1447 W Euclid St · Detroit, MI 48206

$159,000

6 bd · 2.0 ba · 2,380 sqft · Townhouse public records · 48 Days on market

Built 1914 3,049 sqft lot Est $237k · 33% under ↓ 14% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Historic Virginia Park District-- Live and earn. This spacious two-family flat is perfect for investors or owner-occupants, live in one, rent the other; rent both for $2,000/ mo. Key Features: Solid structure (cosmetic updates); three-bedrooms, 1 bath (each unit); hardwood floors, fenced yard and garage for storage and parking; located on a stable block. Near the New Center neighborhood and a couple of blocks from the Henry Ford Hospital campus, and the Motown Museum. Eligible for NEZ (Neighborhood Enterprise Zone) homestead exemption. Being sold As-is, Qualified buyers only. Showings by appointment only, 24-hour notice.

Key facts

• Hardwood flooring
• Two units
• Motown museum

Tags

• HARDWOOD FLOORING
• TWO UNITS
• HENRY FORD HOSPITAL CAMPUS
• MOTOWN MUSEUM
• DOWNTOWN DETROIT
• MIDTOWN

🏷️ Possibly a rental listed for sale. The $159,000 price doesn't fit this home's estimated sale value (~$237,379) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $159k.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 271 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $2,378/mo this rent would consume 63% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1914 — 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: 1.50% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.12%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (median comp): $237,379
• List price: $159,000
• Delta: -33.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.82×
• Total profit: $36,564
• Equity at exit: $23,707

10-year hold

• IRR: 29.3%
• Equity multiple: 3.88×
• Total profit: $128,164
• Equity at exit: $13,747

Cash invested: $44,520 (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: 271
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,378 high
• Mortgage (P&I): −$834
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $895

Break-even live

Break-even rent $1,245

Max offer price $159,000

Occupancy floor 57%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	0.48mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	14d	1	0.74mi
2509 Gladstone St Unit NA Detroit, MI	6.0	3.0	3008	$2,000	$0.66	10d	1	0.76mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	21d	1	0.91mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	16d	1	1.38mi

Listing history 8 events

1. 2026-05-16
   status Pending 628-char remark

   Show marketing remark (628 chars)

   Historic Virginia Park District-- Live and earn. This spacious two-family flat is perfect for investors or owner-occupants, live in one, rent the other; rent both for $2,000/ mo. Key Features: Solid structure (cosmetic updates); three-bedrooms, 1 bath (each unit); hardwood floors, fenced yard and garage for storage and parking; located on a stable block. Near the New Center neighborhood and a couple of blocks from the Henry Ford Hospital campus, and the Motown Museum. Eligible for NEZ (Neighborhood Enterprise Zone) homestead exemption. Being sold As-is, Qualified buyers only. Showings by appointment only, 24-hour notice.

2. 2026-05-16
   status Pending 628-char remark

   Show marketing remark (628 chars)

   Historic Virginia Park District-- Live and earn. This spacious two-family flat is perfect for investors or owner-occupants, live in one, rent the other; rent both for $2,000/ mo. Key Features: Solid structure (cosmetic updates); three-bedrooms, 1 bath (each unit); hardwood floors, fenced yard and garage for storage and parking; located on a stable block. Near the New Center neighborhood and a couple of blocks from the Henry Ford Hospital campus, and the Motown Museum. Eligible for NEZ (Neighborhood Enterprise Zone) homestead exemption. Being sold As-is, Qualified buyers only. Showings by appointment only, 24-hour notice.

3. 2026-05-05
   price $159,000 628-char remark

   Show marketing remark (628 chars)

   Historic Virginia Park District-- Live and earn. This spacious two-family flat is perfect for investors or owner-occupants, live in one, rent the other; rent both for $2,000/ mo. Key Features: Solid structure (cosmetic updates); three-bedrooms, 1 bath (each unit); hardwood floors, fenced yard and garage for storage and parking; located on a stable block. Near the New Center neighborhood and a couple of blocks from the Henry Ford Hospital campus, and the Motown Museum. Eligible for NEZ (Neighborhood Enterprise Zone) homestead exemption. Being sold As-is, Qualified buyers only. Showings by appointment only, 24-hour notice.

