628 Collingwood St · Detroit, MI 48202

$134,500

3 bd · 1.5 ba · 1,428 sqft · SingleFamily public records · 158 Days on market

Built 1907 4,792 sqft lot $94/sqft · 85% above 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Look no further beautifully updated two-story colonial that blends classic character with opportunity. Featuring new floors and a full basement, the property offers ample space for customization, expansion, or added value. Ideally located just off of Woodward Avenue, you'll enjoy quick access to Downtown Detroit, Midtown, and a wide array of dining, shopping, and entertainment options. The home is also near the historic Edison District - an area known for its architectural beauty and ongoing revitalization - making this a compelling choice for homeowners and investors alike. With schools, parks, and everyday conveniences close by, this property delivers both lifestyle appeal and long-term investment potential. Bring your vision and unlock the possibilities.

Key facts

• New floors
• Full basement
• 4,792 sq ft lot

Tags

• UPDATED TWO-STORY COLONIAL
• NEW FLOORS
• FULL BASEMENT
• NEAR HISTORIC EDISON DISTRICT
• SCHOOLS PARKS AND CONVENIENCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 43% 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 $930 of loan paydown is wiped out by about $4k 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 158 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 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 $52k; list at $134k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 1907 — 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. 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: 1.17% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (median comp): $72,851
• List price: $134,500
• Delta: 84.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 Tuxedo St	0.28mi	3/1.0	1,425 (-0%)	4mo	$25,000	$18	82
923 Calvert St	0.28mi	3/1.0	1,376 (-4%)	11mo	$84,900	$62	70
1220 Lawrence St	0.44mi	3/1.0	1,382 (-3%)	4mo	$5,000	$4	68
535 Woodland St	0.62mi	3/2.0	1,472 (+3%)	2mo	$170,000	$115	62
884 Burlingame St	0.26mi	3/1.5	1,568 (+10%)	12mo	$55,000	$35	62
207 Connecticut St	0.69mi	3/1.0	1,472 (+3%)	9mo	$35,000	$24	53
137 Rhode Island St	0.72mi	3/2.0	1,405 (-2%)	12mo	$47,000	$33	52
600 Harmon St	0.65mi	4/1.0 (+1)	1,375 (-4%)	6mo	$57,000	$41	51
87 Hazelwood St	0.73mi	3/1.0	1,302 (-9%)	1mo	$27,000	$21	49
193 Massachusetts St	0.75mi	3/1.5	1,548 (+8%)	4mo	$59,900	$39	48
53 Richton St	0.43mi	3/1.0	1,602 (+12%)	16mo	$20,000	$12	45
29 Tennyson St	0.37mi	4/1.0 (+1)	1,596 (+12%)	16mo	$165,000	$103	43

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,110
• Equity at exit: $20,054

10-year hold

• IRR: 7.4%
• Equity multiple: 1.49×
• Total profit: $18,405
• Equity at exit: $11,629

Cash invested: $37,660 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$705
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $433

