20569 Evergreen Rd · Detroit, MI 48219

$85,000

4 bd · 1.0 ba · 979 sqft · SingleFamily public records · 57 Days on market

Built 1953 4,356 sqft lot $87/sqft · 11% below area Est $134k · 37% under

---

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 +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS! Spacious 4-bedroom, 2.5-bath home located near the Southfield border—an excellent opportunity for a flip or renovation project. The property features a large living room, a generous eat-in kitchen, and a partially finished basement with two bonus rooms offering flexible use. A detached 2-car garage adds additional value. Conveniently situated near major freeways, shopping, and everyday amenities, this home is well-positioned for strong resale or rental potential. The property does need some work, but presents a great opportunity for the right buyer to add value. Property is being sold AS IS.

Key facts

• Two bonus rooms
• Large living room
• 4,356 sq ft lot

Tags

• LARGE LIVING ROOM
• GENEROUS EAT-IN KITCHEN
• PARTIALLY FINISHED BASEMENT
• TWO BONUS ROOMS
• DETACHED 2-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 rising fast (+8.0%/yr); 305 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 41% 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 $588 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 + 8.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1953 — 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: 1.75% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.86%
• DSCR: 2.19
• GRM: 4.8

CMA / ARV

• ARV (median comp): $133,889
• List price: $85,000
• Delta: -36.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20575 Annchester Rd	0.19mi	3/1.0 (-1)	1,018 (+4%)	10mo	$94,000	$92	71
20050 Kentfield St	0.31mi	3/1.0 (-1)	986 (+1%)	13mo	$130,000	$132	69
20242 Braile St	0.37mi	3/1.0 (-1)	1,015 (+4%)	6mo	$115,000	$113	67
20290 Stout St	0.24mi	3/2.0 (-1)	1,024 (+5%)	11mo	$78,000	$76	63
20619 Midway Ave	0.66mi	3/1.0 (-1)	950 (-3%)	8mo	$113,500	$119	52
20089 Trinity St	0.60mi	3/2.0 (-1)	1,025 (+5%)	4mo	$201,349	$196	51
19811 Plainview Ave	0.46mi	4/2.0	1,082 (+10%)	8mo	$121,000	$112	51
19516 Pierson St	0.70mi	3/1.5 (-1)	1,014 (+4%)	9mo	$165,000	$163	47
19749 Huntington Rd	0.58mi	3/1.5 (-1)	1,093 (+12%)	0mo	$169,999	$156	46
20317 Bentler St	0.75mi	3/1.5 (-1)	1,041 (+6%)	6mo	$109,400	$105	42
20450 Midway Ave	0.66mi	3/1.0 (-1)	864 (-12%)	5mo	$150,000	$174	41
19421 Huntington Rd	0.72mi	3/1.0 (-1)	871 (-11%)	12mo	$76,000	$87	33

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.18×
• Total profit: $28,046
• Equity at exit: $12,674

10-year hold

• IRR: 37.2%
• Equity multiple: 5.37×
• Total profit: $104,013
• Equity at exit: $7,349

Cash invested: $23,800 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$446
• Tax from tax record: −$158 /mo · $1,900/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $533

Break-even live

Break-even rent $809

Max offer price $85,000

Occupancy floor 59%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.35mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.53mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.70mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	16d	1	0.85mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	43d	1	0.90mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	0.93mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	43d	1	0.95mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	43d	1	1.02mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	43d	1	1.12mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	1.13mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	1.13mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	11d	1	1.14mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	1.16mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	43d	1	1.18mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	43d	1	1.21mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	16d	1	1.21mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	1.25mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	16d	1	1.30mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	1.34mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	1.35mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	1.36mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	1.38mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	24d	1	1.43mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	1.43mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	43d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $85,000 Active 57 DOM
2. 2026-06-17
   days on market $85,000 Active 56 DOM
3. 2026-06-15
   days on market $85,000 Active 54 DOM
4. 2026-06-13
   days on market $85,000 Active 52 DOM
5. 2026-06-13
   days on market $85,000 Active 51 DOM
6. 2026-06-09
   days on market $85,000 Active 48 DOM
7. 2026-06-08
   days on market $85,000 Active 47 DOM
8. 2026-06-07
   pricedays on market $85,000 Active 46 DOM
9. 2026-06-04
   days on market $89,000 Active 43 DOM
10. 2026-06-03
    days on market $89,000 Active 42 DOM
11. 2026-06-02
    days on market $89,000 Active 41 DOM
12. 2026-06-01
    days on market $89,000 Active 40 DOM
13. 2026-05-31
    days on market $89,000 Active 39 DOM
14. 2026-04-22
    listed $89,000 Active 627-char remark

    Show marketing remark (623 chars)

    CALLING ALL INVESTORS! Spacious 4-bedroom, 2.5-bath home located near the Southfield border - an excellent opportunity for a flip or renovation project. The property features a large living room, a generous eat-in kitchen, and a partially finished basement with two bonus rooms offering flexible use. A detached 2-car garage adds additional value. Conveniently situated near major freeways, shopping, and everyday amenities, this home is well-positioned for strong resale or rental potential. The property does need some work, but presents a great opportunity for the right buyer to add value. Property is being sold AS IS.

15. 2026-04-22
    listed $89,000 Active 623-char remark

    Show marketing remark (623 chars)

    CALLING ALL INVESTORS! Spacious 4-bedroom, 2.5-bath home located near the Southfield border - an excellent opportunity for a flip or renovation project. The property features a large living room, a generous eat-in kitchen, and a partially finished basement with two bonus rooms offering flexible use. A detached 2-car garage adds additional value. Conveniently situated near major freeways, shopping, and everyday amenities, this home is well-positioned for strong resale or rental potential. The property does need some work, but presents a great opportunity for the right buyer to add value. Property is being sold AS IS.

16. 2026-02-07
    historical
17. 2026-02-07
    historical
18. 2025-06-16
    listed $119,000 Active
19. 2025-06-16
    listed $119,000 Active
20. 2021-12-16
    soldstatus $84,900
21. 2019-02-05
    soldstatus $70,000
22. 1998-01-06
    soldstatus $32,000
23. 1998-01-06
    soldstatus $27,000

ⓘ 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: $1,900 · $158/mo
• Projected year-2 tax: $1,900 · $158/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°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: $17,805
• − Mortgage interest: −$4,761
• − Property taxes: −$1,900
• − Insurance: −$425
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$2,473
• Taxable income: $5,397
• Est. tax owed @ 24.0%: −$1,295
• After-tax cash flow: $5,096/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+178.1% since first listed

10 events — show timeline

• 2026-04-22 Listed $89,000 MiRealSource-MiMLS
• 2026-04-22 Listed $89,000 REALCOMP
• 2026-02-07 Listing Removed — MiRealSource-MiMLS
• 2026-02-07 Listing Removed — REALCOMP
• 2025-06-16 Listed $119,000 REALCOMP
• 2025-06-16 Listed $119,000 MiRealSource-MiMLS
• 2021-12-16 Sold (Public Records) $84,900 Public Records
• 2019-02-05 Sold (Public Records) $70,000 Public Records
• 1998-01-06 Sold (Public Records) $27,000 Public Records
• 1998-01-06 Sold (Public Records) $32,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,900 · -54.3% YoY. Source: county tax records.