1139 Atkinson St · Detroit, MI 48202

$169,900

4 bd · 2.0 ba · 2,024 sqft · SingleFamily public records · 16 Days on market

Built 1917 5,227 sqft lot $84/sqft · 52% below area

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Detroit's prestigious Boston-Edison Historic District, where timeless architecture meets modern comfort. This spacious 4-bedroom, 1.5-bath brick home showcases classic charm with beautiful hardwood floors throughout and thoughtfully updated living spaces. The updated kitchen offers both style and functionality, while the formal dining room and expansive living room with adjoining sunroom create the perfect setting for entertaining or relaxing in natural light. Upstairs, you'll find generously sized bedrooms designed to provide comfort and flexibility for today's lifestyle. Ideally located, this home offers convenient access to major freeways and is just minutes from downtown Detroit, where you can enjoy dining, entertainment, and cultural attractions. Don't miss the opportunity to own a piece of Detroit history--schedule your showing today!

Key facts

• 5,227 sq ft lot
• Built 1917
• Listed 16 days

Property features AI

Exterior

• Home design: Colonial style; Single-family residential property; Public water
• Construction: Brick construction; Built in 1917; Full basement
• Exterior features: Sidewalk

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Fireplace; Total of 9 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (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 falling (-5.1%/yr); 257 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2,040/mo this rent would consume 56% of the median local household income ($44k/yr) (locally 1258% 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 $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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 15y 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 $125k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — 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: 1.20% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 6.9

CMA / ARV

• ARV (median comp): $357,588
• List price: $169,900
• Delta: -52.49%
• 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
1129 Atkinson St	0.01mi	4/2.5	2,288 (+13%)	4mo	$15,000	$7	73
1423 Longfellow St	0.20mi	3/2.5 (-1)	1,915 (-5%)	5mo	$135,000	$70	70
80 Glynn Ct	0.62mi	4/2.0	2,058 (+2%)	0mo	$365,000	$177	68
1485 Longfellow St	0.25mi	4/2.5	2,215 (+9%)	5mo	$195,000	$88	67
2011 Atkinson St	0.56mi	4/2.0	2,084 (+3%)	3mo	$245,000	$118	66
1419 Atkinson St	0.15mi	5/2.5 (+1)	2,274 (+12%)	1mo	$225,000	$99	64
2016 Atkinson St	0.57mi	5/2.5 (+1)	2,001 (-1%)	3mo	$130,000	$65	62
693 Calvert St	0.53mi	4/1.5	1,914 (-5%)	4mo	$109,000	$57	61
740 Pingree St	0.43mi	4/2.0	1,846 (-9%)	5mo	$170,000	$92	61
2281 Atkinson St	0.73mi	4/1.5	2,103 (+4%)	4mo	$325,000	$155	54
2041 Atkinson St	0.60mi	4/2.5	2,308 (+14%)	2mo	$235,000	$102	45
89 Hague St	0.74mi	5/3.5 (+1)	2,154 (+6%)	5mo	$175,000	$81	39

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: -7.9%
• Equity multiple: 0.72×
• Total profit: $-13,308
• Equity at exit: $25,333

10-year hold

• IRR: -3.1%
• Equity multiple: 0.82×
• Total profit: $-8,385
• Equity at exit: $14,690

Cash invested: $47,572 (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 48202

• Rents YoY: -5.1%
• Active inventory: 257
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$891
• Tax from tax record: −$334 /mo · $4,009/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $316

Break-even live

Break-even rent $1,640

Max offer price $169,900

Occupancy floor 80%

Sensitivity live

Price	-10% $412	-5% $364	+0% $316	+5% $267	+10% $219
Rent	-10% $154	-5% $235	+0% $316	+5% $396	+10% $477
Rate	-1.0pp $401	-0.5pp $359	base $316	+0.5pp $271	+1.0pp $227

