5066 Coplin St · Detroit, MI 48213

$82,500

16 bd · 2.5 ba · 2,796 sqft · Townhouse public records · 116 Days on market

Built 1929 4,356 sqft lot $30/sqft · 13% above area Est $73k · 13% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity with this 4 unit multifamily located on Detroit's East Side in the Chandler Park neighborhood. Each unit features 1 bedroom, 1 bathroom, living room, dining room and kitchen. East Warren Avenue in Detroit is undergoing a major revitalization as part of the East Warren/Cadieux Neighborhood Plan, aimed at stabilizing housing, boosting local businesses, and improving public spaces. The streetscape has been redesigned for pedestrian safety and accessibility, while new commercial and mixed-use developments are bringing fresh retail, housing, and community spaces. Seller is also selling 5056 Coplin, identical 4 unit building next door to 5066 Coplin. 8 total units can be sold in a package.

Key facts

• 4,356 sq ft lot
• Built 1929
• Listed 115 days

What this means for you Summary

Snapshot

• This is a 16-bed/2.5-bath townhouse listed at $82k.

Deal economics

• At list price, monthly cash flow is $789 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 10.1% in Detroit — 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 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: 192 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,731/mo this rent would consume 61% of the median local household income ($34k/yr) (locally 1202% 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 $570 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 4y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,075 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 2.10% ✓
• Cap rate: 17.77%
• Cash-on-cash: 41.01%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $72,709
• List price: $82,500
• Delta: 13.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.5%
• Equity multiple: 2.60×
• Total profit: $36,938
• Equity at exit: $12,301

10-year hold

• IRR: 44.1%
• Equity multiple: 5.20×
• Total profit: $97,029
• Equity at exit: $7,133

Cash invested: $23,100 (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 48213

• Active inventory: 192
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,731 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $789

Break-even live

Break-even rent $732

Max offer price $82,500

Occupancy floor 49%

Sensitivity live

Price	-10% $836	-5% $813	+0% $789	+5% $766	+10% $743
Rent	-10% $653	-5% $721	+0% $789	+5% $858	+10% $926
Rate	-1.0pp $831	-0.5pp $810	base $789	+0.5pp $768	+1.0pp $746

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $82,500 Active 116 DOM
2. 2026-06-18
   days on market $82,500 Active 113 DOM
3. 2026-06-17
   days on market $82,500 Active 112 DOM
4. 2026-06-15
   days on market $82,500 Active 110 DOM
5. 2026-06-13
   days on market $82,500 Active 108 DOM
6. 2026-06-13
   days on market $82,500 Active 107 DOM
7. 2026-06-09
   days on market $82,500 Active 104 DOM
8. 2026-06-08
   days on market $82,500 Active 103 DOM
9. 2026-06-07
   days on market $82,500 Active 102 DOM
10. 2026-06-04
    days on market $82,500 Active 99 DOM
11. 2026-06-03
    days on market $82,500 Active 98 DOM
12. 2026-06-01
    days on market $82,500 Active 96 DOM
13. 2026-05-31
    days on market $82,500 Active 95 DOM
14. 2026-05-01
    price $82,500 710-char remark

    Show marketing remark (710 chars)

    Great opportunity with this 4 unit multifamily located on Detroit's East Side in the Chandler Park neighborhood. Each unit features 1 bedroom, 1 bathroom, living room, dining room and kitchen. East Warren Avenue in Detroit is undergoing a major revitalization as part of the East Warren/Cadieux Neighborhood Plan, aimed at stabilizing housing, boosting local businesses, and improving public spaces. The streetscape has been redesigned for pedestrian safety and accessibility, while new commercial and mixed-use developments are bringing fresh retail, housing, and community spaces. Seller is also selling 5056 Coplin, identical 4 unit building next door to 5066 Coplin. 8 total units can be sold in a package.

15. 2026-04-30
    price $82,500 710-char remark

    Show marketing remark (710 chars)

    Great opportunity with this 4 unit multifamily located on Detroit's East Side in the Chandler Park neighborhood. Each unit features 1 bedroom, 1 bathroom, living room, dining room and kitchen. East Warren Avenue in Detroit is undergoing a major revitalization as part of the East Warren/Cadieux Neighborhood Plan, aimed at stabilizing housing, boosting local businesses, and improving public spaces. The streetscape has been redesigned for pedestrian safety and accessibility, while new commercial and mixed-use developments are bringing fresh retail, housing, and community spaces. Seller is also selling 5056 Coplin, identical 4 unit building next door to 5066 Coplin. 8 total units can be sold in a package.

16. 2026-02-25
    listed $90,000 Active 710-char remark

    Show marketing remark (710 chars)

    Great opportunity with this 4 unit multifamily located on Detroit's East Side in the Chandler Park neighborhood. Each unit features 1 bedroom, 1 bathroom, living room, dining room and kitchen. East Warren Avenue in Detroit is undergoing a major revitalization as part of the East Warren/Cadieux Neighborhood Plan, aimed at stabilizing housing, boosting local businesses, and improving public spaces. The streetscape has been redesigned for pedestrian safety and accessibility, while new commercial and mixed-use developments are bringing fresh retail, housing, and community spaces. Seller is also selling 5056 Coplin, identical 4 unit building next door to 5066 Coplin. 8 total units can be sold in a package.

