6816 Evergreen Rd · Detroit, MI 48228

$132,999

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 14 Days on market

Built 1950 4,792 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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom home that is completely move-in ready! The fully remodelled kitchen features stunning brand-new granite countertops, new cabinets, and a sleek range hood. perfect for cooking and entertaining. You'll love the brand-new bathroom, new flooring throughout, and fresh paint that gives every room a bright, welcoming feel. The finished basement with tile flooring adds valuable bonus space perfect for a rec room, home office, or extra storage. A new furnace ensures year-round comfort and peace of mind. Outside, enjoy the convenience of a one-car garage and a long driveway offering plenty of parking. With stylish finishes, thoughtful upgrades, and true move-in condition, this home is a rare find. Schedule your private showing today -- it won't last long!

Key facts

• 4,792 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached garage; 1-car garage
• Utilities: Public water; Natural gas water heater
• Home design: Single family residence; Residential property; Built in 1950
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot is 0.11 acres; Public water

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Three total rooms; Full basement
• Laundry & utility: Laundry room; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $133k).

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 soft (-2.3%/yr); 363 active listings in the ZIP; 19 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).
• At $1,378/mo this rent would consume 54% of the median local household income ($31k/yr) (locally 4144% 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 $919 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 29y ago; this cycle's ask is 90% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $133k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,999

Questions for the listing agent

1. Built in 1950 — 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: 1.04% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $70,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6719 Westwood St	0.24mi	3/1.0	960 (0%)	1mo	$62,500	$65	88
7296 Auburn St	0.26mi	3/1.0	968 (+1%)	2mo	$38,000	$39	85
6782 Evergreen Ave	0.04mi	3/1.0	1,041 (+8%)	3mo	$120,000	$115	82
6760 Warwick St	0.44mi	3/1.0	960 (0%)	2mo	$70,000	$73	78
6409 Grandville Ave	0.39mi	3/1.5	960 (0%)	3mo	$128,000	$133	78
6752 Evergreen Rd	0.06mi	2/1.0 (-1)	864 (-10%)	3mo	$45,000	$52	73
6506 Stahelin Ave	0.59mi	3/1.0	960 (0%)	2mo	$70,000	$73	71
6712 Artesian St	0.51mi	3/1.0	1,000 (+4%)	1mo	$97,500	$98	68
7690 Heyden St	0.49mi	3/1.0	1,019 (+6%)	1mo	$73,000	$72	66
7816 Fielding St	0.65mi	3/1.0	1,022 (+6%)	2mo	$57,000	$56	57
8084 Evergreen Ave	0.72mi	3/1.0	909 (-5%)	3mo	$77,000	$85	55
7756 Westwood St	0.60mi	3/1.0	871 (-9%)	2mo	$90,000	$103	55

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: -7.9%
• Equity multiple: 0.72×
• Total profit: $-10,586
• Equity at exit: $19,831

10-year hold

• IRR: -2.5%
• Equity multiple: 0.85×
• Total profit: $-5,562
• Equity at exit: $11,499

Cash invested: $37,240 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$697
• Tax from tax record: −$100 /mo · $1,202/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $236

Break-even live

Break-even rent $1,080

Max offer price $132,999

Occupancy floor 78%

Sensitivity live

Price	-10% $311	-5% $274	+0% $236	+5% $198	+10% $161
Rent	-10% $127	-5% $181	+0% $236	+5% $290	+10% $345
Rate	-1.0pp $303	-0.5pp $270	base $236	+0.5pp $201	+1.0pp $166

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	0.42mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	0.44mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	17d	1	0.59mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.60mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	0.62mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	0.67mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.86mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	1.01mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	1.03mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	0d	11	1.08mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.16mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	44d	1	1.17mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.20mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	1.22mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.27mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	1.43mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	1.47mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	1.48mi
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	3d	1	1.48mi

