-31 Price Changed $94,800 REALCOMP
• 2026-02-21 Price Changed $94,900 MiRealSource-MiMLS
• 2026-02-20 Price Changed $94,900 REALCOMP
• 2026-02-17 Price Changed $98,700 MiRealSource-MiMLS
• 2026-02-16 Price Changed $98,700 REALCOMP
• 2026-01-07 Price Changed $99,700 MiRealSource-MiMLS
• 2026-01-07 Price Changed $104,600 MiRealSource-MiMLS
• 2026-01-07 Price Changed $99,700 REALCOMP
• 2026-01-07 Price Changed $104,600 REALCOMP
• 2026-01-03 Price Changed $104,700 MiRealSource-MiMLS
• 2026-01-02 Price Changed $104,700 REALCOMP
• 2025-11-19 Price Changed $104,800 MiRealSource-MiMLS
• 2025-11-18 Price Changed $104,800 REALCOMP
• 2025-11-10 Listed $104,900 REALCOMP
• 2025-11-09 Listed $104,900 MiRealSource-MiMLS
• 2025-09-16 Listing Removed — MiRealSource-MiMLS
• 2025-07-28 Price Changed $119,900 MiRealSource-MiMLS
• 2025-07-28 Price Changed $119,900 REALCOMP
• 2025-06-20 Price Changed $124,800 MiRealSource-MiMLS
• 2025-06-20 Price Changed $124,800 REALCOMP
• 2025-06-11 Relisted — MiRealSource-MiMLS
• 2025-06-11 Relisted — REALCOMP
• 2025-05-21 Listing Removed — REALCOMP
• 2025-05-21 Pending — MiRealSource-MiMLS
• 2025-05-21 Pending — REALCOMP
• 2025-04-16 Listed $124,900 REALCOMP
• 2025-04-16 Listed $124,900 MiRealSource-MiMLS
• 2024-05-30 Rental Removed $1,250 REALCOMP
• 2024-05-08 Listed for Rent $1,250 REALCOMP
• 2017-12-18 Sold (MLS) $6,000 MiRealSource-MiMLS
• 2017-12-18 Sold (MLS) $6,000 REALCOMP
• 2017-08-10 Pending — MiRealSource-MiMLS
• 2017-08-10 Pending — REALCOMP
• 2017-07-19 Listed $5,800 MiRealSource-MiMLS
• 2017-07-19 Listed $5,800 REALCOMP

Property tax history

-1.7%/yr

Latest (2025): $946 · -8.0% YoY. Source: county tax records.