1163 Atkinson St · Detroit, MI 48202

$199,900

4 bd · 1.5 ba · 1,876 sqft · SingleFamily public records · 60 Days on market

Built 1918 5,227 sqft lot $107/sqft · 39% below area Est $326k · 39% under

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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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• 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

Welcome to 1163 Atkinson St, Detroit--a spacious 4-bedroom home showcasing classic architectural character in a desirable historic area. Located on Atkinson Avenue, the property is associated with the Atkinson Avenue Historic District and sits just south of and in close proximity to the renowned Boston-Edison Historic District, offering convenient access to Detroit's historic neighborhoods, major corridors, and nearby amenities. Sold as-is. Buyer to verify all information.

Key facts

• 5,227 sq ft lot
• Built 1918
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $234 ($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 $195k (2.6% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 10.1% 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 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).
• At $1,947/mo this rent would consume 54% 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 $6k 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 60 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1918 — 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: 0.97% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (median comp): $326,127
• List price: $199,900
• Delta: -38.70%
• 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
1423 Longfellow St	0.18mi	3/2.5 (-1)	1,915 (+2%)	5mo	$135,000	$70	74
740 Pingree St	0.44mi	4/2.0	1,846 (-2%)	5mo	$170,000	$92	70
693 Calvert St	0.54mi	4/1.5	1,914 (+2%)	4mo	$109,000	$57	68
701 Pingree St	0.49mi	4/2.0	1,856 (-1%)	8mo	$295,000	$159	67
689 Gladstone St	0.40mi	4/1.0	1,737 (-7%)	7mo	$25,000	$14	61
80 Glynn Ct	0.64mi	4/2.0	2,058 (+10%)	0mo	$365,000	$177	52
2011 Atkinson St	0.54mi	4/2.0	2,084 (+11%)	3mo	$245,000	$118	52
2016 Atkinson St	0.55mi	5/2.5 (+1)	2,001 (+7%)	3mo	$130,000	$65	52
708 W Euclid St	0.56mi	3/1.5 (-1)	1,636 (-13%)	4mo	$255,000	$156	44
2050 Atkinson St	0.58mi	4/1.5	1,624 (-13%)	8mo	$75,000	$46	44
2281 Atkinson St	0.71mi	4/1.5	2,103 (+12%)	4mo	$325,000	$155	44
2064 Glynn Ct	0.72mi	4/1.5	1,624 (-13%)	4mo	$118,556	$73	41

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-23,238
• Equity at exit: $29,806

10-year hold

• IRR: -7.5%
• Equity multiple: 0.59×
• Total profit: $-23,204
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$173 /mo · $2,079/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $234

Break-even live

Break-even rent $1,652

Max offer price $199,900

Occupancy floor 83%

Sensitivity live

Price	-10% $347	-5% $290	+0% $234	+5% $177	+10% $120
Rent	-10% $80	-5% $157	+0% $234	+5% $311	+10% $387
Rate	-1.0pp $334	-0.5pp $284	base $234	+0.5pp $182	+1.0pp $129

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1418 W Euclid St Detroit, MI	3.0	1.0	2264	$1,200	$0.53	45d	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	23d	1	0.54mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	4d	1	0.62mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	16d	1	0.66mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	0d	1	0.67mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	5d	1	0.72mi
216 Holbrook St Detroit, MI	4.0	2.0	2000	$2,000	$1.00	23d	1	0.74mi
216 Holbrook Unit Na Detroit, MI	4.0	2.0	2000	$2,200	$1.10	0d	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	4.0	2.5	2440	$2,500	$1.02	3d	1	0.83mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	16d	1	0.83mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	0d	1	0.83mi
36 Mount Vernon St Unit 5 Detroit, MI	3.0	2.5	1484	$2,300	$1.55	0d	1	0.87mi
330 Westminster St Detroit, MI	3.0	1.0	1995	$1,900	$0.95	25d	1	0.87mi
330 Westminster St Unit NA Detroit, MI	3.0	1.0	1995	$1,900	$0.95	45d	1	0.87mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,453	$1.02	0d	1	0.88mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	45d	1	0.88mi
419 King St Detroit, MI	3.0	1.0	1668	$2,300	$1.38	11d	1	0.88mi
505 Westminster St Detroit, MI	3.0	1.0	1700	$1,400	$0.82	18d	1	0.92mi
8410 Brush St Detroit, MI	3.0	2.5	1300	$2,200	$1.69	0d	1	0.96mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	45d	1	1.02mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	45d	1	1.03mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	45d	1	1.03mi
528 E Philadelphia St Detroit, MI	3.0	1.0	1625	$2,400	$1.48	0d	1	1.03mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	16d	1	1.05mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	3d	1	1.05mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	45d	1	1.11mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	0d	1	1.14mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	3d	1	1.17mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	45d	1	1.17mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	18d	1	1.23mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	11d	1	1.31mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	45d	1	1.33mi
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	18d	1	1.37mi
165 Rhode Island St Highland Park, MI	4.0	1.5	1639	$1,200	$0.73	18d	1	1.38mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	18d	1	1.41mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	25d	1	1.43mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	18d	1	1.43mi