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 Atkinson St Detroit, MI	3.0	3.5	3000	$6,500	$2.17	10d	1	0.35mi
1418 W Euclid St Detroit, MI	3.0	1.0	2264	$1,200	$0.53	44d	1	0.50mi
1441 W Euclid St Detroit, MI	3.0	1.0	2380	$2,600	$1.09	25d	1	0.54mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	22d	1	0.54mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	0.62mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	0.66mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	2d	1	0.67mi
216 Holbrook St Detroit, MI	4.0	2.0	2000	$2,000	$1.00	22d	1	0.74mi
216 Holbrook Unit Na Detroit, MI	4.0	2.0	2000	$2,200	$1.10	2d	1	0.74mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	25d	1	0.77mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	15d	1	0.83mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	2d	1	0.83mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	10d	1	0.83mi
330 Westminster St Detroit, MI	3.0	1.0	1995	$1,900	$0.95	24d	1	0.87mi
330 Westminster St Unit NA Detroit, MI	3.0	1.0	1995	$1,900	$0.95	44d	1	0.87mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	0.88mi
419 King St Detroit, MI	3.0	1.0	1668	$2,300	$1.38	10d	1	0.88mi
505 Westminster St Detroit, MI	3.0	1.0	1700	$1,400	$0.82	18d	1	0.92mi
2509 Gladstone St Unit 1 Detroit, MI	3.0	2.0	3000	$2,650	$0.88	2d	1	0.95mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	1.02mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	1.03mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	44d	1	1.03mi
528 E Philadelphia St Detroit, MI	3.0	1.0	1625	$2,400	$1.48	2d	1	1.03mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	2d	1	1.05mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	15d	1	1.05mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	1.14mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	1.23mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	1.31mi
101 Colorado St Unit NA Highland Park, MI	4.0	1.5	1695	$1,780	$1.05	0d	1	1.37mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	1.37mi
165 Rhode Island St Highland Park, MI	4.0	1.5	1639	$1,200	$0.73	18d	1	1.38mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	17d	1	1.44mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	1.44mi

Listing history 39 events

1. 2026-04-28
   listed $169,900 Active 872-char remark

   Show marketing remark (863 chars)

   Welcome to Detroit's prestigious Boston-Edison Historic District, where timeless architecture meets modern comfort. This spacious 4-bedroom, 1.5-bath brick home showcases classic charm with beautiful hardwood floors throughout and thoughtfully updated living spaces. The updated kitchen offers both style and functionality, while the formal dining room and expansive living room with adjoining sunroom create the perfect setting for entertaining or relaxing in natural light. Upstairs, you'll find generously sized bedrooms designed to provide comfort and flexibility for today's lifestyle. Ideally located, this home offers convenient access to major freeways and is just minutes from downtown Detroit, where you can enjoy dining, entertainment, and cultural attractions. Don't miss the opportunity to own a piece of Detroit history--schedule your showing today!

2. 2026-04-28
   listed $169,900 Active 863-char remark

   Show marketing remark (863 chars)

   Welcome to Detroit's prestigious Boston-Edison Historic District, where timeless architecture meets modern comfort. This spacious 4-bedroom, 1.5-bath brick home showcases classic charm with beautiful hardwood floors throughout and thoughtfully updated living spaces. The updated kitchen offers both style and functionality, while the formal dining room and expansive living room with adjoining sunroom create the perfect setting for entertaining or relaxing in natural light. Upstairs, you'll find generously sized bedrooms designed to provide comfort and flexibility for today's lifestyle. Ideally located, this home offers convenient access to major freeways and is just minutes from downtown Detroit, where you can enjoy dining, entertainment, and cultural attractions. Don't miss the opportunity to own a piece of Detroit history--schedule your showing today!

3. 2026-04-28
   listed $169,900 Active

   Show marketing remark (863 chars)

   Welcome to Detroit's prestigious Boston-Edison Historic District, where timeless architecture meets modern comfort. This spacious 4-bedroom, 1.5-bath brick home showcases classic charm with beautiful hardwood floors throughout and thoughtfully updated living spaces. The updated kitchen offers both style and functionality, while the formal dining room and expansive living room with adjoining sunroom create the perfect setting for entertaining or relaxing in natural light. Upstairs, you'll find generously sized bedrooms designed to provide comfort and flexibility for today's lifestyle. Ideally located, this home offers convenient access to major freeways and is just minutes from downtown Detroit, where you can enjoy dining, entertainment, and cultural attractions. Don't miss the opportunity to own a piece of Detroit history--schedule your showing today!

