11727 Dyar St · Hamtramck, MI 48212

$160,000

3 bd · 1.5 ba · 1,955 sqft · SingleFamily public records · 125 Days on market

Built 1920 3,049 sqft lot Est $162k · at est. ↓ 19% since listing

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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 +22.9/30.0
• ARV discount +8.1/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location! Location! Location is an undeniable benefit of this spacious Hamtramck duplex perfectly positioned for investors or a savvy home owner ready to trade some TLC for serious equity. This residential gem sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Lower unit could be 3 bedrooms as stated in the public record (but one room contains the furnace). The upper unit could also be 3 bedrooms, but that wouldn't leave any neutral living space (livingroom). How ever you decide to use either space, you don't want to miss out on this one! Schedule a private showing to take a look. Motivated seller, will consider all reasonable offers.

Key facts

• Location near i94
• Location near dmc
• Duplex

Tags

• DUPLEX
• LOCATION NEAR I94
• LOCATION NEAR I75
• LOCATION NEAR FORD FIELD
• LOCATION NEAR CAMPUS MARTIUS
• LOCATION NEAR DMC

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Paved road access; Pets allowed

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Crawl space basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (1.7% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.4% in Hamtramck — 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 79/100 on livability (#88 in MI, #2,005 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D, schools D-, employment F.
• Hamtramck School District (suburban): math 9% / reading 17% proficiency, ranked #519 of 540 in MI (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 166 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,573/mo this rent would consume 49% of the median local household income ($38k/yr) (locally 1175% 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 125 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $50k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 D-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 D 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. 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: 0.98% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $162,265
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2371 Pulaski St	0.36mi	4/2.0 (+1)	2,000 (+2%)	13mo	$265,000	$133	61
2419 Zinow St	0.41mi	4/2.0 (+1)	1,909 (-2%)	15mo	$165,000	$86	57
2413 Botsford St	0.43mi	4/2.0 (+1)	2,036 (+4%)	20mo	$159,000	$78	49
195 Massachusetts St	0.63mi	4/2.0 (+1)	1,800 (-8%)	3mo	$140,000	$78	48
10304 Oakland St	0.51mi	3/2.5	1,798 (-8%)	14mo	$150,000	$83	47
2393 Burger St	0.40mi	4/2.0 (+1)	1,700 (-13%)	7mo	$173,000	$102	47
2429 Holmes St	0.45mi	3/2.0	1,700 (-13%)	10mo	$265,000	$156	46
157 Rhode Island St	0.73mi	4/1.0 (+1)	1,818 (-7%)	3mo	$90,000	$50	45
2165 Belmont St	0.46mi	3/1.0	1,740 (-11%)	18mo	$165,000	$95	43
616 Belmont St	0.61mi	4/2.0 (+1)	1,824 (-7%)	20mo	$83,000	$46	37
227 Massachusetts St	0.58mi	4/2.0 (+1)	1,664 (-15%)	7mo	$130,000	$78	36
551 Englewood St	0.56mi	4/1.0 (+1)	1,712 (-12%)	19mo	$55,000	$32	30

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-8,175
• Equity at exit: $23,857

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $15,562
• Equity at exit: $13,834

Cash invested: $44,800 (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 48212

• Home prices YoY: -34.2%
• Active inventory: 166
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$839
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $280