Listing history 17 events

1. 2026-06-21
   days on market $199,900 Active 60 DOM
2. 2026-06-18
   days on market $199,900 Active 57 DOM
3. 2026-06-17
   days on market $199,900 Active 56 DOM
4. 2026-06-15
   days on market $199,900 Active 54 DOM
5. 2026-06-13
   days on market $199,900 Active 52 DOM
6. 2026-06-13
   days on market $199,900 Active 51 DOM
7. 2026-06-09
   days on market $199,900 Active 48 DOM
8. 2026-06-08
   days on market $199,900 Active 47 DOM
9. 2026-06-07
   days on market $199,900 Active 46 DOM
10. 2026-06-04
    days on market $199,900 Active 43 DOM
11. 2026-06-03
    days on market $199,900 Active 42 DOM
12. 2026-06-02
    days on market $199,900 Active 41 DOM
13. 2026-06-01
    days on market $199,900 Active 40 DOM
14. 2026-05-31
    days on market $199,900 Active 39 DOM
15. 2026-04-22
    listed $199,900 Active 477-char remark

    Show marketing remark (477 chars)

    Welcome to 1163 Atkinson St, Detroit--a spacious 4-bedroom home showcasing classic architectural character in a desirable historic area. Located on Atkinson Avenue, the property is associated with the Atkinson Avenue Historic District and sits just south of and in close proximity to the renowned Boston-Edison Historic District, offering convenient access to Detroit's historic neighborhoods, major corridors, and nearby amenities. Sold as-is. Buyer to verify all information.

16. 2026-04-22
    listed $199,900 Active 477-char remark

    Show marketing remark (477 chars)

    Welcome to 1163 Atkinson St, Detroit--a spacious 4-bedroom home showcasing classic architectural character in a desirable historic area. Located on Atkinson Avenue, the property is associated with the Atkinson Avenue Historic District and sits just south of and in close proximity to the renowned Boston-Edison Historic District, offering convenient access to Detroit's historic neighborhoods, major corridors, and nearby amenities. Sold as-is. Buyer to verify all information.

17. 2026-04-22
    listed $199,900 Active

    Show marketing remark (477 chars)

    Welcome to 1163 Atkinson St, Detroit--a spacious 4-bedroom home showcasing classic architectural character in a desirable historic area. Located on Atkinson Avenue, the property is associated with the Atkinson Avenue Historic District and sits just south of and in close proximity to the renowned Boston-Edison Historic District, offering convenient access to Detroit's historic neighborhoods, major corridors, and nearby amenities. Sold as-is. Buyer to verify all information.

ⓘ 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: $2,079 · $173/mo
• Projected year-2 tax: $2,579 · $215/mo
• Expected delta: +$500/yr (+$42/mo · 24.0%)

ⓘ 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: $23,369
• − Mortgage interest: −$11,198
• − Property taxes: −$2,079
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$5,815
• Taxable loss: −$461
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $2,914/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

+0.0% since first listed

3 events — show timeline

• 2026-04-22 Listed $199,900 REALCOMP
• 2026-04-22 Listed $199,900 MiRealSource-MiMLS
• 2026-04-22 Listed $199,900 SW Michigan MLS

Property tax history

+2.0%/yr

Latest (2025): $2,079 · -54.3% YoY. Source: county tax records.