1223 W Euclid St · Detroit, MI 48202

$89,900

4 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 1 Days on market

Built 1915 3,485 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor Special!! Opportunity is knocking in one of Detroit's most exciting pockets of redevelopment. Positioned just outside the vibrant New Center Area, in the shadows of Henry Ford Hospital and just steps from the transformative Motown Museum expansion, this historic Folk Victorian style home is packed with potential and primed for vision. Featuring 4 bedrooms and 1.5 bathrooms, this turn of the century architectural gem showcases classic character with its steep gabled roofline, original porch presence, and timeless craftsmanship, ready to be brough back to life. For the right investor, developer or ambitious homeowner, this is the kind of blank canvas that can become something extraordinary. The sale INCLUDES THE ADJACENT SIDE LOT (1215 Euclid), creating added flexibility for expansion, new construction, outdoor living, or increased future resale value. In a location where development is accelerating and values continue to climb; land is a major asset! Surrounded by billions in investment, world class healthcare, cultural landmarks, and growing neighborhood demand, this is more than a renovation project, it's a chance to stake your claim in one of Detroit's most dynamic growth corridors. Bring your vision. Build your future. Schedule your showing today! BATVAI All buyers must be accompanied by a licensed real estate salesperson.

Key facts

• Adjacent side lot
• 3,485 sq ft lot
• Built 1915

Tags

• ADJACENT SIDE LOT
• STEEP GABLED ROOFLINE
• ORIGINAL PORCH PRESENCE
• TIMELESS CRAFTSMANSHIP
• GROWING NEIGHBORHOOD DEMAND

Property features AI

Exterior

• Parking: No garage
• Utilities: Water available; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Wood siding exterior; Brick/mortar foundation; Above-grade finished area approximately 1,036
• Exterior features: Paved road access; Lot approximately 0.08 acres (30 x 112)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating; Steam heating; No central cooling
• Interior features: 7 total rooms; Unfinished basement; Basement present

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 15.5% vs local median 10.2% 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 falling (-5.1%/yr); 257 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 44% 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 $622 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1915 — 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: 1.77% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.91%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $193,732
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1674 W Euclid St	0.30mi	3/1.5 (-1)	1,026 (-1%)	20mo	$193,500	$189	60
1203 W Euclid St	0.02mi	3/1.0 (-1)	1,150 (+11%)	18mo	$31,500	$27	60
1454 W Philadelphia St	0.13mi	3/1.0 (-1)	1,152 (+11%)	23mo	$215,000	$187	51
1669 W Philadelphia St	0.30mi	3/1.5 (-1)	1,162 (+12%)	16mo	$205,000	$176	45

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: 24.8%
• Equity multiple: 1.98×
• Total profit: $24,742
• Equity at exit: $13,404

10-year hold

• IRR: 30.7%
• Equity multiple: 3.39×
• Total profit: $60,137
• Equity at exit: $7,773

Cash invested: $25,172 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$471
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $690

Break-even live

Break-even rent $714

Max offer price $89,900

Occupancy floor 52%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1226 Virginia Park St Unit 1226 Virginia Park, Upper V 1/10/26 (T) Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	0.04mi
7640 Woodrow Wilson St Unit 1 Detroit, MI	3.0	1.5	1095	$1,400	$1.28	43d	1	0.38mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	0.54mi
68 E Philadelphia St Detroit, MI	3.0	2.0	1000	$1,750	$1.75	43d	1	0.71mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	3d	1	0.75mi
6183 Hecla St Detroit, MI	3.0	1.0	1100	$1,700	$1.55	24d	1	0.77mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	0.83mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	43d	1	0.83mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	0.83mi
2531 Pingree St Unit 2 (FL 2) Detroit, MI	3.0	1.0	893	$1,100	$1.23	2d	1	0.86mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	43d	1	0.88mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	12d	1	0.89mi
8410 Brush St Detroit, MI	3.0	2.5	1300	$2,200	$1.69	1d	1	0.91mi
8416 Brush St Detroit, MI	3.0	1.5	1200	$2,200	$1.83	1d	1	0.91mi
156 Leicester Ct Apt 2 Detroit, MI	3.0	1.0	1000	$1,250	$1.25	43d	1	0.93mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	43d	1	0.94mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	24d	1	0.94mi
6144 16th St Detroit, MI	3.0	1.0	1284	$1,200	$0.93	43d	1	1.00mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	1.02mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	43d	1	1.27mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	16d	1	1.28mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	43d	1	1.33mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	43d	1	1.38mi
275 E Palmer St Detroit, MI	3.0	3.0	1500	$2,950	$1.97	43d	1	1.41mi
613 Belmont St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	18d	1	1.42mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	16d	1	1.42mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	2d	1	1.43mi
3757 Blaine St Detroit, MI	3.0	1.0	1169	$1,480	$1.27	16d	1	1.47mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	16d	1	1.47mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark

