18296 Evergreen Rd · Detroit, MI 48219

$129,900

4 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 42 Days on market

Built 1954 3,920 sqft lot $103/sqft · 79% above area

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Great opportunity in Detroit! This single-family home features 1,260 finished sq ft, 2 full baths, basement, and detached garage. The home also includes a new microwave, and a new furnace will be installed prior to closing. Conveniently located near Evergreen Rd and W 7 Mile Rd with access to local shopping, parks, schools, and major roadways. Whether you're a first-time buyer or investor, this property has strong potential. Buyer and buyer's agent to verify all information.

Key facts

• New furnace
• Access to schools
• Access to parks

Tags

• NEW MICROWAVE
• NEW FURNACE
• DETACHED GARAGE
• ACCESS TO PARKS
• ACCESS TO SCHOOLS
• ACCESS TO MAJOR ROADWAYS

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water; Electricity available; Natural gas connected
• Home design: Single-family residence; Residential property; Built in 1954
• Construction: Vinyl siding; Asphalt roof; Full basement
• Exterior features: Sidewalk

Interior

• Kitchen: Microwave
• Bedrooms: Primary bedroom (listed twice); Second bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Pantry; Screens and replacement windows

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (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: Rents rising fast (+8.0%/yr); 305 active listings in the ZIP; 40 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 $898 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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.
• Current owner paid $20k; list at $130k implies a 549% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1954 — 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: 1.16% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $72,447
• List price: $129,900
• Delta: 79.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19019 Annchester Rd	0.38mi	3/1.0 (-1)	1,200 (-5%)	6mo	$49,901	$42	64
19211 Pierson St	0.69mi	3/1.0 (-1)	1,272 (+1%)	2mo	$69,000	$54	60
18424 Fielding St	0.29mi	3/1.0 (-1)	1,100 (-13%)	3mo	$40,000	$36	58
18486 Trinity St	0.58mi	5/2.0 (+1)	1,232 (-2%)	4mo	$25,000	$20	57
17127 Shaftsbury Ave	0.68mi	3/1.5 (-1)	1,283 (+2%)	2mo	$135,000	$105	57
18522 Annchester Rd	0.24mi	3/1.0 (-1)	1,087 (-14%)	6mo	$125,000	$115	56
19105 Curtis St	0.46mi	3/1.5 (-1)	1,156 (-8%)	3mo	$97,422	$84	56
18334 Sunderland Rd	0.52mi	3/1.0 (-1)	1,180 (-6%)	7mo	$100,000	$85	55
19003 Curtis St	0.51mi	3/1.0 (-1)	1,138 (-10%)	1mo	$95,000	$83	54
17376 Edinborough Rd	0.42mi	3/1.5 (-1)	1,383 (+10%)	4mo	$97,000	$70	53
18821 Margareta St	0.61mi	3/1.0 (-1)	1,146 (-9%)	5mo	$65,000	$57	47
18525 Burt Rd	0.55mi	3/1.5 (-1)	1,091 (-13%)	6mo	$95,000	$87	40

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $5,212
• Equity at exit: $19,369

10-year hold

• IRR: 17.3%
• Equity multiple: 2.77×
• Total profit: $64,414
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$681
• Tax from tax record: −$168 /mo · $2,017/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $287

Break-even live

Break-even rent $1,144

Max offer price $129,900

Occupancy floor 76%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	0.14mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	0.22mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	15d	1	0.25mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	16d	1	0.25mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	0.25mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.27mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	16d	1	0.40mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	43d	1	0.41mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	43d	1	0.55mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	0.57mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.60mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	43d	1	0.61mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	16d	1	0.70mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	0.71mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	11d	1	0.83mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	0.85mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	0.86mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	17d	1	0.89mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	43d	1	0.90mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.90mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	16d	1	0.93mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	1.01mi
16757 Greenview Ave Unit 1A Detroit, MI	3.0	1.5	1600	$1,500	$0.94	5d	1	1.03mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	43d	1	1.08mi
16565 Blackstone St Detroit, MI	3.0	1.5	1592	$1,575	$0.99	43d	1	1.11mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	5d	1	1.14mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	1.17mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	16d	1	1.21mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	43d	1	1.22mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.23mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	24d	1	1.24mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	16d	1	1.32mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	43d	1	1.32mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	15d	1	1.34mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	43d	1	1.35mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	1.35mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	43d	1	1.35mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	16d	1	1.40mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	43d	1	1.44mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	43d	1	1.45mi

