18445 Helen St · Detroit, MI 48234

$101,000

3 bd · 1.0 ba · 999 sqft · SingleFamily public records · 1 Days on market

Built 1956 6,098 sqft lot

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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 +16.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

18445 Helen St is a 999 square foot house on a 6,098 square foot lot with 2 bedrooms and 1 full bathroom and one half. This home provides a HUGE lot next to the property and is included in the sale. The approximate size is 0.135 acre. Freshly remodeled in 2025 with everything brand new. Conveniently located near freeway access, local shopping, restaurants, schools, and parks, this move-in-ready property features a brand-new kitchen, updated bathroom, fresh flooring, new paint, 2025 roof, new sliding windows and doors providing a peace of mind for the new owner. Perfect for first-time homebuyers or investors seeking a solid addition to their portfolio. Schedule your showing today before it's gone! BATVAI, all measurements are estimated as taken from public records.

Key facts

• Fresh flooring
• 2025 roof
• New paint

Tags

• HUGE LOT
• BRAND-NEW KITCHEN
• UPDATED BATHROOM
• FRESH FLOORING
• NEW PAINT
• 2025 ROOF

Property features AI

Finance

• Other: Located in RAMM & COS North Detroit subdivision; Directions: Northeast Detroit near intersection of Nevada and Ryan Rd; cross streets E Hildale St and Stockton Ave

Exterior

• Parking: Detached driveway; Detached garage with 1.5 car capacity
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Brick construction; Brick/mortar foundation; Built with shingle roof not specified
• Exterior features: Paved road access; Lot approximately 0.14 acres (51.6 x 114)

Interior

• Kitchen: Dishwasher; Free-standing gas range; Microwave
• Bedrooms: 2 total rooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Partially finished basement; Basement present
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $53 ($633/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Cap rate 6.9% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+6.7%/yr); 226 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 41% of the median local income ($35k/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 $698 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $20k; list at $101k implies a 405% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,000

Questions for the listing agent

1. Built in 1956 — 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 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. 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?
7. 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.
8. 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.
9. 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: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $57,942
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18810 Carrie St	0.23mi	3/1.0	982 (-2%)	12mo	$86,000	$88	77
19161 Rogge St	0.40mi	3/1.0	1,001 (+0%)	8mo	$46,500	$46	75
7505 E Robinwood St	0.31mi	4/2.0 (+1)	1,000 (+0%)	3mo	$140,500	$141	74
18818 Sherwood St	0.24mi	3/1.0	940 (-6%)	6mo	$38,000	$40	74
8154 Quinn St	0.56mi	3/1.0	1,015 (+2%)	9mo	$22,000	$22	64
8245 E Hildale St	0.61mi	3/1.0	1,028 (+3%)	3mo	$45,000	$44	64
18810 Sherwood St	0.23mi	3/2.0	915 (-8%)	11mo	$103,000	$113	62
6744 Brimson St	0.52mi	3/1.0	910 (-9%)	1mo	$45,000	$49	60
19351 Dwyer St	0.72mi	3/1.0	971 (-3%)	6mo	$120,000	$124	57
6865 Edgeton St	0.44mi	3/1.5	888 (-11%)	8mo	$73,000	$82	52
19400 Dwyer St	0.74mi	3/1.5	960 (-4%)	8mo	$50,000	$52	50
19309 Carrie St	0.48mi	2/1.0 (-1)	1,115 (+12%)	10mo	$65,000	$58	45

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.71×
• Total profit: $-8,126
• Equity at exit: $15,059

10-year hold

• IRR: 7.3%
• Equity multiple: 1.67×
• Total profit: $18,819
• Equity at exit: $8,733

Cash invested: $28,280 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$530
• Tax from tax record: −$338 /mo · $4,061/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $53

Break-even live

Break-even rent $1,152

Max offer price $101,000

Occupancy floor 91%

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	0.31mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.44mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	5d	1	0.78mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	0.83mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	0.91mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	0.91mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	0.98mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	0.99mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	1.10mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.11mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.28mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	1.38mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	1.39mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	1.46mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	17d	1	1.48mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	44d	1	1.48mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	1.49mi

Listing history 17 events

1. 2026-06-17
   pricedays on marketlisting id $101,000 Active 1 DOM

   Show marketing remark (774 chars)

   18445 Helen St is a 999 square foot house on a 6,098 square foot lot with 2 bedrooms and 1 full bathroom and one half. This home provides a HUGE lot next to the property and is included in the sale. The approximate size is 0.135 acre. Freshly remodeled in 2025 with everything brand new. Conveniently located near freeway access, local shopping, restaurants, schools, and parks, this move-in-ready property features a brand-new kitchen, updated bathroom, fresh flooring, new paint, 2025 roof, new sliding windows and doors providing a peace of mind for the new owner. Perfect for first-time homebuyers or investors seeking a solid addition to their portfolio. Schedule your showing today before it's gone! BATVAI, all measurements are estimated as taken from public records.

2. 2026-06-16
   price $104,900 Active 31 DOM
3. 2026-06-15
   days on market $114,900 Active 31 DOM
4. 2026-06-13
   days on market $114,900 Active 29 DOM
5. 2026-06-13
   days on market $114,900 Active 28 DOM
6. 2026-06-09
   days on market $114,900 Active 25 DOM
7. 2026-06-08
   days on market $114,900 Active 24 DOM
8. 2026-06-07
   pricedays on market $114,900 Active 23 DOM
9. 2026-06-04
   days on market $119,000 Active 20 DOM
10. 2026-06-03
    days on market $119,000 Active 19 DOM
11. 2026-06-02
    days on market $119,000 Active 18 DOM
12. 2026-06-01
    days on market $119,000 Active 17 DOM
13. 2026-05-31
    days on market $119,000 Active 16 DOM
14. 2026-05-16
    listed $119,000 Active 774-char remark
15. 2026-05-16
    listed $119,000 Active 780-char remark
16. 2026-05-15
    historical $119,000 774-char remark
17. 2023-07-11
    soldstatus $20,000

ⓘ 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: $4,061 · $338/mo
• Projected year-2 tax: $4,061 · $338/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 ≥97°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: $14,626
• − Mortgage interest: −$5,658
• − Property taxes: −$4,061
• − Insurance: −$505
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$2,938
• Taxable loss: −$876
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $843/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+405.0% since first listed

12 events — show timeline

• 2026-06-17 Listed $101,000 REALCOMP
• 2026-06-17 Listing Removed — MiRealSource-MiMLS
• 2026-06-17 Listed $101,000 MiRealSource-MiMLS
• 2026-06-17 Listing Removed — REALCOMP
• 2026-06-15 Price Changed $104,900 MiRealSource-MiMLS
• 2026-06-15 Price Changed $104,900 REALCOMP
• 2026-06-06 Price Changed $114,900 MiRealSource-MiMLS
• 2026-06-05 Price Changed $114,900 REALCOMP
• 2026-05-16 Listed $119,000 MiRealSource-MiMLS
• 2026-05-16 Listed $119,000 REALCOMP
• 2026-05-15 Coming Soon — MiRealSource-MiMLS
• 2023-07-11 Sold (Public Records) $20,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $4,061 · -4.2% YoY. Source: county tax records.