1532 Van Dyke St · Detroit, MI 48214

$1

1 bd · 1.0 ba · 830 sqft · SingleFamily public records · 128 Days on market

Built 1890 4,792 sqft lot $0/sqft · 100% 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

* * * Please Read All The Remarks To Ensure Your Full Understanding of What's Being Offered * * * A rare opportunity to rescue a late nineteenth century West Village cottage and give it a second life. This modest wood framed home dates to the late 1800s and is currently vacant. City historic staff have identified the structure as salvageable. Notable features include distinctive horizontally divided wood sash and remaining traditional trim details. The structure is one story and does not have a basement. These offerings are for the historic structure only. No land is included. The structure is being made available at no cost to a qualified recipient who is willing and able to fund all expenses associated with preservation, deconstruction, lifting, loading, transportation, permits, site safety, insurance, and any required restoration of the origin site. The structure is conveyed as is, where is, with all faults, and with no representations or warranties. Interior access, room count, bathroom count, square footage, and all structural conditions are not represented and must be independently verified by the recipient. Brokers and prospective purchasers should not rely on the listing for accurate information. Broker to confirm all data. A waiver must be fully executed before any tours. This listing is offered in conjunction with MLS Listing # 20261008638.

Key facts

• 4,792 sq ft lot
• Built 1890
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $973 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 1167479.0% vs local median 10.2% 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: 298 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); 42% 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).
• This rent runs 44% of the median local income ($34k/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 $0 of loan paydown is wiped out by about $0 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 $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 123152.00% ✓
• Cap rate: 1167478.96%
• Cash-on-cash: 4169545.24%
• DSCR: 185522.30
• GRM: 0.0

CMA / ARV

• ARV (median comp): $191,835
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2552 Beals St	0.47mi	2/1.0 (+1)	805 (-3%)	1mo	$184,999	$230	68

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: 221367.24×
• Total profit: $61,983
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 477992.13×
• Total profit: $133,838
• Equity at exit: $0

Cash invested: $0 (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 48214

• Active inventory: 298

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $973

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $973	-5% $973	+0% $973	+5% $973	+10% $973
Rent	-10% $876	-5% $924	+0% $973	+5% $1,022	+10% $1,070
Rate	-1.0pp $973	-0.5pp $973	base $973	+0.5pp $973	+1.0pp $973