Break-even live

Break-even rent $1,031

Max offer price $134,500

Occupancy floor 68%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	24d	1	0.53mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	43d	1	0.53mi
70 Clairmount Ave Unit 2B Detroit, MI	2.0	1.0	955	$1,400	$1.47	2d	1	0.56mi
520 Englewood St Detroit, MI	4.0	1.5	1086	$1,725	$1.59	24d	1	0.57mi
156 Leicester Ct Apt 2 Detroit, MI	3.0	1.0	1000	$1,250	$1.25	43d	1	0.63mi
505 Westminster St Detroit, MI	3.0	1.0	1700	$1,400	$0.82	17d	1	0.65mi
613 Belmont St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	18d	1	0.66mi
9429 Brush St Unit 1B Detroit, MI	2.0	1.0	1500	$1,523	$1.02	43d	1	0.66mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	12d	1	0.67mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	0.73mi
101 Colorado St Unit NA Highland Park, MI	4.0	1.5	1695	$1,500	$0.88	24d	1	0.74mi
165 Rhode Island St Highland Park, MI	4.0	1.5	1639	$1,200	$0.73	17d	1	0.75mi
719 Gladstone Ave Detroit, MI	2.0	1.0	1200	$1,750	$1.46	20d	1	0.78mi
715 Gladstone Ave Detroit, MI	2.0	1.0	1200	$1,750	$1.46	20d	1	0.78mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	0.86mi
419 King St Detroit, MI	3.0	1.0	1668	$2,300	$1.38	10d	1	0.89mi
2045 Calvert St Detroit, MI	2.0	2.0	1400	$1,600	$1.14	43d	1	0.97mi
2023 Tuxedo St Detroit, MI	2.0	1.0	950	$1,050	$1.11	24d	1	0.98mi
68 E Philadelphia St Detroit, MI	3.0	2.0	1000	$1,750	$1.75	43d	1	1.00mi
557 Hague St Detroit, MI	2.0	1.0	1250	$1,400	$1.12	43d	1	1.05mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	17d	1	1.07mi
8416 Brush St Detroit, MI	3.0	1.5	1200	$2,200	$1.83	1d	1	1.09mi
8410 Brush St Detroit, MI	3.0	2.5	1300	$2,200	$1.69	1d	1	1.09mi
528 E Philadelphia St Detroit, MI	3.0	1.0	1625	$2,400	$1.48	1d	1	1.11mi
27 Pasadena St Highland Park, MI	2.0	1.0	900	$825	$0.92	43d	1	1.13mi
1226 Virginia Park St Unit 1226 Virginia Park, Upper V 1/10/26 (T) Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	1.15mi
2285 Cortland St Detroit, MI	2.0	1.0	900	$1,000	$1.11	16d	1	1.15mi
100 Seward Ave Detroit, MI	2.0	1.0–2.0	905	$1,575	$1.74	22d	1	1.15mi
700 Seward Ave Detroit, MI	2.0	1.0	988	$1,845	$1.87	1d	2	1.16mi
1534 W Euclid St Detroit, MI	2.0	1.0	1200	$1,150	$0.96	12d	1	1.17mi
1534 W Euclid St Unit 1534 Euclid Detroit, MI	2.0	1.0	1200	$1,150	$0.96	43d	1	1.17mi
1542 W Euclid St Detroit, MI	2.0	1.0	1100	$1,150	$1.05	5d	1	1.17mi
59 Seward St Detroit, MI	1.0–2.0	1.0	976	$1,363	$1.40	43d	1	1.19mi
8263 Merrill St Detroit, MI	2.0	1.5	1092	$1,600	$1.47	43d	1	1.19mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	3d	1	1.24mi
1400 Seward Ave Detroit, MI	2.0	1.0	950	$1,295	$1.36	5d	1	1.28mi
1400 Seward Ave Unit 305 Detroit, MI	2.0	1.0	950	$1,295	$1.36	2d	1	1.28mi
1400 Seward Ave Unit 305 Detroit, MI	2.0	1.0	950	$1,295	$1.36	5d	1	1.28mi
1710 Virginia Park St Detroit, MI	2.0	2.0	1350	$1,300	$0.96	5d	1	1.31mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	24d	1	1.31mi

Listing history 23 events

1. 2026-06-18
   days on market $134,500 Active 158 DOM
2. 2026-06-17
   days on market $134,500 Active 157 DOM
3. 2026-06-15
   days on market $134,500 Active 155 DOM
4. 2026-06-13
   days on market $134,500 Active 153 DOM
5. 2026-06-13
   days on market $134,500 Active 152 DOM
6. 2026-06-09
   days on market $134,500 Active 149 DOM
7. 2026-06-08
   days on market $134,500 Active 148 DOM
8. 2026-06-07
   pricedays on market $134,500 Active 147 DOM
9. 2026-06-04
   days on market $135,000 Active 144 DOM
10. 2026-06-03
    days on market $135,000 Active 143 DOM
11. 2026-06-01
    days on market $135,000 Active 141 DOM
12. 2026-05-31
    days on market $135,000 Active 140 DOM
13. 2026-04-02
    price $135,000 767-char remark

    Show marketing remark (781 chars)

    Look no further beautifully updated two-story colonial that blends classic character with opportunity. Featuring new floors and a full basement, the property offers ample space for customization, expansion, or added value. Ideally located just off of Woodward Avenue, you’ll enjoy quick access to Downtown Detroit, Midtown, and a wide array of dining, shopping, and entertainment options. The home is also near the historic Edison District—an area known for its architectural beauty and ongoing revitalization—making this a compelling choice for homeowners and investors alike. With schools, parks, and everyday conveniences close by, this property delivers both lifestyle appeal and long-term investment potential. Bring your vision and unlock the possibilities.

