6112 Helen St · Detroit, MI 48211

$38,500

6 bd · 2.0 ba · 2,262 sqft · Townhouse public records · 67 Days on market

Built 1914 3,049 sqft lot

---

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
• Appreciation +2.1/10.0
• Schools +1.3/10.0

Listing remarks MLS

Cash only duplex opportunity featuring 3 bedrooms and 1 bath with rehab already underway - save time and step into a project already in progress. Major updates include new windows, all old knob-and-tube electrical removed, new electrical panels installed, and all galvanized plumbing removed and ready for replacement plumbing installation. Both kitchens and bathrooms have been fully demoed and are ready to be rebuilt to your specifications. Hardwood floors run throughout both units and are ready for refinishing. New front doors and security doors have also been installed. Property includes a 2-car detached garage. Located just two blocks from the multi-million-dollar Packer development, this property sits in a rapidly appreciating area with strong upside potential for investors or rehabbers.

Key facts

• 3,049 sq ft lot
• Built 1914
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $38k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $36k (6.0% below list) — sets the bar for market timing.
• Cap rate 38.2% vs local median 10.1% 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: 85 active listings in the ZIP; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $266 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y ago; this cycle's ask has dropped $8k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $38k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,190 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1914 — 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: 4.24% ✓
• Cap rate: 38.21%
• Cash-on-cash: 114.00%
• DSCR: 6.07
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.47×
• Total profit: $59,012
• Equity at exit: $5,740

10-year hold

• IRR: —
• Equity multiple: 13.57×
• Total profit: $135,477
• Equity at exit: $3,329

Cash invested: $10,780 (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 48211

• Home prices YoY: -2.9%
• Active inventory: 85
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$202
• Tax est. 1.5%: −$48 /mo · $578/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $1,024

Break-even live

Break-even rent $337

Max offer price $38,500

Occupancy floor 32%

Sensitivity live

Price	-10% $1,051	-5% $1,037	+0% $1,024	+5% $1,011	+10% $998
Rent	-10% $895	-5% $960	+0% $1,024	+5% $1,089	+10% $1,153
Rate	-1.0pp $1,044	-0.5pp $1,034	base $1,024	+0.5pp $1,014	+1.0pp $1,004

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: $9,625
• Closing costs: $1,155
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-05-11
   price $38,500 801-char remark

   Show marketing remark (801 chars)

   Cash only duplex opportunity featuring 3 bedrooms and 1 bath with rehab already underway - save time and step into a project already in progress. Major updates include new windows, all old knob-and-tube electrical removed, new electrical panels installed, and all galvanized plumbing removed and ready for replacement plumbing installation. Both kitchens and bathrooms have been fully demoed and are ready to be rebuilt to your specifications. Hardwood floors run throughout both units and are ready for refinishing. New front doors and security doors have also been installed. Property includes a 2-car detached garage. Located just two blocks from the multi-million-dollar Packer development, this property sits in a rapidly appreciating area with strong upside potential for investors or rehabbers.

2. 2026-05-10
   price $38,500 805-char remark

   Show marketing remark (805 chars)

   Cash only duplex opportunity featuring 3 bedrooms and 1 bath with rehab already underway—save time and step into a project already in progress. Major updates include new windows, all old knob-and-tube electrical removed, new electrical panels installed, and all galvanized plumbing removed and ready for replacement plumbing installation. Both kitchens and bathrooms have been fully demoed and are ready to be rebuilt to your specifications. Hardwood floors run throughout both units and are ready for refinishing. New front doors and security doors have also been installed. Property includes a 2-car detached garage. Located just two blocks from the multi-million-dollar Packer development, this property sits in a rapidly appreciating area with strong upside potential for investors or rehabbers.