Listing history 14 events

1. 2026-06-18
   days on market $132,999 Active 14 DOM
2. 2026-06-17
   price $132,999 Active 13 DOM
3. 2026-06-17
   days on market $144,999 Active 13 DOM
4. 2026-06-16
   days on market $144,999 Active 12 DOM
5. 2026-06-15
   days on market $144,999 Active 11 DOM
6. 2026-06-13
   days on market $144,999 Active 9 DOM
7. 2026-06-13
   days on market $144,999 Active 8 DOM
8. 2026-06-09
   days on market $144,999 Active 5 DOM
9. 2026-06-08
   days on market $144,999 Active 4 DOM
10. 2026-06-07
    days on market $144,999 Active 3 DOM
11. 2026-06-04
    statusdays on market $144,999 Active 1 DOM
12. 2026-06-03
    days on market $144,999 Coming Soon 2 DOM
13. 2026-06-02
    remarks 699-char remark

    Show marketing remark (801 chars)

    Welcome to this beautifully updated 3-bedroom home that is completely move-in ready! The fully remodelled kitchen features stunning brand-new granite countertops, new cabinets, and a sleek range hood. perfect for cooking and entertaining. You'll love the brand-new bathroom, new flooring throughout, and fresh paint that gives every room a bright, welcoming feel. The finished basement with tile flooring adds valuable bonus space perfect for a rec room, home office, or extra storage. A new furnace ensures year-round comfort and peace of mind. Outside, enjoy the convenience of a one-car garage and a long driveway offering plenty of parking. With stylish finishes, thoughtful upgrades, and true move-in condition, this home is a rare find. Schedule your private showing today -- it won't last long!

14. 2026-06-02
    listed $144,999 Coming Soon 1 DOM

    Show marketing remark (801 chars)

    Welcome to this beautifully updated 3-bedroom home that is completely move-in ready! The fully remodelled kitchen features stunning brand-new granite countertops, new cabinets, and a sleek range hood. perfect for cooking and entertaining. You'll love the brand-new bathroom, new flooring throughout, and fresh paint that gives every room a bright, welcoming feel. The finished basement with tile flooring adds valuable bonus space perfect for a rec room, home office, or extra storage. A new furnace ensures year-round comfort and peace of mind. Outside, enjoy the convenience of a one-car garage and a long driveway offering plenty of parking. With stylish finishes, thoughtful upgrades, and true move-in condition, this home is a rare find. Schedule your private showing today -- it won't last long!

ⓘ 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: $1,202 · $100/mo
• Projected year-2 tax: $1,625 · $135/mo
• Expected delta: +$423/yr (+$35/mo · 35.2%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,542
• − Mortgage interest: −$7,450
• − Property taxes: −$1,202
• − Insurance: −$665
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$3,869
• Taxable income: $709
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,661/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+163.6% since first listed

19 events — show timeline

• 2026-06-02 Coming Soon $144,999 MiRealSource-MiMLS
• 2026-06-02 Coming Soon $144,999 SW Michigan MLS
• 2025-12-05 Sold (Public Records) $50,000 Public Records
• 2025-12-03 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2025-12-03 Sold (MLS) $50,000 REALCOMP
• 2025-11-26 Pending — MiRealSource-MiMLS
• 2025-11-26 Pending — REALCOMP
• 2025-09-07 Price Changed $63,900 MiRealSource-MiMLS
• 2025-09-06 Price Changed $63,900 REALCOMP
• 2025-08-11 Listed $69,900 REALCOMP
• 2025-08-11 Listed $69,900 MiRealSource-MiMLS
• 2010-09-03 Sold (MLS) $4,900 REALCOMP
• 2010-07-22 Listed $4,900 REALCOMP
• 2009-03-02 Listing Removed — REALCOMP
• 2008-05-31 Listed $34,900 REALCOMP
• 2003-07-22 Sold (Public Records) $105,000 Public Records
• 1999-01-20 Sold (Public Records) $53,500 Public Records
• 1998-04-13 Sold (MLS) $53,500 REALCOMP
• 1997-10-21 Listed $55,000 REALCOMP

Property tax history

-1.5%/yr

Latest (2025): $1,202 · +1.5% YoY. Source: county tax records.