8983 Beverly Ct · Detroit, MI 48204

$145,000

4 bd · 2.0 ba · 2,458 sqft · Townhouse public records · 59 Days on market

Built 1916 6,098 sqft lot $59/sqft · 96% above area

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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 +26.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Fully occupied and income-producing, this well-maintained duplex at 8983 Beverly Ct is afantastic opportunity for investors or owner-occupants alike. Each unit offers comfortable living spaces with separate entrances, providing privacy and convenience for tenants. With reliable rental income already in place, this property delivers immediate cash flow and long-term potential. Easy access to major roads, shopping, and local amenities, this turnkey duplex is a smart addition to any portfolio. NO SHOWINGS UNTIL ACCEPTED OFFER. DO NO DISTURB TENANTS. Adjacent Lot is included in the sale!

Key facts

• Easy access
• Income producing
• Separate entrances

Tags

• INCOME PRODUCING
• SEPARATE ENTRANCES
• RELIABLE RENTAL INCOME
• EASY ACCESS
• ADJACENT LOT INCLUDED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (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: 244 active listings in the ZIP; 17 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 $1,775/mo this rent would consume 62% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago 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 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1916 — 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: 1.22% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (median comp): $73,858
• List price: $145,000
• Delta: 96.32%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 3.54×
• Total profit: $103,225
• Equity at exit: $130,627

10-year hold

• IRR: 28.1%
• Equity multiple: 8.02×
• Total profit: $285,014
• Equity at exit: $281,703

Cash invested: $40,600 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$760
• Tax from tax record: −$201 /mo · $2,411/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $380

Break-even live

Break-even rent $1,293

Max offer price $145,000

Occupancy floor 74%

Sensitivity live

Price	-10% $462	-5% $421	+0% $380	+5% $339	+10% $298
Rent	-10% $240	-5% $310	+0% $380	+5% $450	+10% $520
Rate	-1.0pp $453	-0.5pp $417	base $380	+0.5pp $343	+1.0pp $304

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	17d	1	0.50mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	17d	1	0.64mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	17d	1	1.03mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.08mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.08mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	1.08mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	1.09mi
2509 Gladstone St Unit 1 Detroit, MI	3.0	2.0	3000	$2,650	$0.88	2d	1	1.20mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	45d	1	1.23mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	1.25mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	10d	1	1.29mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	2d	1	1.29mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	15d	1	1.29mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	21d	1	1.36mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	1.38mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	17d	1	1.40mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	2d	1	1.48mi

Listing history 41 events

1. 2026-06-18
   days on market $145,000 Active 59 DOM
2. 2026-06-17
   days on market $145,000 Active 58 DOM
3. 2026-06-15
   days on market $145,000 Active 56 DOM
4. 2026-06-13
   days on market $145,000 Active 54 DOM
5. 2026-06-13
   days on market $145,000 Active 53 DOM
6. 2026-06-09
   days on market $145,000 Active 50 DOM
7. 2026-06-08
   days on market $145,000 Active 49 DOM
8. 2026-06-07
   days on market $145,000 Active 48 DOM
9. 2026-06-04
   days on market $145,000 Active 45 DOM
10. 2026-06-03
    days on market $145,000 Active 44 DOM
11. 2026-06-02
    days on market $145,000 Active 43 DOM
12. 2026-06-01
    days on market $145,000 Active 42 DOM
13. 2026-05-31
    days on market $145,000 Active 41 DOM
14. 2026-04-20
    listed $145,000 Active 590-char remark

    Show marketing remark (590 chars)

    Fully occupied and income-producing, this well-maintained duplex at 8983 Beverly Ct is afantastic opportunity for investors or owner-occupants alike. Each unit offers comfortable living spaces with separate entrances, providing privacy and convenience for tenants. With reliable rental income already in place, this property delivers immediate cash flow and long-term potential. Easy access to major roads, shopping, and local amenities, this turnkey duplex is a smart addition to any portfolio. NO SHOWINGS UNTIL ACCEPTED OFFER. DO NO DISTURB TENANTS. Adjacent Lot is included in the sale!