14. 2026-04-02
    price $135,000 781-char remark

    Show marketing remark (781 chars)

    Look no further beautifully updated two-story colonial that blends classic character with opportunity. Featuring new floors and a full basement, the property offers ample space for customization, expansion, or added value. Ideally located just off of Woodward Avenue, you’ll enjoy quick access to Downtown Detroit, Midtown, and a wide array of dining, shopping, and entertainment options. The home is also near the historic Edison District—an area known for its architectural beauty and ongoing revitalization—making this a compelling choice for homeowners and investors alike. With schools, parks, and everyday conveniences close by, this property delivers both lifestyle appeal and long-term investment potential. Bring your vision and unlock the possibilities.

15. 2026-01-11
    listed $139,000 Active 781-char remark

    Show marketing remark (767 chars)

    Look no further beautifully updated two-story colonial that blends classic character with opportunity. Featuring new floors and a full basement, the property offers ample space for customization, expansion, or added value. Ideally located just off of Woodward Avenue, you'll enjoy quick access to Downtown Detroit, Midtown, and a wide array of dining, shopping, and entertainment options. The home is also near the historic Edison District - an area known for its architectural beauty and ongoing revitalization - making this a compelling choice for homeowners and investors alike. With schools, parks, and everyday conveniences close by, this property delivers both lifestyle appeal and long-term investment potential. Bring your vision and unlock the possibilities.

16. 2026-01-11
    listed $139,000 Active 767-char remark

    Show marketing remark (767 chars)

    Look no further beautifully updated two-story colonial that blends classic character with opportunity. Featuring new floors and a full basement, the property offers ample space for customization, expansion, or added value. Ideally located just off of Woodward Avenue, you'll enjoy quick access to Downtown Detroit, Midtown, and a wide array of dining, shopping, and entertainment options. The home is also near the historic Edison District - an area known for its architectural beauty and ongoing revitalization - making this a compelling choice for homeowners and investors alike. With schools, parks, and everyday conveniences close by, this property delivers both lifestyle appeal and long-term investment potential. Bring your vision and unlock the possibilities.

17. 2025-11-03
    soldstatus $52,000
18. 2025-10-09
    soldstatus $52,000 Closed
19. 2025-10-09
    soldstatus $52,000 Closed
20. 2025-10-01
    status Pending
21. 2025-10-01
    status Pending
22. 2025-09-16
    listed $65,000 Active
23. 2025-09-16
    listed $65,000 Active

ⓘ 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: $635 · $53/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$718/yr (+$60/mo · 113.0%)

ⓘ 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 · 14 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: $18,947
• − Mortgage interest: −$7,534
• − Property taxes: −$635
• − Insurance: −$672
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$3,913
• Taxable income: $3,161
• Est. tax owed @ 24.0%: −$759
• After-tax cash flow: $4,438/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

+107.7% since first listed

11 events — show timeline

• 2026-04-02 Price Changed $135,000 MiRealSource-MiMLS
• 2026-04-02 Price Changed $135,000 REALCOMP
• 2026-01-11 Listed $139,000 REALCOMP
• 2026-01-11 Listed $139,000 MiRealSource-MiMLS
• 2025-11-03 Sold (Public Records) $52,000 Public Records
• 2025-10-09 Sold (MLS) $52,000 REALCOMP
• 2025-10-09 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2025-10-01 Pending — MiRealSource-MiMLS
• 2025-10-01 Pending — REALCOMP
• 2025-09-16 Listed $65,000 REALCOMP
• 2025-09-16 Listed $65,000 MiRealSource-MiMLS

Property tax history

-2.2%/yr

Latest (2025): $635 · -8.7% YoY. Source: county tax records.