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8001 Kercheval Ave Detroit, MI	1.0–2.0	1.0–2.0	984	$1,320	$1.34	0d	3	0.16mi
1000 Van Dyke St Unit 602 Detroit, MI	1.0	1.0	631	$1,295	$2.05	18d	1	0.26mi
1000 Van Dyke St Unit B02 Detroit, MI	2.0	1.0	871	$1,295	$1.49	25d	1	0.26mi
1000 Van Dyke St Unit 205 Detroit, MI	2.0	1.0	863	$1,495	$1.73	15d	1	0.26mi
1000 Van Dyke St Unit 402 Detroit, MI	1.0	1.0	690	$1,295	$1.88	25d	1	0.26mi
1000 Van Dyke St Detroit, MI	1.0–2.0	1.0	751	$1,195	$1.59	44d	4	0.26mi
7410 Kercheval Ave Unit 212 Detroit, MI	2.0	2.0	1017	$1,950	$1.92	44d	1	0.32mi
666 Parker St Detroit, MI	1.0	1.0	562	$1,150	$2.04	5d	8	0.33mi
7631 E Lafayette St Unit 16 Detroit, MI	1.0	1.0	550	$1,180	$2.15	44d	1	0.35mi
1341 Crane St Detroit, MI	1.0	1.0	750	$995	$1.33	2d	1	0.44mi
320 E Grand Blvd Detroit, MI	1.0–2.0	1.0	534	$850	$1.59	44d	4	0.46mi
8100 E Jefferson Ave Detroit, MI	3.0	1.0–3.0	1089	$1,213	$1.11	20d	20	0.49mi
7700 E Jefferson Ave Detroit, MI	2.0	1.0	877	$1,397	$1.59	44d	1	0.52mi
7800 E Jefferson Ave Detroit, MI	1.0–2.0	1.0	625	$829	$1.33	18d	1	0.53mi
8845 E Jefferson Apt 208 Detroit, MI	2.0	1.5	992	$1,635	$1.65	44d	1	0.54mi
8845 E Jefferson Ave Unit 102 Detroit, MI	1.0	1.5	800	$1,350	$1.69	44d	1	0.55mi
8845 E Jefferson Ave Unit 302 Detroit, MI	2.0	2.0	885	$1,460	$1.65	44d	1	0.55mi
8845 E Jefferson Ave Unit 205 Detroit, MI	2.0	1.5	960	$1,425	$1.48	44d	1	0.55mi
8845 E Jefferson Ave Unit 203 Detroit, MI	2.0	1.5	1024	$1,515	$1.48	44d	1	0.55mi
8925 E Jefferson Ave Detroit, MI	1.0–2.0	1.0–2.0	1050	$900	$0.86	44d	9	0.57mi
1130 Holcomb St Detroit, MI	2.0	1.0	550	$912	$1.66	2d	18	0.60mi
2282 Belvidere St Unit 102 Detroit, MI	2.0	2.0	1000	$1,250	$1.25	44d	1	0.69mi
3460 Field St Detroit, MI	2.0	1.0	1000	$1,260	$1.26	5d	1	0.80mi
6533 E Jefferson Ave Detroit, MI	2.0	1.0–2.0	1094	$1,500	$1.37	18d	2	0.90mi
6533 E Jefferson Ave Detroit, MI	2.0	1.0–2.0	1181	$1,500	$1.27	25d	3	0.90mi
6533 E Jefferson Ave #421 Detroit, MI	2.0	1.0	1063	$2,200	$2.07	15d	1	0.90mi
2544 Cadillac Blvd Unit 2 Detroit, MI	2.0	1.0	973	$825	$0.85	24d	1	0.95mi
3511 Concord Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.99mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	4d	1	1.11mi
200 Mount Elliott St Detroit, MI	1.0	1.0	1050	$2,000	$1.90	44d	1	1.13mi
450 Marquette Dr Detroit, MI	2.0	1.0	972	$1,200	$1.23	21d	1	1.17mi
3980 Helen St Detroit, MI	2.0	1.0	800	$845	$1.06	17d	1	1.18mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	44d	1	1.29mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	25d	1	1.29mi
3500 E Jefferson Detroit, MI	1.0–2.0	1.0–2.0	1012	$1,840	$1.82	2d	5	1.31mi
3320 Spinnaker Ln Detroit, MI	1.0	1.0	740	$1,550	$2.09	44d	1	1.38mi
3049 Montclair St Unit 1 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	1.41mi
3755 Ellery St Unit 1 Detroit, MI	2.0	1.0	915	$1,200	$1.31	25d	1	1.43mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	15d	1	1.45mi
4735 Rohns St Unit 6A Detroit, MI	2.0	1.0	850	$1,100	$1.29	2d	1	1.46mi

Listing history 25 events

1. 2026-06-18
   days on market $1 Active 128 DOM
2. 2026-06-17
   days on market $1 Active 127 DOM
3. 2026-06-15
   days on market $1 Active 125 DOM
4. 2026-06-13
   days on market $1 Active 123 DOM
5. 2026-06-13
   days on market $1 Active 122 DOM
6. 2026-06-09
   days on market $1 Active 119 DOM
7. 2026-06-08
   days on market $1 Active 118 DOM
8. 2026-06-07
   days on market $1 Active 117 DOM
9. 2026-06-04
   days on market $1 Active 114 DOM
10. 2026-06-03
    days on market $1 Active 113 DOM
11. 2026-06-01
    days on market $1 Active 111 DOM
12. 2026-05-31
    days on market $1 Active 110 DOM
13. 2026-02-11
    listed $1 Active 1377-char remark

    Show marketing remark (1377 chars)

    * * * Please Read All The Remarks To Ensure Your Full Understanding of What's Being Offered * * * A rare opportunity to rescue a late nineteenth century West Village cottage and give it a second life. This modest wood framed home dates to the late 1800s and is currently vacant. City historic staff have identified the structure as salvageable. Notable features include distinctive horizontally divided wood sash and remaining traditional trim details. The structure is one story and does not have a basement. These offerings are for the historic structure only. No land is included. The structure is being made available at no cost to a qualified recipient who is willing and able to fund all expenses associated with preservation, deconstruction, lifting, loading, transportation, permits, site safety, insurance, and any required restoration of the origin site. The structure is conveyed as is, where is, with all faults, and with no representations or warranties. Interior access, room count, bathroom count, square footage, and all structural conditions are not represented and must be independently verified by the recipient. Brokers and prospective purchasers should not rely on the listing for accurate information. Broker to confirm all data. A waiver must be fully executed before any tours. This listing is offered in conjunction with MLS Listing # 20261008638.

