453 Spruce St · Wyandotte, MI 48192

$159,900

6 bd · 2.5 ba · 1,594 sqft · SingleFamily public records · 4 Days on market

Built 1917 3,920 sqft lot Est $164k · at est. ↓ 11% since listing

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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 +22.5/30.0
• ARV discount +8.7/15.0
• DSCR +7.2/10.0
• 1% rule +7.1/10.0
• Rent growth +4.5/5.0
• Livability +4.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 453 Spruce St, Wyandotte! Positioned in a desirable area with consistent rental demand, this value-add duplex presents a strategic opportunity to renovate, increase rents, and build long-term equity. Whether you're looking to offset your mortgage by living in one unit and renting the other, or expand your investment portfolio, this property offers rental upside and renovation potential. The lower unit features two spacious bedrooms plus a versatile bonus room ideal for a primary suite, home office, or additional living space. The peninsula kitchen flows into the dining area, creating a functional layout ready for modernization. A rear flex room adds valuable square footage - enhancing livability for an owner-occupant or strengthening rental appeal. The upper level offers additional value-add potential, featuring an open living area, second kitchen, and one-bedroom layout with a solid footprint for updates. Targeted improvements can enhance both rental performance and overall property value. In a market where true value-add multi-unit properties are increasingly scarce, this is your opportunity to act. Seller has adjusted pricing to reflect current market conditions - great opportunity for buyers looking for value. Property sold as-is. Buyer to assume all city-required repairs for Certificate of Occupancy.

Key facts

• Peninsula kitchen
• Value add duplex
• Open living area

Tags

• VALUE ADD DUPLEX
• RENTAL UPSIDE
• RENOVATION POTENTIAL
• PENINSULA KITCHEN
• REAR FLEX ROOM
• OPEN LIVING AREA

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Forced air heating (natural gas)
• Home design: Duplex residential property; 2-story structure; Built in 1917; Frontage approximately 45 feet
• Construction: Vinyl siding exterior; Michigan-style basement
• Exterior features: Deck; Porch; Paved street frontage

Interior

• Kitchen: Kitchen on entry level — about 11 x 10, ceramic flooring; Appliances: Dishwasher, Disposal, Range/Oven, Refrigerator
• Bedrooms: Bedroom 1 (Entry level) — approximately 16 x 10, other flooring; Bedroom 2 (Entry level) — approximately 13 x 11, ceramic flooring; Bedroom 3 (Second level) — approximately 12' wide, other flooring
• Flooring: Ceramic flooring in living, dining, kitchen, Bathroom 1 and Bathroom 2; Other flooring in bedrooms 1 and 3 and family room
• Bathrooms: 2 full bathrooms; Bathroom 1 (Entry level) — ceramic flooring, about 7 x 6; Bathroom 2 (Second level) — ceramic flooring, about 6 x 5
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Total of 10 rooms; Has basement
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.3% vs local median 4.9% in Wyandotte — 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 88/100 on livability (#11 in MI, #181 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-.
• Wyandotte School District (suburban): math 27% / reading 45% proficiency, ranked #262 of 540 in MI (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.9%/yr); 117 active listings in the ZIP; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $5k 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 + 7.9% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1917 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.21% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $164,182
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Poplar St	0.27mi	5/1.0 (-1)	1,413 (-11%)	11mo	$145,000	$103	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 · 7.86% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,224
• Equity at exit: $23,842

10-year hold

• IRR: 15.1%
• Equity multiple: 2.53×
• Total profit: $68,612
• Equity at exit: $13,825

Cash invested: $44,772 (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 48192

• Rents YoY: 7.9%
• Active inventory: 117
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$355 /mo · $4,262/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $268

Break-even live

Break-even rent $1,595

Max offer price $159,900

Occupancy floor 81%

Sensitivity live

Price	-10% $359	-5% $314	+0% $268	+5% $223	+10% $178
Rent	-10% $115	-5% $192	+0% $268	+5% $345	+10% $421
Rate	-1.0pp $349	-0.5pp $309	base $268	+0.5pp $227	+1.0pp $185

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $159,900 Active 4 DOM
2. 2026-06-17
   days on market $159,900 Active 3 DOM
3. 2026-06-16
   days on market $159,900 Active 2 DOM
4. 2026-06-15
   listing id $159,900 Active 1 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $159,900 Active 1 DOM

ⓘ 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: $4,262 · $355/mo
• Projected year-2 tax: $4,262 · $355/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,219
• − Mortgage interest: −$8,957
• − Property taxes: −$4,262
• − Insurance: −$800
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$4,652
• Taxable income: $834
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $3,019/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: Wyandotte School District
• NCES district ID: 2636540
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $50,265
• Composite: 31.13/100
• National rank: #6060
• State rank: #262 of 540 in MI

Livability — Wyandotte

• Score: 88/100
• State rank: #11
• US rank: #181

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime B+ Employment C- Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wyandotte, MI
• County: Wayne County · 1,562,939 people
• City population: 24,489
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,489
• Household income: $71,987
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 570.0

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 White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 19% Lithuanian 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -228.97%
• Current HPI: 174.8428
• Rent YoY: ▲ 7.86%
• 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

-11.1% since first listed

20 events — show timeline

• 2026-06-14 Listed $159,900 MiRealSource-MiMLS
• 2026-06-14 Listed $159,900 MiRealSource-MiMLS
• 2026-06-14 Listed $159,900 REALCOMP
• 2026-06-14 Listed $159,900 REALCOMP
• 2026-05-12 Listing Removed — MiRealSource-MiMLS
• 2026-04-30 Price Changed $174,500 MiRealSource-MiMLS
• 2026-04-30 Price Changed $174,500 REALCOMP
• 2026-04-02 Price Changed $174,900 MiRealSource-MiMLS
• 2026-04-02 Relisted — MiRealSource-MiMLS
• 2026-04-02 Price Changed $174,900 REALCOMP
• 2026-04-01 Relisted — REALCOMP
• 2026-03-25 Contingent — MiRealSource-MiMLS
• 2026-03-25 Contingent — REALCOMP
• 2026-03-17 Pending — MiRealSource-MiMLS
• 2026-03-17 Pending — REALCOMP
• 2026-03-08 Contingent — MiRealSource-MiMLS
• 2026-03-07 Contingent — REALCOMP
• 2026-02-20 Listed $179,900 MiRealSource-MiMLS
• 2026-02-20 Listed $179,900 REALCOMP
• 2026-02-18 Coming Soon — MiRealSource-MiMLS

Property tax history

+3.7%/yr

Latest (2025): $4,262 · +5.6% YoY. Source: county tax records.