14526 Evergreen Rd · Detroit, MI 48223

$104,900

2 bd · 1.0 ba · 1,068 sqft · Townhouse public records · 36 Days on market

Built 1954 1.01 ac lot $98/sqft · 30% above area Est $161k · 35% under ↓ 18% since listing

---

Why this score? — see what drove the B- 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-kept brick duplex offering identical 2 bedroom, 1 bath floor plans in a convenient Detroit location. Each unit features a spacious living room and dining area, full bath with linen closet, and ceramic tile kitchens. Interior highlights include freshly painted walls, newer carpet, hardwood staircase and upper hallway, replacement windows on the main level with security bars, and glass block windows in the basement. All mechanicals and utilities are separate per unit, with newer hot water tanks installed. Additional features include a large cedar storage closet, unfinished basements, fenced backyards with new dividing fence, and secure entry doors. Excellent opportunity for an investor or owner-occupant to enjoy one side while generating income from the other. Each unit is also listed individually. Both units available for $214,900

Key facts

• 1.01 acre lot
• Built 1954
• Listed 36 days

Property features AI

Finance

• Other: Pets allowed — contact for details

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; Two-story home; Ground-level entry with steps
• Construction: Brick construction; Asphalt roof
• Exterior features: Back yard fencing; Paved road access; Lot approximately 1.01 acres (78 x 110)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Full, unfinished basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $105k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% 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: 158 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% of the median local income ($45k/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 $725 of loan paydown is wiped out by about $3k 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 36 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1954 — 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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $160,871
• List price: $104,900
• Delta: -34.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-242
• Equity at exit: $15,641

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $21,415
• Equity at exit: $9,070

Cash invested: $29,372 (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 48223

• Active inventory: 158
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$550
• Tax from tax record: −$129 /mo · $1,551/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $263

Break-even live

Break-even rent $915

Max offer price $104,900

Occupancy floor 74%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	16d	1	0.18mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.22mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	43d	1	0.22mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	0.27mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	43d	1	0.52mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	0.65mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	16d	1	0.68mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	43d	1	0.69mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	43d	1	0.74mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	15d	1	0.74mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	0.81mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	24d	1	0.85mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	43d	1	0.85mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.88mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.94mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.95mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	43d	1	1.05mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.06mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.06mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.09mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	1.09mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	1.13mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	5d	1	1.16mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	16d	1	1.18mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	43d	6	1.23mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.29mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	1.35mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	1.37mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.38mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	16d	1	1.47mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	17d	1	1.48mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	43d	1	1.48mi

Listing history 27 events

1. 2026-06-13
   statusdays on market $104,900 Pending 36 DOM
2. 2026-06-09
   days on market $104,900 Active 34 DOM
3. 2026-06-08
   days on market $104,900 Active 33 DOM
4. 2026-06-07
   days on market $104,900 Active 32 DOM
5. 2026-06-04
   days on market $104,900 Active 29 DOM
6. 2026-06-03
   days on market $104,900 Active 28 DOM
7. 2026-06-02
   days on market $104,900 Active 27 DOM
8. 2026-06-01
   days on market $104,900 Active 26 DOM
9. 2026-05-31
   days on market $104,900 Active 25 DOM
10. 2026-05-03
    listed $110,450 Active 846-char remark

    Show marketing remark (846 chars)

    Well-kept brick duplex offering identical 2 bedroom, 1 bath floor plans in a convenient Detroit location. Each unit features a spacious living room and dining area, full bath with linen closet, and ceramic tile kitchens. Interior highlights include freshly painted walls, newer carpet, hardwood staircase and upper hallway, replacement windows on the main level with security bars, and glass block windows in the basement. All mechanicals and utilities are separate per unit, with newer hot water tanks installed. Additional features include a large cedar storage closet, unfinished basements, fenced backyards with new dividing fence, and secure entry doors. Excellent opportunity for an investor or owner-occupant to enjoy one side while generating income from the other. Each unit is also listed individually. Both units available for $214,900

11. 2026-05-03
    listed $110,450 Active 846-char remark

    Show marketing remark (846 chars)

    Well-kept brick duplex offering identical 2 bedroom, 1 bath floor plans in a convenient Detroit location. Each unit features a spacious living room and dining area, full bath with linen closet, and ceramic tile kitchens. Interior highlights include freshly painted walls, newer carpet, hardwood staircase and upper hallway, replacement windows on the main level with security bars, and glass block windows in the basement. All mechanicals and utilities are separate per unit, with newer hot water tanks installed. Additional features include a large cedar storage closet, unfinished basements, fenced backyards with new dividing fence, and secure entry doors. Excellent opportunity for an investor or owner-occupant to enjoy one side while generating income from the other. Each unit is also listed individually. Both units available for $214,900

12. 2026-02-27
    historical
13. 2026-02-27
    historical
14. 2026-02-27
    historical
15. 2025-10-31
    price $220,900
16. 2025-10-31
    price $108,000
17. 2025-10-31
    price $108,000
18. 2025-10-04
    price $254,900
19. 2025-10-04
    price $130,500
20. 2025-10-03
    price $130,500
21. 2025-09-13
    listed $135,500 Active
22. 2025-09-13
    listed $264,900 Active
23. 2025-09-13
    listed $135,500 Active
24. 2025-02-26
    historical
25. 2025-02-25
    historical
26. 2025-01-13
    listed $128,000 Active
27. 2025-01-13
    listed $128,000 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: $1,551 · $129/mo
• Projected year-2 tax: $1,583 · $132/mo
• Expected delta: +$32/yr (+$3/mo · 2.1%)

ⓘ 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 ≥99°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: $14,976
• − Mortgage interest: −$5,876
• − Property taxes: −$1,551
• − Insurance: −$524
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$3,052
• Taxable income: $1,576
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $2,775/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · 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: ▼ -303.41%
• Current HPI: 138.2779
• 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

-18.0% since first listed

22 events — show timeline

• 2026-06-11 Pending — REALCOMP
• 2026-06-11 Pending — MiRealSource-MiMLS
• 2026-05-27 Price Changed $104,900 REALCOMP
• 2026-05-24 Price Changed $104,900 MiRealSource-MiMLS
• 2026-05-03 Listed $110,450 MiRealSource-MiMLS
• 2026-05-03 Listed $110,450 REALCOMP
• 2026-02-27 Listing Removed — MiRealSource-MiMLS
• 2026-02-27 Listing Removed — MiRealSource-MiMLS
• 2026-02-27 Listing Removed — REALCOMP
• 2025-10-31 Price Changed $220,900 MiRealSource-MiMLS
• 2025-10-31 Price Changed $108,000 MiRealSource-MiMLS
• 2025-10-31 Price Changed $108,000 REALCOMP
• 2025-10-04 Price Changed $254,900 MiRealSource-MiMLS
• 2025-10-04 Price Changed $130,500 MiRealSource-MiMLS
• 2025-10-03 Price Changed $130,500 REALCOMP
• 2025-09-13 Listed $264,900 MiRealSource-MiMLS
• 2025-09-13 Listed $135,500 MiRealSource-MiMLS
• 2025-09-13 Listed $135,500 REALCOMP
• 2025-02-26 Listing Removed — REALCOMP
• 2025-02-25 Listing Removed — MiRealSource-MiMLS
• 2025-01-13 Listed $128,000 REALCOMP
• 2025-01-13 Listed $128,000 MiRealSource-MiMLS

Property tax history

+3.2%/yr

Latest (2025): $1,551 · +3.7% YoY. Source: county tax records.