Break-even live

Break-even rent $1,219

Max offer price $160,000

Occupancy floor 77%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11705 # 1 ST Unit Mackay St unit Detroit, MI	2.0	1.0	2000	$1,050	$0.53	24d	1	0.43mi
2315 Yemans St Hamtramck, MI	2.0	2.5	1328	$1,600	$1.20	17d	1	0.51mi
165 Rhode Island St Highland Park, MI	4.0	1.5	1639	$1,200	$0.73	17d	1	0.71mi
2297 Florian St Unit 2297 Hamtramck, MI	2.0	1.0	1500	$1,250	$0.83	24d	1	0.72mi
505 Westminster St Detroit, MI	3.0	1.0	1700	$1,400	$0.82	17d	1	0.82mi
101 Colorado St Unit NA Highland Park, MI	4.0	1.5	1695	$1,500	$0.88	24d	1	0.85mi
330 Westminster St Unit NA Detroit, MI	3.0	1.0	1995	$1,900	$0.95	43d	1	0.87mi
330 Westminster St Detroit, MI	3.0	1.0	1995	$1,900	$0.95	23d	1	0.87mi
9429 Brush St Unit 1B Detroit, MI	2.0	1.0	1500	$1,523	$1.02	43d	1	0.87mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	17d	1	0.95mi
419 King St Detroit, MI	3.0	1.0	1668	$2,300	$1.38	10d	1	1.16mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	1.19mi
557 Hague St Detroit, MI	2.0	1.0	1250	$1,400	$1.12	43d	1	1.21mi
216 Holbrook St Detroit, MI	4.0	2.0	2000	$2,000	$1.00	21d	1	1.22mi
216 Holbrook Unit Na Detroit, MI	4.0	2.0	2000	$2,200	$1.10	1d	1	1.22mi
528 E Philadelphia St Detroit, MI	3.0	1.0	1625	$2,400	$1.48	1d	1	1.30mi
8410 Brush St Detroit, MI	3.0	2.5	1300	$2,200	$1.69	1d	1	1.37mi

Listing history 37 events

1. 2026-06-18
   days on market $160,000 Active 125 DOM
2. 2026-06-17
   days on market $160,000 Active 124 DOM
3. 2026-06-16
   days on market $160,000 Active 123 DOM
4. 2026-06-15
   days on market $160,000 Active 122 DOM
5. 2026-06-13
   days on market $160,000 Active 120 DOM
6. 2026-06-09
   days on market $160,000 Active 116 DOM
7. 2026-06-08
   days on market $160,000 Active 115 DOM
8. 2026-06-07
   days on market $160,000 Active 114 DOM
9. 2026-06-04
   days on market $160,000 Active 111 DOM
10. 2026-06-03
    days on market $160,000 Active 110 DOM
11. 2026-06-02
    days on market $160,000 Active 109 DOM
12. 2026-06-01
    days on market $160,000 Active 108 DOM
13. 2026-05-31
    days on market $160,000 Active 107 DOM
14. 2026-05-24
    price $170,000 1042-char remark

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

15. 2026-05-24
    price $170,000 734-char remark

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

16. 2026-05-24
    price $170,000

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

17. 2026-05-24
    price $170,000

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

18. 2026-05-16
    price $180,000 1042-char remark

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

19. 2026-05-16
    price $180,000 734-char remark

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

20. 2026-05-15
    price $180,000
21. 2026-05-15
    price $180,000
22. 2026-04-16
    price $185,000 1042-char remark

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

23. 2026-04-16
    price $185,000 734-char remark

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

24. 2026-04-16
    price $185,000

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

25. 2026-04-16
    price $185,000

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

26. 2026-04-04
    price $190,000 1042-char remark

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

27. 2026-04-04
    price $190,000 734-char remark

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

28. 2026-04-04
    price $190,000

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

29. 2026-04-04
    price $190,000

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

30. 2026-03-17
    price $195,000 1042-char remark

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

31. 2026-03-17
    price $195,000 734-char remark

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

32. 2026-03-16
    price $195,000
33. 2026-03-16
    price $195,000
34. 2026-02-13
    listed $210,000 Active 734-char remark

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

35. 2026-02-13
    listed $210,000 Active

    Show marketing remark (734 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck home perfectly positioned for a savvy home owner ready to trade some TLC for serious equity. This residential gem is currently used as a duplex and sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Motivated seller, will consider all reasonable offers.

36. 2026-02-03
    listed $210,000 Active 1042-char remark

    Show marketing remark (1042 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck duplex perfectly positioned for investors or a savvy home owner ready to trade some TLC for serious equity. This residential gem sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Lower unit could be 3 bedrooms as stated in the public record (but one room contains the furnace). The upper unit could also be 3 bedrooms, but that wouldn't leave any neutral living space (livingroom). How ever you decide to use either space, you don't want to miss out on this one! Schedule a private showing to take a look. Motivated seller, will consider all reasonable offers.

