3272 W Euclid St · Detroit, MI 48206

$45,000

4 bd · 2.0 ba · 2,150 sqft · MultiFamily public records · 5 Days on market

Built 1924 3,485 sqft lot Est $52k · 13% under ↓ 5% since listing

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +13.3/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor Special – Duplex Opportunity! Attention investors and rehabbers! This brick duplex offers strong income potential and is ready for your vision. The property has been gutted down to the studs, providing a blank slate for a complete renovation. Features include two separate units, each offering 2 bedrooms and 1 bathroom, making it an attractive option for future rental income or owner-occupancy with supplemental income. Property needs full renovation. Recent improvements include a new roof and vinyl replacement windows, helping reduce major exterior capital expenses. Additional features include a full basement, durable brick exterior, and separate living spaces ideal for long-term tenants. Property is being sold as-is. Buyer to verify all information and perform their own due diligence. Great opportunity to add value and build equity through a full renovation. Cash or renovation financing preferred. Bring your contractor and imagination! Agent owned. Sold as-is.

Key facts

• Complete renovation
• Duplex opportunity
• New roof

Tags

• DUPLEX OPPORTUNITY
• STRONG INCOME POTENTIAL
• GUTTED DOWN TO THE STUDS
• COMPLETE RENOVATION
• NEW ROOF
• VINYL REPLACEMENT WINDOWS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $45k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $882/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $45k).
• Cap rate 53.3% vs local median 10.0% 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: Rents rising fast (+5.2%/yr); 273 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,626/mo this rent would consume 70% of the median local household income ($45k/yr) (locally 646% 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 $311 of loan paydown is wiped out by about $1k 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 + 5.2% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.84% ✓
• Cap rate: 53.32%
• Cash-on-cash: 167.96%
• DSCR: 8.47
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $51,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3308 W Euclid St	0.03mi	4/2.5	2,256 (+5%)	12mo	$20,000	$9	78
3791 Blaine St	0.24mi	4/2.0	2,306 (+7%)	8mo	$55,000	$24	70
3309 Lothrop St	0.48mi	4/2.5	2,250 (+5%)	2mo	$40,000	$18	66
4044 Clairmount St	0.51mi	4/3.0	2,208 (+3%)	3mo	$37,000	$17	65
3744 Blaine St	0.23mi	4/2.5	2,372 (+10%)	6mo	$50,000	$21	65
2657 Northwestern St	0.54mi	4/2.0	2,134 (-1%)	13mo	$184,500	$86	62
3808 Gladstone St	0.35mi	4/2.0	2,312 (+8%)	13mo	$25,000	$11	61
3284 Northwestern St	0.39mi	4/2.0	2,380 (+11%)	11mo	$45,000	$19	55
9051 N Martindale St	0.74mi	4/2.0	2,160 (+0%)	13mo	$80,000	$37	54
3219-23 Lothrop St	0.48mi	4/2.0	2,300 (+7%)	18mo	$95,000	$41	51
8810-8808 Quincy St	0.42mi	4/2.5	2,352 (+9%)	16mo	$68,000	$29	49
4571-4573 Vancouver St	0.63mi	4/2.0	2,470 (+15%)	3mo	$76,000	$31	44

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.81×
• Total profit: $111,010
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 22.19×
• Total profit: $266,957
• Equity at exit: $3,891

Cash invested: $12,600 (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 48206

• Rents YoY: 5.2%
• Active inventory: 273
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $1,764

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 28%

Sensitivity live

Price	-10% $1,795	-5% $1,779	+0% $1,764	+5% $1,748	+10% $1,732
Rent	-10% $1,556	-5% $1,660	+0% $1,764	+5% $1,867	+10% $1,971
Rate	-1.0pp $1,786	-0.5pp $1,775	base $1,764	+0.5pp $1,752	+1.0pp $1,740

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,626
Total (2 units)			$2,626

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	18d	1	0.20mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	26d	1	0.28mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	45d	1	0.47mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	45d	1	0.47mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	45d	1	0.47mi
2509 Gladstone St Unit 1 Detroit, MI	3.0	2.0	3000	$2,650	$0.88	0d	1	0.51mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	0d	1	0.65mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	16d	1	0.65mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	3d	1	0.65mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	26d	1	0.70mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	0d	1	0.78mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,453	$1.02	0d	1	0.79mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	4d	1	0.83mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	18d	1	0.93mi
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	18d	1	0.94mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	0d	1	1.03mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	18d	1	1.03mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	18d	1	1.04mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	1.18mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	1.18mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	18d	1	1.19mi
1441 W Euclid St Detroit, MI	3.0	1.0	2380	$2,600	$1.09	26d	1	1.21mi
1418 W Euclid St Detroit, MI	3.0	1.0	2264	$1,200	$0.53	45d	1	1.23mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	16d	1	1.27mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	23d	1	1.30mi
4426 McGraw Ave Unit 1 Detroit, MI	3.0	1.0	1400	$1,200	$0.86	45d	1	1.32mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	18d	1	1.45mi