3. 2026-04-27
   price $39,500 801-char remark

   Show marketing remark (805 chars)

   Cash only duplex opportunity featuring 3 bedrooms and 1 bath with rehab already underway—save time and step into a project already in progress. Major updates include new windows, all old knob-and-tube electrical removed, new electrical panels installed, and all galvanized plumbing removed and ready for replacement plumbing installation. Both kitchens and bathrooms have been fully demoed and are ready to be rebuilt to your specifications. Hardwood floors run throughout both units and are ready for refinishing. New front doors and security doors have also been installed. Property includes a 2-car detached garage. Located just two blocks from the multi-million-dollar Packer development, this property sits in a rapidly appreciating area with strong upside potential for investors or rehabbers.

4. 2026-04-27
   price $39,500 805-char remark

   Show marketing remark (805 chars)

   Cash only duplex opportunity featuring 3 bedrooms and 1 bath with rehab already underway—save time and step into a project already in progress. Major updates include new windows, all old knob-and-tube electrical removed, new electrical panels installed, and all galvanized plumbing removed and ready for replacement plumbing installation. Both kitchens and bathrooms have been fully demoed and are ready to be rebuilt to your specifications. Hardwood floors run throughout both units and are ready for refinishing. New front doors and security doors have also been installed. Property includes a 2-car detached garage. Located just two blocks from the multi-million-dollar Packer development, this property sits in a rapidly appreciating area with strong upside potential for investors or rehabbers.

5. 2026-03-20
   listed $46,000 Active 801-char remark

   Show marketing remark (805 chars)

   Cash only duplex opportunity featuring 3 bedrooms and 1 bath with rehab already underway—save time and step into a project already in progress. Major updates include new windows, all old knob-and-tube electrical removed, new electrical panels installed, and all galvanized plumbing removed and ready for replacement plumbing installation. Both kitchens and bathrooms have been fully demoed and are ready to be rebuilt to your specifications. Hardwood floors run throughout both units and are ready for refinishing. New front doors and security doors have also been installed. Property includes a 2-car detached garage. Located just two blocks from the multi-million-dollar Packer development, this property sits in a rapidly appreciating area with strong upside potential for investors or rehabbers.

6. 2026-03-20
   listed $46,000 Active 805-char remark

   Show marketing remark (805 chars)

   Cash only duplex opportunity featuring 3 bedrooms and 1 bath with rehab already underway—save time and step into a project already in progress. Major updates include new windows, all old knob-and-tube electrical removed, new electrical panels installed, and all galvanized plumbing removed and ready for replacement plumbing installation. Both kitchens and bathrooms have been fully demoed and are ready to be rebuilt to your specifications. Hardwood floors run throughout both units and are ready for refinishing. New front doors and security doors have also been installed. Property includes a 2-car detached garage. Located just two blocks from the multi-million-dollar Packer development, this property sits in a rapidly appreciating area with strong upside potential for investors or rehabbers.

7. 2025-10-13
   historical
8. 2025-10-13
   historical
9. 2025-10-06
   price $29,500
10. 2025-10-05
    price $29,500
11. 2025-09-26
    listed $40,000 Active
12. 2025-09-26
    listed $40,000 Active
13. 2024-11-22
    soldstatus $10,200 Sold
14. 2024-11-22
    soldstatus $10,200 Sold
15. 2024-11-22
    soldstatus $10,200 Closed
16. 2024-11-06
    status Pending
17. 2024-11-06
    status Pending
18. 2024-11-06
    status Pending
19. 2024-10-03
    price $11,000
20. 2024-10-03
    price $11,000
21. 2024-10-03
    price $11,000
22. 2024-09-02
    listed $13,150 Active
23. 2024-09-02
    listed $13,150 Active
24. 2024-09-02
    listed $13,150 Active
25. 2024-06-30
    historical
26. 2024-06-29
    historical
27. 2024-06-25
    price $14,450
28. 2024-06-25
    price $14,450
29. 2024-06-25
    price $14,450
30. 2024-02-21
    listed $15,450 Active
31. 2024-02-21
    listed $15,450 Active
32. 2024-01-01
    historical
33. 2024-01-01
    historical
34. 2023-09-23
    price $15,450
35. 2023-09-22
    price $15,450
36. 2023-08-11
    price $16,450
37. 2023-08-10
    price $16,450
38. 2023-06-06
    price $18,450
39. 2023-06-06
    price $18,450
40. 2023-05-04
    price $20,500
41. 2023-05-04
    price $20,500
42. 2023-03-27
    listed $22,000 Active
43. 2023-03-25
    listed $22,000 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 · 13 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: $19,598
• − Mortgage interest: −$2,157
• − Property taxes: −$578
• − Insurance: −$192
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$1,120
• Taxable income: $12,415
• Est. tax owed @ 24.0%: −$2,980
• After-tax cash flow: $9,310/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
• City population: 572,865
• Population (ZIP): 5,556