14. 2026-02-11
    listed $1 Active 1378-char remark

    Show marketing remark (1377 chars)

    * * * Please Read All The Remarks To Ensure Your Full Understanding of What's Being Offered * * * A rare opportunity to rescue a late nineteenth century West Village cottage and give it a second life. This modest wood framed home dates to the late 1800s and is currently vacant. City historic staff have identified the structure as salvageable. Notable features include distinctive horizontally divided wood sash and remaining traditional trim details. The structure is one story and does not have a basement. These offerings are for the historic structure only. No land is included. The structure is being made available at no cost to a qualified recipient who is willing and able to fund all expenses associated with preservation, deconstruction, lifting, loading, transportation, permits, site safety, insurance, and any required restoration of the origin site. The structure is conveyed as is, where is, with all faults, and with no representations or warranties. Interior access, room count, bathroom count, square footage, and all structural conditions are not represented and must be independently verified by the recipient. Brokers and prospective purchasers should not rely on the listing for accurate information. Broker to confirm all data. A waiver must be fully executed before any tours. This listing is offered in conjunction with MLS Listing # 20261008638.

15. 2026-02-11
    historical $1 1377-char remark

    Show marketing remark (1377 chars)

    * * * Please Read All The Remarks To Ensure Your Full Understanding of What's Being Offered * * * A rare opportunity to rescue a late nineteenth century West Village cottage and give it a second life. This modest wood framed home dates to the late 1800s and is currently vacant. City historic staff have identified the structure as salvageable. Notable features include distinctive horizontally divided wood sash and remaining traditional trim details. The structure is one story and does not have a basement. These offerings are for the historic structure only. No land is included. The structure is being made available at no cost to a qualified recipient who is willing and able to fund all expenses associated with preservation, deconstruction, lifting, loading, transportation, permits, site safety, insurance, and any required restoration of the origin site. The structure is conveyed as is, where is, with all faults, and with no representations or warranties. Interior access, room count, bathroom count, square footage, and all structural conditions are not represented and must be independently verified by the recipient. Brokers and prospective purchasers should not rely on the listing for accurate information. Broker to confirm all data. A waiver must be fully executed before any tours. This listing is offered in conjunction with MLS Listing # 20261008638.

16. 2022-09-25
    soldstatus $60,000 Sold
17. 2022-09-25
    soldstatus $60,000 Closed
18. 2018-12-14
    status Pending
19. 2018-12-14
    status Pending
20. 2018-11-06
    historical
21. 2018-11-06
    historical
22. 2018-11-05
    listed $60,000 Active
23. 2018-11-05
    listed $60,000 Active
24. 2018-11-05
    listed $60,000 Active
25. 2018-11-05
    listed $60,000 Active

ⓘ 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 · 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: $14,778
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$0
• Taxable income: $12,414
• Est. tax owed @ 24.0%: −$2,979
• After-tax cash flow: $8,695/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · 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: ▼ -367.43%
• Current HPI: 102.0969
• 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

+0.0% since first listed

13 events — show timeline

• 2026-02-11 Listed $1 MiRealSource-MiMLS
• 2026-02-11 Listed $1 REALCOMP
• 2026-02-11 Coming Soon $1 MiRealSource-MiMLS
• 2022-09-25 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2022-09-25 Sold (MLS) $60,000 REALCOMP
• 2018-12-14 Pending — MiRealSource-MiMLS
• 2018-12-14 Pending — REALCOMP
• 2018-11-06 Listing Removed — REALCOMP
• 2018-11-06 Listing Removed — MiRealSource-MiMLS
• 2018-11-05 Listed $60,000 MiRealSource-MiMLS
• 2018-11-05 Listed $60,000 MiRealSource-MiMLS
• 2018-11-05 Listed $60,000 REALCOMP
• 2018-11-05 Listed $60,000 REALCOMP

Property tax history

+13.5%/yr

Latest (2025): $964 · -53.7% YoY. Source: county tax records.