   Show marketing remark (1356 chars)

   Investor Special!! Opportunity is knocking in one of Detroit's most exciting pockets of redevelopment. Positioned just outside the vibrant New Center Area, in the shadows of Henry Ford Hospital and just steps from the transformative Motown Museum expansion, this historic Folk Victorian style home is packed with potential and primed for vision. Featuring 4 bedrooms and 1.5 bathrooms, this turn of the century architectural gem showcases classic character with its steep gabled roofline, original porch presence, and timeless craftsmanship, ready to be brough back to life. For the right investor, developer or ambitious homeowner, this is the kind of blank canvas that can become something extraordinary. The sale INCLUDES THE ADJACENT SIDE LOT (1215 Euclid), creating added flexibility for expansion, new construction, outdoor living, or increased future resale value. In a location where development is accelerating and values continue to climb; land is a major asset! Surrounded by billions in investment, world class healthcare, cultural landmarks, and growing neighborhood demand, this is more than a renovation project, it's a chance to stake your claim in one of Detroit's most dynamic growth corridors. Bring your vision. Build your future. Schedule your showing today! BATVAI All buyers must be accompanied by a licensed real estate salesperson.

2. 2026-06-17
   listed $89,900 Active 1 DOM

   Show marketing remark (1356 chars)

   Investor Special!! Opportunity is knocking in one of Detroit's most exciting pockets of redevelopment. Positioned just outside the vibrant New Center Area, in the shadows of Henry Ford Hospital and just steps from the transformative Motown Museum expansion, this historic Folk Victorian style home is packed with potential and primed for vision. Featuring 4 bedrooms and 1.5 bathrooms, this turn of the century architectural gem showcases classic character with its steep gabled roofline, original porch presence, and timeless craftsmanship, ready to be brough back to life. For the right investor, developer or ambitious homeowner, this is the kind of blank canvas that can become something extraordinary. The sale INCLUDES THE ADJACENT SIDE LOT (1215 Euclid), creating added flexibility for expansion, new construction, outdoor living, or increased future resale value. In a location where development is accelerating and values continue to climb; land is a major asset! Surrounded by billions in investment, world class healthcare, cultural landmarks, and growing neighborhood demand, this is more than a renovation project, it's a chance to stake your claim in one of Detroit's most dynamic growth corridors. Bring your vision. Build your future. Schedule your showing today! BATVAI All buyers must be accompanied by a licensed real estate salesperson.

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$361/yr (+$30/mo · 54.4%)

ⓘ 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: $19,057
• − Mortgage interest: −$5,036
• − Property taxes: −$663
• − Insurance: −$450
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$2,615
• Taxable income: $7,244
• Est. tax owed @ 24.0%: −$1,739
• After-tax cash flow: $6,547/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

2 events — show timeline

• 2026-06-17 Listed $89,900 REALCOMP
• 2026-06-17 Listed $89,900 MiRealSource-MiMLS

Property tax history

+1.4%/yr

Latest (2025): $663 · -49.6% YoY. Source: county tax records.