18458 Heyden St · Detroit, MI 48219

$84,900

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 44 Days on market

Built 1955 4,356 sqft lot Est $72k · 18% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-1/2 bathroom brick ranch offers an incredible opportunity to own a home in City of Detroit at a below-market price. The structure is sound, the lot is generous, and the location is convenient. With some vision and elbow grease, this could be a charming starter home or a solid rental property. Perfect for someone looking to build equity through sweat equity. Bring your contractor and your imagination! This one won't last long.

Key facts

• 4,356 sq ft lot
• Built 1955
• Listed 44 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising fast (+8.0%/yr); 305 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); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($44k/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 $587 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $85k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.39%
• DSCR: 2.00
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $72,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18555 Edinborough Rd	0.31mi	3/1.0	950 (-3%)	2mo	$70,000	$74	79
18418 Heyden St	0.04mi	2/1.0 (-1)	865 (-11%)	3mo	$17,000	$20	72
19145 Fielding St	0.40mi	3/1.5	924 (-5%)	1mo	$98,000	$106	70
17511 Westmoreland Rd	0.44mi	3/2.0	939 (-4%)	1mo	$100,000	$106	68
18424 Fielding St	0.18mi	3/1.0	1,100 (+13%)	3mo	$40,000	$36	68
18452 Shaftsbury Ave	0.50mi	3/1.0	927 (-5%)	4mo	$55,000	$59	65
19352 Margareta St	0.40mi	3/1.0	1,060 (+9%)	3mo	$105,000	$99	64
18631 Margareta St	0.74mi	3/1.0	950 (-3%)	0mo	$62,000	$65	61
18924 Bentler St	0.66mi	3/1.0	920 (-6%)	3mo	$74,900	$81	57
18925 Bentler St	0.68mi	3/2.0	937 (-4%)	1mo	$79,900	$85	57
18801 Margareta St	0.71mi	3/1.0	1,045 (+7%)	3mo	$60,000	$57	52
19333 Grandville Ave	0.62mi	2/1.0 (-1)	851 (-13%)	3mo	$45,000	$53	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.90×
• Total profit: $21,308
• Equity at exit: $12,659

10-year hold

• IRR: 32.0%
• Equity multiple: 4.62×
• Total profit: $85,937
• Equity at exit: $7,341

Cash invested: $23,772 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,287 high
• Mortgage (P&I): −$445
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $444

Break-even live

Break-even rent $726

Max offer price $84,900

Occupancy floor 61%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	0.05mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	0.14mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	0.15mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	0.20mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.20mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.21mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	0.30mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	0.49mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	0.49mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.50mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	0.50mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	0.58mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.62mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	0.62mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	0.67mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	0.69mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.72mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.74mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.74mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	0.78mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	0.79mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	0.80mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.80mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.83mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.83mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	0.83mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.84mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	0.92mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	1.02mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.02mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	17d	1	1.09mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	1.10mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	1.17mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.19mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.28mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	1.30mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.30mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	44d	1	1.34mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	11d	1	1.35mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	1.37mi

Listing history 18 events

1. 2026-02-27
   status Pending 447-char remark

   Show marketing remark (447 chars)

   This 3-bedroom, 1-1/2 bathroom brick ranch offers an incredible opportunity to own a home in City of Detroit at a below-market price. The structure is sound, the lot is generous, and the location is convenient. With some vision and elbow grease, this could be a charming starter home or a solid rental property. Perfect for someone looking to build equity through sweat equity. Bring your contractor and your imagination! This one won't last long.

2. 2026-02-27
   status Pending

   Show marketing remark (447 chars)

   This 3-bedroom, 1-1/2 bathroom brick ranch offers an incredible opportunity to own a home in City of Detroit at a below-market price. The structure is sound, the lot is generous, and the location is convenient. With some vision and elbow grease, this could be a charming starter home or a solid rental property. Perfect for someone looking to build equity through sweat equity. Bring your contractor and your imagination! This one won't last long.