4. 2026-05-04
   price $159,000 628-char remark

   Show marketing remark (628 chars)

   Historic Virginia Park District-- Live and earn. This spacious two-family flat is perfect for investors or owner-occupants, live in one, rent the other; rent both for $2,000/ mo. Key Features: Solid structure (cosmetic updates); three-bedrooms, 1 bath (each unit); hardwood floors, fenced yard and garage for storage and parking; located on a stable block. Near the New Center neighborhood and a couple of blocks from the Henry Ford Hospital campus, and the Motown Museum. Eligible for NEZ (Neighborhood Enterprise Zone) homestead exemption. Being sold As-is, Qualified buyers only. Showings by appointment only, 24-hour notice.

5. 2026-04-18
   price $175,000 628-char remark

   Show marketing remark (628 chars)

   Historic Virginia Park District-- Live and earn. This spacious two-family flat is perfect for investors or owner-occupants, live in one, rent the other; rent both for $2,000/ mo. Key Features: Solid structure (cosmetic updates); three-bedrooms, 1 bath (each unit); hardwood floors, fenced yard and garage for storage and parking; located on a stable block. Near the New Center neighborhood and a couple of blocks from the Henry Ford Hospital campus, and the Motown Museum. Eligible for NEZ (Neighborhood Enterprise Zone) homestead exemption. Being sold As-is, Qualified buyers only. Showings by appointment only, 24-hour notice.

6. 2026-04-18
   price $175,000 628-char remark

   Show marketing remark (628 chars)

   Historic Virginia Park District-- Live and earn. This spacious two-family flat is perfect for investors or owner-occupants, live in one, rent the other; rent both for $2,000/ mo. Key Features: Solid structure (cosmetic updates); three-bedrooms, 1 bath (each unit); hardwood floors, fenced yard and garage for storage and parking; located on a stable block. Near the New Center neighborhood and a couple of blocks from the Henry Ford Hospital campus, and the Motown Museum. Eligible for NEZ (Neighborhood Enterprise Zone) homestead exemption. Being sold As-is, Qualified buyers only. Showings by appointment only, 24-hour notice.

7. 2026-03-29
   listed $185,000 Active 628-char remark

   Show marketing remark (628 chars)

   Historic Virginia Park District-- Live and earn. This spacious two-family flat is perfect for investors or owner-occupants, live in one, rent the other; rent both for $2,000/ mo. Key Features: Solid structure (cosmetic updates); three-bedrooms, 1 bath (each unit); hardwood floors, fenced yard and garage for storage and parking; located on a stable block. Near the New Center neighborhood and a couple of blocks from the Henry Ford Hospital campus, and the Motown Museum. Eligible for NEZ (Neighborhood Enterprise Zone) homestead exemption. Being sold As-is, Qualified buyers only. Showings by appointment only, 24-hour notice.

8. 2026-03-29
   listed $185,000 Active 628-char remark

   Show marketing remark (628 chars)

   Historic Virginia Park District-- Live and earn. This spacious two-family flat is perfect for investors or owner-occupants, live in one, rent the other; rent both for $2,000/ mo. Key Features: Solid structure (cosmetic updates); three-bedrooms, 1 bath (each unit); hardwood floors, fenced yard and garage for storage and parking; located on a stable block. Near the New Center neighborhood and a couple of blocks from the Henry Ford Hospital campus, and the Motown Museum. Eligible for NEZ (Neighborhood Enterprise Zone) homestead exemption. Being sold As-is, Qualified buyers only. Showings by appointment only, 24-hour notice.

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,726 · $144/mo
• Expected delta: +$722/yr (+$60/mo · 72.0%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,533
• − Mortgage interest: −$8,906
• − Property taxes: −$1,004
• − Insurance: −$795
• − Repairs & maintenance: −$2,283
• − Management: −$2,283
• − Depreciation: −$4,625
• Taxable income: $8,637
• Est. tax owed @ 24.0%: −$2,073
• After-tax cash flow: $8,664/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

-14.1% since first listed

8 events — show timeline

• 2026-05-16 Pending — REALCOMP
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-05 Price Changed $159,000 MiRealSource-MiMLS
• 2026-05-04 Price Changed $159,000 REALCOMP
• 2026-04-18 Price Changed $175,000 MiRealSource-MiMLS
• 2026-04-18 Price Changed $175,000 REALCOMP
• 2026-03-29 Listed $185,000 REALCOMP
• 2026-03-29 Listed $185,000 MiRealSource-MiMLS

Property tax history

+0.6%/yr

Latest (2025): $1,004 · -53.7% YoY. Source: county tax records.