37. 2026-02-03
    listed $210,000 Active

    Show marketing remark (1042 chars)

    Location! Location! Location is an undeniable benefit of this spacious Hamtramck duplex perfectly positioned for investors or a savvy home owner ready to trade some TLC for serious equity. This residential gem sits minutes from I94 & I75 freeways, located under 5 miles from the city's most vital hubs, including Ford Field, Campus Martius, Wayne State University, and major medical centers like DMC and Henry Ford Hospital. Whether you're looking to capitalize on Hamtramck's high rental demand or create a custom residence minutes from the heart of Detroit, this property offers the ideal investment opportunity in a location that simply can't be beat. Lower unit could be 3 bedrooms as stated in the public record (but one room contains the furnace). The upper unit could also be 3 bedrooms, but that wouldn't leave any neutral living space (livingroom). How ever you decide to use either space, you don't want to miss out on this one! Schedule a private showing to take a look. Motivated seller, will consider all reasonable offers.

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$889/yr (+$74/mo · 129.8%)

ⓘ 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: $18,874
• − Mortgage interest: −$8,962
• − Property taxes: −$685
• − Insurance: −$800
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$4,655
• Taxable income: $752
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $3,176/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: Hamtramck School District
• NCES district ID: 2617520
• Math proficiency: 9% ▼ -10.00%
• Reading proficiency: 17% ▼ -4.00%
• Median HH income: $24,551
• Composite: 9.65/100
• National rank: #9839
• State rank: #519 of 540 in MI

Livability — Hamtramck

• Score: 79/100
• State rank: #88
• US rank: #2005

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime D Employment F Housing A+ Health & safety B- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamtramck, MI
• County: Wayne County · 1,562,939 people
• City population: 43,384
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 43,384
• Household income: $38,186
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1175.0

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 0.70)
• Race & ethnicity: White 43% Asian 29% Black 19% Two or more races 6%
• Common ancestry: Romanian 4% Subsaharan African 1% American 1%
• Foreign-born: 41%
• Languages at home: 36% English-only · Other Indo-European 28% Arabic 28% Russian/Polish/Slavic 6%

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: ▼ -152.41%
• Current HPI: 292.9126
• 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

-19.0% since first listed

24 events — show timeline

• 2026-05-24 Price Changed $170,000 MiRealSource-MiMLS
• 2026-05-24 Price Changed $170,000 MiRealSource-MiMLS
• 2026-05-24 Price Changed $170,000 REALCOMP
• 2026-05-24 Price Changed $170,000 REALCOMP
• 2026-05-16 Price Changed $180,000 MiRealSource-MiMLS
• 2026-05-16 Price Changed $180,000 MiRealSource-MiMLS
• 2026-05-15 Price Changed $180,000 REALCOMP
• 2026-05-15 Price Changed $180,000 REALCOMP
• 2026-04-16 Price Changed $185,000 MiRealSource-MiMLS
• 2026-04-16 Price Changed $185,000 MiRealSource-MiMLS
• 2026-04-16 Price Changed $185,000 REALCOMP
• 2026-04-16 Price Changed $185,000 REALCOMP
• 2026-04-04 Price Changed $190,000 MiRealSource-MiMLS
• 2026-04-04 Price Changed $190,000 MiRealSource-MiMLS
• 2026-04-04 Price Changed $190,000 REALCOMP
• 2026-04-04 Price Changed $190,000 REALCOMP
• 2026-03-17 Price Changed $195,000 MiRealSource-MiMLS
• 2026-03-17 Price Changed $195,000 MiRealSource-MiMLS
• 2026-03-16 Price Changed $195,000 REALCOMP
• 2026-03-16 Price Changed $195,000 REALCOMP
• 2026-02-13 Listed $210,000 REALCOMP
• 2026-02-13 Listed $210,000 MiRealSource-MiMLS
• 2026-02-03 Listed $210,000 REALCOMP
• 2026-02-03 Listed $210,000 MiRealSource-MiMLS

Property tax history

+14.7%/yr

Latest (2025): $685 · -12.7% YoY. Source: county tax records.