3. 2026-02-05
   price $84,900 447-char remark

   Show marketing remark (447 chars)

   This 3-bedroom, 1-1/2 bathroom brick ranch offers an incredible opportunity to own a home in City of Detroit at a below-market price. The structure is sound, the lot is generous, and the location is convenient. With some vision and elbow grease, this could be a charming starter home or a solid rental property. Perfect for someone looking to build equity through sweat equity. Bring your contractor and your imagination! This one won't last long.

4. 2026-02-04
   price $84,900
5. 2026-01-20
   price $95,000 447-char remark

   Show marketing remark (447 chars)

   This 3-bedroom, 1-1/2 bathroom brick ranch offers an incredible opportunity to own a home in City of Detroit at a below-market price. The structure is sound, the lot is generous, and the location is convenient. With some vision and elbow grease, this could be a charming starter home or a solid rental property. Perfect for someone looking to build equity through sweat equity. Bring your contractor and your imagination! This one won't last long.

6. 2026-01-19
   price $95,000
7. 2026-01-14
   listed $105,000 Active 447-char remark

   Show marketing remark (447 chars)

   This 3-bedroom, 1-1/2 bathroom brick ranch offers an incredible opportunity to own a home in City of Detroit at a below-market price. The structure is sound, the lot is generous, and the location is convenient. With some vision and elbow grease, this could be a charming starter home or a solid rental property. Perfect for someone looking to build equity through sweat equity. Bring your contractor and your imagination! This one won't last long.

8. 2026-01-14
   listed $105,000 Active

   Show marketing remark (447 chars)

   This 3-bedroom, 1-1/2 bathroom brick ranch offers an incredible opportunity to own a home in City of Detroit at a below-market price. The structure is sound, the lot is generous, and the location is convenient. With some vision and elbow grease, this could be a charming starter home or a solid rental property. Perfect for someone looking to build equity through sweat equity. Bring your contractor and your imagination! This one won't last long.

9. 2019-06-09
   historical
10. 2019-06-09
    historical
11. 2019-05-04
    listed $34,900 Active
12. 2019-05-04
    listed $34,900 Active
13. 2008-07-26
    historical
14. 2008-04-15
    listed $11,500
15. 2006-01-16
    soldstatus $38,125
16. 2005-06-17
    listed $38,000
17. 1997-08-18
    soldstatus $55,000
18. 1997-08-18
    soldstatus $24,000

ⓘ 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: $1,111 · $93/mo
• Projected year-2 tax: $1,209 · $101/mo
• Expected delta: +$98/yr (+$8/mo · 8.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $15,445
• − Mortgage interest: −$4,756
• − Property taxes: −$1,111
• − Insurance: −$424
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,470
• Taxable income: $4,213
• Est. tax owed @ 24.0%: −$1,011
• After-tax cash flow: $4,312/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+54.4% since first listed

18 events — show timeline

• 2026-02-27 Pending — MiRealSource-MiMLS
• 2026-02-27 Pending — REALCOMP
• 2026-02-05 Price Changed $84,900 MiRealSource-MiMLS
• 2026-02-04 Price Changed $84,900 REALCOMP
• 2026-01-20 Price Changed $95,000 MiRealSource-MiMLS
• 2026-01-19 Price Changed $95,000 REALCOMP
• 2026-01-14 Listed $105,000 REALCOMP
• 2026-01-14 Listed $105,000 MiRealSource-MiMLS
• 2019-06-09 Listing Removed — MiRealSource-MiMLS
• 2019-06-09 Listing Removed — REALCOMP
• 2019-05-04 Listed $34,900 MiRealSource-MiMLS
• 2019-05-04 Listed $34,900 REALCOMP
• 2008-07-26 Listing Removed — REALCOMP
• 2008-04-15 Listed $11,500 REALCOMP
• 2006-01-16 Sold (MLS) $38,125 REALCOMP
• 2005-06-17 Listed $38,000 REALCOMP
• 1997-08-18 Sold (Public Records) $24,000 Public Records
• 1997-08-18 Sold (Public Records) $55,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,111 · -53.8% YoY. Source: county tax records.