16835 Evergreen Rd · Detroit, MI 48219

$150,000

4 bd · 1.0 ba · 877 sqft · Townhouse public records · 3 Days on market

Built 1942 2,614 sqft lot

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super clean and well maintained side-by-side brick duplex located at 16835 & 16829 Evergreen. Coved ceilings and archways along with unique built-ins and hardwoods on the first floor. Both units are identical. Private fenced-in backyard. First floor features kitchen, dining room and spacious living room with large picture window. Both bedrooms and full bath on second floor. Roof replaced in 2021, new furnace, A/C (16835 only). Updated kitchen and bathroom in both units.

Key facts

• Updated kitchen
• Unique built-ins
• Coved ceilings

Tags

• SIDE-BY-SIDE BRICK DUPLEX
• PRIVATE FENCED-IN BACKYARD
• COVED CEILINGS
• UNIQUE BUILT-INS
• HARDWOODS ON FIRST FLOOR
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $143k (4.5% below list).
• Recommended offer: $143k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 rising fast (+8.0%/yr); 308 active listings in the ZIP; 21 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 39% 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 $1k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago 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 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,255 (4.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,763
• Equity at exit: $22,365

10-year hold

• IRR: 11.9%
• Equity multiple: 2.14×
• Total profit: $47,758
• Equity at exit: $12,969

Cash invested: $42,000 (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: 308
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$787
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $204

Break-even live

Break-even rent $1,174

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $289	-5% $247	+0% $204	+5% $162	+10% $119
Rent	-10% $91	-5% $148	+0% $204	+5% $261	+10% $318
Rate	-1.0pp $280	-0.5pp $243	base $204	+0.5pp $166	+1.0pp $126

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	18d	1	0.57mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	45d	1	0.58mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	25d	1	0.68mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	18d	1	0.71mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	0.72mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	45d	1	0.81mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	0.88mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	0.89mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	0.89mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	45d	1	0.90mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	18d	1	0.91mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	0.92mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	6d	1	0.93mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	16d	1	0.96mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	18d	1	0.97mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	1.00mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	1.21mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	18d	1	1.25mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	1.36mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	18d	1	1.38mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	6d	1	1.41mi

Listing history 10 events

1. 2026-04-18
   status Pending 480-char remark

   Show marketing remark (480 chars)

   Super clean and well maintained side-by-side brick duplex located at 16835 & 16829 Evergreen. Coved ceilings and archways along with unique built-ins and hardwoods on the first floor. Both units are identical. Private fenced-in backyard. First floor features kitchen, dining room and spacious living room with large picture window. Both bedrooms and full bath on second floor. Roof replaced in 2021, new furnace, A/C (16835 only). Updated kitchen and bathroom in both units.

2. 2026-04-18
   status Pending

   Show marketing remark (480 chars)

   Super clean and well maintained side-by-side brick duplex located at 16835 & 16829 Evergreen. Coved ceilings and archways along with unique built-ins and hardwoods on the first floor. Both units are identical. Private fenced-in backyard. First floor features kitchen, dining room and spacious living room with large picture window. Both bedrooms and full bath on second floor. Roof replaced in 2021, new furnace, A/C (16835 only). Updated kitchen and bathroom in both units.

3. 2026-04-14
   listed $150,000 Active 480-char remark

   Show marketing remark (480 chars)

   Super clean and well maintained side-by-side brick duplex located at 16835 & 16829 Evergreen. Coved ceilings and archways along with unique built-ins and hardwoods on the first floor. Both units are identical. Private fenced-in backyard. First floor features kitchen, dining room and spacious living room with large picture window. Both bedrooms and full bath on second floor. Roof replaced in 2021, new furnace, A/C (16835 only). Updated kitchen and bathroom in both units.

4. 2026-04-14
   listed $150,000 Active

   Show marketing remark (480 chars)

   Super clean and well maintained side-by-side brick duplex located at 16835 & 16829 Evergreen. Coved ceilings and archways along with unique built-ins and hardwoods on the first floor. Both units are identical. Private fenced-in backyard. First floor features kitchen, dining room and spacious living room with large picture window. Both bedrooms and full bath on second floor. Roof replaced in 2021, new furnace, A/C (16835 only). Updated kitchen and bathroom in both units.

5. 2021-11-29
   historical
6. 2021-11-29
   historical
7. 2021-11-22
   listed $94,900 Active
8. 2021-11-22
   listed $94,900 Active
9. 2021-11-18
   historical
10. 2021-11-18
    historical

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$686/yr (+$57/mo · 73.1%)

ⓘ 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 ≥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: $17,191
• − Mortgage interest: −$8,402
• − Property taxes: −$938
• − Insurance: −$750
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$4,364
• Taxable loss: −$14
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $2,456/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

+58.1% since first listed

10 events — show timeline

• 2026-04-18 Pending — MiRealSource-MiMLS
• 2026-04-18 Pending — REALCOMP
• 2026-04-14 Listed $150,000 REALCOMP
• 2026-04-14 Listed $150,000 MiRealSource-MiMLS
• 2021-11-29 Listing Removed — REALCOMP
• 2021-11-29 Listing Removed — MiRealSource-MiMLS
• 2021-11-22 Listed $94,900 MiRealSource-MiMLS
• 2021-11-22 Listed $94,900 REALCOMP
• 2021-11-18 Coming Soon — MiRealSource-MiMLS
• 2021-11-18 Coming Soon — REALCOMP

Property tax history

-0.6%/yr

Latest (2025): $938 · -53.7% YoY. Source: county tax records.