17. 2026-02-25
    listed $90,000 Active 710-char remark

    Show marketing remark (710 chars)

    Great opportunity with this 4 unit multifamily located on Detroit's East Side in the Chandler Park neighborhood. Each unit features 1 bedroom, 1 bathroom, living room, dining room and kitchen. East Warren Avenue in Detroit is undergoing a major revitalization as part of the East Warren/Cadieux Neighborhood Plan, aimed at stabilizing housing, boosting local businesses, and improving public spaces. The streetscape has been redesigned for pedestrian safety and accessibility, while new commercial and mixed-use developments are bringing fresh retail, housing, and community spaces. Seller is also selling 5056 Coplin, identical 4 unit building next door to 5066 Coplin. 8 total units can be sold in a package.

18. 2026-02-16
    historical
19. 2026-02-16
    historical
20. 2025-09-16
    listed $90,000 Active
21. 2025-09-16
    listed $90,000 Active
22. 2025-05-13
    historical Accepting Backup Offers
23. 2025-05-13
    historical Active Under Contract
24. 2025-05-13
    historical
25. 2025-05-13
    historical
26. 2025-04-22
    status Active
27. 2025-04-21
    historical
28. 2025-03-04
    listed $115,000 Active
29. 2025-03-04
    listed $115,000 Active
30. 2024-10-31
    historical
31. 2024-10-31
    historical
32. 2024-09-30
    historical
33. 2024-09-30
    historical
34. 2024-01-04
    price $230,000
35. 2024-01-04
    price $230,000
36. 2023-12-12
    listed $240,000 Active
37. 2023-12-12
    listed $240,000 Active
38. 2023-12-11
    listed $125,000 Active
39. 2023-12-11
    listed $125,000 Active
40. 2023-05-31
    historical
41. 2023-05-31
    historical
42. 2023-04-12
    status Active
43. 2023-04-12
    status Active
44. 2023-03-02
    historical
45. 2023-03-02
    status Active
46. 2023-01-12
    status Pending
47. 2023-01-12
    status Pending
48. 2023-01-07
    status Active
49. 2023-01-07
    listed $149,000 Active
50. 2023-01-07
    listed $149,000 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: $1,330 · $111/mo
• Projected year-2 tax: $1,330 · $111/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 ≥96°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: $20,769
• − Mortgage interest: −$4,621
• − Property taxes: −$1,330
• − Insurance: −$412
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$2,400
• Taxable income: $8,681
• Est. tax owed @ 24.0%: −$2,084
• After-tax cash flow: $7,389/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+17.9% since first listed

46 events — show timeline

• 2026-05-01 Price Changed $82,500 MiRealSource-MiMLS
• 2026-04-30 Price Changed $82,500 REALCOMP
• 2026-02-25 Listed $90,000 REALCOMP
• 2026-02-25 Listed $90,000 MiRealSource-MiMLS
• 2026-02-16 Listing Removed — MiRealSource-MiMLS
• 2026-02-16 Listing Removed — REALCOMP
• 2025-09-16 Listed $90,000 REALCOMP
• 2025-09-16 Listed $90,000 MiRealSource-MiMLS
• 2025-05-13 Contingent — MiRealSource-MiMLS
• 2025-05-13 Contingent — REALCOMP
• 2025-05-13 Listing Removed — REALCOMP
• 2025-05-13 Listing Removed — MiRealSource-MiMLS
• 2025-04-22 Relisted — REALCOMP
• 2025-04-21 Listing Removed — REALCOMP
• 2025-03-04 Listed $115,000 REALCOMP
• 2025-03-04 Listed $115,000 MiRealSource-MiMLS
• 2024-10-31 Listing Removed — MiRealSource-MiMLS
• 2024-10-31 Listing Removed — REALCOMP
• 2024-09-30 Listing Removed — MiRealSource-MiMLS
• 2024-09-30 Listing Removed — REALCOMP
• 2024-01-04 Price Changed $230,000 MiRealSource-MiMLS
• 2024-01-04 Price Changed $230,000 REALCOMP
• 2023-12-12 Listed $240,000 MiRealSource-MiMLS
• 2023-12-12 Listed $240,000 REALCOMP
• 2023-12-11 Listed $125,000 MiRealSource-MiMLS
• 2023-12-11 Listed $125,000 REALCOMP
• 2023-05-31 Listing Removed — MiRealSource-MiMLS
• 2023-05-31 Listing Removed — REALCOMP
• 2023-04-12 Relisted — MiRealSource-MiMLS
• 2023-04-12 Relisted — REALCOMP
• 2023-03-02 Listing Removed — REALCOMP
• 2023-03-02 Relisted — REALCOMP
• 2023-01-12 Pending — MiRealSource-MiMLS
• 2023-01-12 Pending — REALCOMP
• 2023-01-07 Relisted — REALCOMP
• 2023-01-07 Listed $149,000 MiRealSource-MiMLS
• 2023-01-07 Listed $149,000 REALCOMP
• 2023-01-01 Listing Removed — MiRealSource-MiMLS
• 2022-12-31 Listing Removed — REALCOMP
• 2022-12-31 Listing Removed — REALCOMP
• 2022-09-08 Price Changed $149,000 MiRealSource-MiMLS
• 2022-09-07 Price Changed $149,000 REALCOMP
• 2022-08-18 Listed $165,000 MiRealSource-MiMLS
• 2022-08-18 Listed $165,000 REALCOMP
• 2020-01-27 Sold (Public Records) $107,000 Public Records
• 2020-01-27 Sold (Public Records) $70,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,330 · -37.2% YoY. Source: county tax records.