4. 2025-10-29
   historical
5. 2025-10-29
   historical
6. 2025-09-03
   price $209,000
7. 2025-09-03
   price $209,000
8. 2025-09-03
   price $209,000
9. 2025-08-08
   listed $215,000 Active
10. 2025-08-08
    listed $215,000 Active
11. 2025-07-01
    historical
12. 2025-06-30
    historical
13. 2025-05-09
    price $215,000
14. 2025-05-09
    price $215,000
15. 2025-05-09
    price $215,000
16. 2025-03-24
    listed $220,000 Active
17. 2025-03-24
    listed $220,000 Active
18. 2023-10-10
    historical $1,450
19. 2023-07-25
    listed $1,450
20. 2018-07-03
    soldstatus $125,000
21. 2018-06-28
    soldstatus $125,000 Sold
22. 2018-06-28
    soldstatus $125,000 Closed
23. 2018-06-07
    status Pending
24. 2018-06-07
    status Pending
25. 2018-05-29
    listed $125,000 Active
26. 2018-05-29
    listed $125,000 Active
27. 2017-02-14
    soldstatus $85,000
28. 2017-02-03
    soldstatus $85,000 Sold
29. 2017-02-03
    soldstatus $85,000 Closed
30. 2017-01-17
    status Pending
31. 2017-01-17
    status Pending
32. 2017-01-16
    price $99,900
33. 2017-01-15
    price $99,900
34. 2017-01-05
    listed $125,000 Active
35. 2017-01-05
    listed $125,000 Active
36. 2012-11-05
    soldstatus $2,100
37. 2012-11-05
    soldstatus $2,100
38. 2011-07-26
    listed $2,100
39. 2011-07-26
    listed $2,100

ⓘ 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: $4,009 · $334/mo
• Projected year-2 tax: $4,009 · $334/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 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,476
• − Mortgage interest: −$9,517
• − Property taxes: −$4,009
• − Insurance: −$850
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$4,943
• Taxable income: $1,242
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $3,488/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): 15,780
• Household income: $43,627
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1258.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 60% White 26% Asian 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Other Indo-European 3% Arabic 2% Spanish 2%

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: ▼ -239.24%
• Current HPI: 145.5509
• Rent YoY: ▼ -5.13%
• 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

+7990.5% since first listed

42 events — show timeline

• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — SW Michigan MLS
• 2026-04-28 Listed $169,900 SW Michigan MLS
• 2026-04-28 Listed $169,900 MiRealSource-MiMLS
• 2026-04-28 Listed $169,900 REALCOMP
• 2025-10-29 Listing Removed — REALCOMP
• 2025-10-29 Listing Removed — MiRealSource-MiMLS
• 2025-09-03 Price Changed $209,000 MiRealSource-MiMLS
• 2025-09-03 Price Changed $209,000 REALCOMP
• 2025-09-03 Price Changed $209,000 SW Michigan MLS
• 2025-08-08 Listed $215,000 REALCOMP
• 2025-08-08 Listed $215,000 MiRealSource-MiMLS
• 2025-07-01 Listing Removed — MiRealSource-MiMLS
• 2025-06-30 Listing Removed — REALCOMP
• 2025-05-09 Price Changed $215,000 MiRealSource-MiMLS
• 2025-05-09 Price Changed $215,000 REALCOMP
• 2025-05-09 Price Changed $215,000 SW Michigan MLS
• 2025-03-24 Listed $220,000 REALCOMP
• 2025-03-24 Listed $220,000 MiRealSource-MiMLS
• 2023-10-10 Rental Removed $1,450 APPFOLIO
• 2023-07-25 Listed for Rent $1,450 APPFOLIO
• 2018-07-03 Sold (Public Records) $125,000 Public Records
• 2018-06-28 Sold (MLS) $125,000 MiRealSource-MiMLS
• 2018-06-28 Sold (MLS) $125,000 REALCOMP
• 2018-06-07 Pending — MiRealSource-MiMLS
• 2018-06-07 Pending — REALCOMP
• 2018-05-29 Listed $125,000 MiRealSource-MiMLS
• 2018-05-29 Listed $125,000 REALCOMP
• 2017-02-14 Sold (Public Records) $85,000 Public Records
• 2017-02-03 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2017-02-03 Sold (MLS) $85,000 REALCOMP
• 2017-01-17 Pending — MiRealSource-MiMLS
• 2017-01-17 Pending — REALCOMP
• 2017-01-16 Price Changed $99,900 MiRealSource-MiMLS
• 2017-01-15 Price Changed $99,900 REALCOMP
• 2017-01-05 Listed $125,000 MiRealSource-MiMLS
• 2017-01-05 Listed $125,000 REALCOMP
• 2012-11-05 Sold (MLS) $2,100 MiRealSource-MiMLS
• 2012-11-05 Sold (MLS) $2,100 REALCOMP
• 2011-07-26 Listed $2,100 MiRealSource-MiMLS
• 2011-07-26 Listed $2,100 REALCOMP

Property tax history

+3.9%/yr

Latest (2025): $4,009 · +37.1% YoY. Source: county tax records.