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 45% Black 42% Two or more races 7% Asian 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Romanian 1% Slovak 1%
• Foreign-born: 25% · Canada
• Languages at home: 57% English-only · Arabic 38% Spanish 1% Tagalog/Filipino 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: ▼ -5.80%
• Current HPI: 191.8607
• Rent YoY: —
• Metro: —
• 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

+75.0% since first listed

43 events — show timeline

• 2026-05-11 Price Changed $38,500 MiRealSource-MiMLS
• 2026-05-10 Price Changed $38,500 REALCOMP
• 2026-04-27 Price Changed $39,500 MiRealSource-MiMLS
• 2026-04-27 Price Changed $39,500 REALCOMP
• 2026-03-20 Listed $46,000 REALCOMP
• 2026-03-20 Listed $46,000 MiRealSource-MiMLS
• 2025-10-13 Listing Removed — REALCOMP
• 2025-10-13 Listing Removed — MiRealSource-MiMLS
• 2025-10-06 Price Changed $29,500 MiRealSource-MiMLS
• 2025-10-05 Price Changed $29,500 REALCOMP
• 2025-09-26 Listed $40,000 REALCOMP
• 2025-09-26 Listed $40,000 MiRealSource-MiMLS
• 2024-11-22 Sold (MLS) $10,200 MiRealSource-MiMLS
• 2024-11-22 Sold (MLS) $10,200 SW Michigan MLS
• 2024-11-22 Sold (MLS) $10,200 REALCOMP
• 2024-11-06 Pending — REALCOMP
• 2024-11-06 Pending — MiRealSource-MiMLS
• 2024-11-06 Pending — SW Michigan MLS
• 2024-10-03 Price Changed $11,000 MiRealSource-MiMLS
• 2024-10-03 Price Changed $11,000 REALCOMP
• 2024-10-03 Price Changed $11,000 SW Michigan MLS
• 2024-09-02 Listed $13,150 MiRealSource-MiMLS
• 2024-09-02 Listed $13,150 SW Michigan MLS
• 2024-09-02 Listed $13,150 REALCOMP
• 2024-06-30 Listing Removed — MiRealSource-MiMLS
• 2024-06-29 Listing Removed — REALCOMP
• 2024-06-25 Price Changed $14,450 MiRealSource-MiMLS
• 2024-06-25 Price Changed $14,450 REALCOMP
• 2024-06-25 Price Changed $14,450 SW Michigan MLS
• 2024-02-21 Listed $15,450 MiRealSource-MiMLS
• 2024-02-21 Listed $15,450 REALCOMP
• 2024-01-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-01 Listing Removed — REALCOMP
• 2023-09-23 Price Changed $15,450 MiRealSource-MiMLS
• 2023-09-22 Price Changed $15,450 REALCOMP
• 2023-08-11 Price Changed $16,450 MiRealSource-MiMLS
• 2023-08-10 Price Changed $16,450 REALCOMP
• 2023-06-06 Price Changed $18,450 MiRealSource-MiMLS
• 2023-06-06 Price Changed $18,450 REALCOMP
• 2023-05-04 Price Changed $20,500 MiRealSource-MiMLS
• 2023-05-04 Price Changed $20,500 REALCOMP
• 2023-03-27 Listed $22,000 REALCOMP
• 2023-03-25 Listed $22,000 MiRealSource-MiMLS

Property tax history

+21.4%/yr

Latest (2025): $4,301 · +160.4% YoY. Source: county tax records.