Listing history 4 events

1. 2026-06-21
   days on market $45,000 Active 5 DOM
2. 2026-06-18
   days on market $45,000 Active 2 DOM
3. 2026-06-17
   remarks 693-char remark

   Show marketing remark (989 chars)

   Investor Special – Duplex Opportunity! Attention investors and rehabbers! This brick duplex offers strong income potential and is ready for your vision. The property has been gutted down to the studs, providing a blank slate for a complete renovation. Features include two separate units, each offering 2 bedrooms and 1 bathroom, making it an attractive option for future rental income or owner-occupancy with supplemental income. Property needs full renovation. Recent improvements include a new roof and vinyl replacement windows, helping reduce major exterior capital expenses. Additional features include a full basement, durable brick exterior, and separate living spaces ideal for long-term tenants. Property is being sold as-is. Buyer to verify all information and perform their own due diligence. Great opportunity to add value and build equity through a full renovation. Cash or renovation financing preferred. Bring your contractor and imagination! Agent owned. Sold as-is.

4. 2026-06-17
   listed $45,000 Active 1 DOM

   Show marketing remark (989 chars)

   Investor Special – Duplex Opportunity! Attention investors and rehabbers! This brick duplex offers strong income potential and is ready for your vision. The property has been gutted down to the studs, providing a blank slate for a complete renovation. Features include two separate units, each offering 2 bedrooms and 1 bathroom, making it an attractive option for future rental income or owner-occupancy with supplemental income. Property needs full renovation. Recent improvements include a new roof and vinyl replacement windows, helping reduce major exterior capital expenses. Additional features include a full basement, durable brick exterior, and separate living spaces ideal for long-term tenants. Property is being sold as-is. Buyer to verify all information and perform their own due diligence. Great opportunity to add value and build equity through a full renovation. Cash or renovation financing preferred. Bring your contractor and imagination! Agent owned. Sold as-is.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°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: $31,512
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − Depreciation: −$1,309
• Taxable income: $21,740
• Est. tax owed @ 24.0%: −$5,218
• After-tax cash flow: $15,945/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

-5.3% since first listed

32 events — show timeline

• 2026-06-17 Listed $45,000 REALCOMP
• 2026-06-16 Listed $45,000 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-31 Listing Removed — REALCOMP
• 2025-11-10 Price Changed $29,999 MiRealSource-MiMLS
• 2025-11-10 Price Changed $29,999 REALCOMP
• 2025-11-07 Price Changed $31,999 MiRealSource-MiMLS
• 2025-11-06 Price Changed $31,999 REALCOMP
• 2025-10-21 Price Changed $32,999 MiRealSource-MiMLS
• 2025-10-20 Price Changed $32,999 REALCOMP
• 2025-10-18 Price Changed $34,999 MiRealSource-MiMLS
• 2025-10-18 Price Changed $34,999 REALCOMP
• 2025-09-12 Price Changed $37,999 MiRealSource-MiMLS
• 2025-09-12 Price Changed $37,999 REALCOMP
• 2025-07-13 Price Changed $39,999 MiRealSource-MiMLS
• 2025-07-13 Price Changed $39,999 REALCOMP
• 2025-05-14 Price Changed $44,999 MiRealSource-MiMLS
• 2025-05-13 Price Changed $44,999 REALCOMP
• 2025-04-22 Price Changed $49,999 MiRealSource-MiMLS
• 2025-04-21 Price Changed $49,999 REALCOMP
• 2025-04-17 Relisted — REALCOMP
• 2025-04-17 Listing Removed — REALCOMP
• 2025-02-12 Price Changed $54,999 MiRealSource-MiMLS
• 2025-02-12 Price Changed $54,999 REALCOMP
• 2024-12-13 Listed $59,999 REALCOMP
• 2024-12-13 Listed $59,999 MiRealSource-MiMLS
• 2007-05-01 Listing Removed — MiRealSource-MiMLS
• 2006-10-26 Listed $3,250 MiRealSource-MiMLS
• 2005-02-03 Sold (Public Records) $80,000 Public Records
• 2004-10-01 Sold (MLS) $42,700 MiRealSource-MiMLS
• 2004-09-09 Listing Removed — MiRealSource-MiMLS
• 2004-06-10 Listed $47,500 MiRealSource-MiMLS

Property tax history

+8.8%/yr

Latest (2025): $3,903 · +56.5% YoY. Source: county tax records.