15. 2026-04-20
    listed $145,000 Active 590-char remark

    Show marketing remark (590 chars)

    Fully occupied and income-producing, this well-maintained duplex at 8983 Beverly Ct is afantastic opportunity for investors or owner-occupants alike. Each unit offers comfortable living spaces with separate entrances, providing privacy and convenience for tenants. With reliable rental income already in place, this property delivers immediate cash flow and long-term potential. Easy access to major roads, shopping, and local amenities, this turnkey duplex is a smart addition to any portfolio. NO SHOWINGS UNTIL ACCEPTED OFFER. DO NO DISTURB TENANTS. Adjacent Lot is included in the sale!

16. 2023-07-10
    soldstatus $138,000
17. 2023-07-10
    soldstatus $138,000
18. 2023-06-29
    soldstatus $138,000 Sold
19. 2023-06-29
    soldstatus $138,000 Closed
20. 2023-06-02
    status Pending
21. 2023-06-02
    status Pending
22. 2023-05-20
    historical Accepting Backup Offers
23. 2023-05-20
    historical Accepting Backup Offers
24. 2023-05-13
    price $150,000
25. 2023-05-12
    price $150,000
26. 2023-05-05
    status Active
27. 2023-05-05
    status Active
28. 2023-05-02
    historical Accepting Backup Offers
29. 2023-05-02
    historical Accepting Backup Offers
30. 2023-04-29
    status Pending
31. 2023-04-29
    status Pending
32. 2023-04-13
    price $153,000
33. 2023-04-13
    price $153,000
34. 2023-03-24
    price $157,000
35. 2023-03-24
    price $157,000
36. 2023-03-09
    price $165,000
37. 2023-03-08
    price $165,000
38. 2023-02-22
    listed $175,000 Active
39. 2023-02-22
    listed $175,000 Active
40. 2011-09-28
    historical
41. 2010-09-28
    listed $12,000

ⓘ 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: $2,411 · $201/mo
• Projected year-2 tax: $2,411 · $201/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,295
• − Mortgage interest: −$8,122
• − Property taxes: −$2,411
• − Insurance: −$725
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$4,218
• Taxable income: $2,411
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $3,984/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+1108.3% since first listed

28 events — show timeline

• 2026-04-20 Listed $145,000 REALCOMP
• 2026-04-20 Listed $145,000 MiRealSource-MiMLS
• 2023-07-10 Sold (Public Records) $138,000 Public Records
• 2023-07-10 Sold (Public Records) $138,000 Public Records
• 2023-06-29 Sold (MLS) $138,000 MiRealSource-MiMLS
• 2023-06-29 Sold (MLS) $138,000 REALCOMP
• 2023-06-02 Pending — MiRealSource-MiMLS
• 2023-06-02 Pending — REALCOMP
• 2023-05-20 Contingent — MiRealSource-MiMLS
• 2023-05-20 Contingent — REALCOMP
• 2023-05-13 Price Changed $150,000 MiRealSource-MiMLS
• 2023-05-12 Price Changed $150,000 REALCOMP
• 2023-05-05 Relisted — MiRealSource-MiMLS
• 2023-05-05 Relisted — REALCOMP
• 2023-05-02 Contingent — MiRealSource-MiMLS
• 2023-05-02 Contingent — REALCOMP
• 2023-04-29 Pending — MiRealSource-MiMLS
• 2023-04-29 Pending — REALCOMP
• 2023-04-13 Price Changed $153,000 MiRealSource-MiMLS
• 2023-04-13 Price Changed $153,000 REALCOMP
• 2023-03-24 Price Changed $157,000 MiRealSource-MiMLS
• 2023-03-24 Price Changed $157,000 REALCOMP
• 2023-03-09 Price Changed $165,000 MiRealSource-MiMLS
• 2023-03-08 Price Changed $165,000 REALCOMP
• 2023-02-22 Listed $175,000 MiRealSource-MiMLS
• 2023-02-22 Listed $175,000 REALCOMP
• 2011-09-28 Listing Removed — MiRealSource-MiMLS
• 2010-09-28 Listed $12,000 MiRealSource-MiMLS

Property tax history

+6.4%/yr

Latest (2025): $2,411 · -38.8% YoY. Source: county tax records.