Listing history 30 events

1. 2026-06-18
   days on market $129,900 Active 42 DOM
2. 2026-06-17
   days on market $129,900 Active 41 DOM
3. 2026-06-15
   days on market $129,900 Active 39 DOM
4. 2026-06-13
   days on market $129,900 Active 37 DOM
5. 2026-06-13
   days on market $129,900 Active 36 DOM
6. 2026-06-09
   days on market $129,900 Active 33 DOM
7. 2026-06-08
   days on market $129,900 Active 32 DOM
8. 2026-06-07
   pricedays on market $129,900 Active 31 DOM
9. 2026-06-04
   days on market $134,900 Active 28 DOM
10. 2026-06-03
    days on market $134,900 Active 27 DOM
11. 2026-06-02
    days on market $134,900 Active 26 DOM
12. 2026-06-01
    days on market $134,900 Active 25 DOM
13. 2026-05-31
    days on market $134,900 Active 24 DOM
14. 2026-05-07
    listed $134,900 Active 487-char remark

    Show marketing remark (479 chars)

    Great opportunity in Detroit! This single-family home features 1,260 finished sq ft, 2 full baths, basement, and detached garage. The home also includes a new microwave, and a new furnace will be installed prior to closing. Conveniently located near Evergreen Rd and W 7 Mile Rd with access to local shopping, parks, schools, and major roadways. Whether you're a first-time buyer or investor, this property has strong potential. Buyer and buyer's agent to verify all information.

15. 2026-05-07
    listed $134,900 Active 479-char remark

    Show marketing remark (479 chars)

    Great opportunity in Detroit! This single-family home features 1,260 finished sq ft, 2 full baths, basement, and detached garage. The home also includes a new microwave, and a new furnace will be installed prior to closing. Conveniently located near Evergreen Rd and W 7 Mile Rd with access to local shopping, parks, schools, and major roadways. Whether you're a first-time buyer or investor, this property has strong potential. Buyer and buyer's agent to verify all information.

16. 2026-05-07
    listed $134,900 Active

    Show marketing remark (479 chars)

    Great opportunity in Detroit! This single-family home features 1,260 finished sq ft, 2 full baths, basement, and detached garage. The home also includes a new microwave, and a new furnace will be installed prior to closing. Conveniently located near Evergreen Rd and W 7 Mile Rd with access to local shopping, parks, schools, and major roadways. Whether you're a first-time buyer or investor, this property has strong potential. Buyer and buyer's agent to verify all information.

17. 2025-12-04
    historical
18. 2025-12-04
    historical
19. 2025-11-05
    listed $145,000 Active
20. 2025-11-05
    listed $145,000 Active
21. 2025-11-04
    historical
22. 2006-11-03
    soldstatus $20,001
23. 2006-11-03
    soldstatus $20,001
24. 2006-11-03
    soldstatus $20,100
25. 2006-09-19
    historical
26. 2006-06-19
    listed $23,000
27. 2006-06-19
    listed $23,000
28. 2006-06-19
    listed $26,000
29. 2005-06-30
    soldstatus $85,000
30. 2001-03-30
    soldstatus $66,000

ⓘ 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: $2,017 · $168/mo
• Projected year-2 tax: $2,017 · $168/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 ≥98°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: $18,080
• − Mortgage interest: −$7,276
• − Property taxes: −$2,017
• − Insurance: −$650
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$3,779
• Taxable income: $1,466
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $3,091/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

+96.8% since first listed

22 events — show timeline

• 2026-06-06 Price Changed $129,900 MiRealSource-MiMLS
• 2026-06-05 Price Changed $129,900 REALCOMP
• 2026-06-05 Price Changed $129,900 SW Michigan MLS
• 2026-05-22 Relisted — REALCOMP
• 2026-05-21 Listing Removed — REALCOMP
• 2026-05-07 Listed $134,900 SW Michigan MLS
• 2026-05-07 Listed $134,900 REALCOMP
• 2026-05-07 Listed $134,900 MiRealSource-MiMLS
• 2025-12-04 Listing Removed — MiRealSource-MiMLS
• 2025-12-04 Listing Removed — REALCOMP
• 2025-11-05 Listed $145,000 MiRealSource-MiMLS
• 2025-11-05 Listed $145,000 REALCOMP
• 2025-11-04 Coming Soon — MiRealSource-MiMLS
• 2006-11-03 Sold (MLS) $20,100 MiRealSource-MiMLS
• 2006-11-03 Sold (MLS) $20,001 REALCOMP
• 2006-11-03 Sold (MLS) $20,001 MiRealSource-MiMLS
• 2006-09-19 Listing Removed — MiRealSource-MiMLS
• 2006-06-19 Listed $26,000 MiRealSource-MiMLS
• 2006-06-19 Listed $23,000 REALCOMP
• 2006-06-19 Listed $23,000 MiRealSource-MiMLS
• 2005-06-30 Sold (Public Records) $85,000 Public Records
• 2001-03-30 Sold (Public Records) $66,000 Public Records

Property tax history

+18.6%/yr

Latest (2025): $2,017 · +5660.0% YoY. Source: county tax records.