6760 Evergreen Ave · Detroit, MI 48228

$89,000

2 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 102 Days on market

Built 1951 4,792 sqft lot $86/sqft · 8% above area Est $83k · 8% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.1/15.0
• 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

Great opportunity for investors or buyers looking to add value! This home located in Detroit offers solid potential and is ready for your vision. Property needs TLC but provides a great chance to renovate and build equity. Conveniently located near major roads, shopping, and local amenities. Perfect for a rehab project or rental investment. Property sold as-is. Bring your ideas and make this home shine again!BATVAD

Key facts

• Shopping
• Local amenities
• Rental investment

Tags

• SHOPPING
• LOCAL AMENITIES
• REHAB PROJECT
• RENTAL INVESTMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% 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 soft (-2.3%/yr); 369 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,385/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 $615 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 + 0.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 10y 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 $40k; list at $89k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.56% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.52%
• DSCR: 1.82
• GRM: 5.4

CMA / ARV

• ARV (median comp): $82,736
• List price: $89,000
• Delta: 7.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6782 Evergreen Ave	0.02mi	3/1.0 (+1)	1,041 (+1%)	3mo	$120,000	$115	90
6719 Westwood St	0.23mi	3/1.0 (+1)	960 (-7%)	1mo	$62,500	$65	72
7296 Auburn St	0.31mi	3/1.0 (+1)	968 (-6%)	2mo	$38,000	$39	68
7690 Heyden St	0.54mi	3/1.0 (+1)	1,019 (-2%)	1mo	$73,000	$72	66
6712 Artesian St	0.50mi	3/1.0 (+1)	1,000 (-3%)	1mo	$97,500	$98	65
6409 Grandville Ave	0.35mi	3/1.5 (+1)	960 (-7%)	3mo	$128,000	$133	62
6760 Warwick St	0.43mi	3/1.0 (+1)	960 (-7%)	2mo	$70,000	$73	61
7816 Fielding St	0.70mi	3/1.0 (+1)	1,022 (-1%)	2mo	$57,000	$56	58
7601 Stout St	0.50mi	3/1.0 (+1)	1,100 (+6%)	3mo	$140,000	$127	58
6427 Artesian St	0.51mi	3/1.0 (+1)	1,118 (+8%)	0mo	$100,000	$89	58
6506 Stahelin Ave	0.58mi	3/1.0 (+1)	960 (-7%)	2mo	$70,000	$73	54
7702 Patton St	0.63mi	3/1.0 (+1)	896 (-13%)	4mo	$74,000	$83	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.24×
• Total profit: $6,093
• Equity at exit: $13,270

10-year hold

• IRR: 12.8%
• Equity multiple: 1.86×
• Total profit: $21,481
• Equity at exit: $7,695

Cash invested: $24,920 (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: 369
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$467
• Tax from tax record: −$206 /mo · $2,470/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $385

Break-even live

Break-even rent $898

Max offer price $89,000

Occupancy floor 67%

Sensitivity live

Price	-10% $435	-5% $410	+0% $385	+5% $359	+10% $334
Rent	-10% $275	-5% $330	+0% $385	+5% $439	+10% $494
Rate	-1.0pp $429	-0.5pp $407	base $385	+0.5pp $362	+1.0pp $338

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	44d	1	0.29mi
20571 Brooklawn Dr Dearborn Heights, MI	3.0	2.0	1254	$1,850	$1.48	44d	1	0.35mi
7265 Braile St Detroit, MI	3.0	1.0	1200	$1,499	$1.25	25d	1	0.44mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	0.48mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	6d	1	0.55mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	17d	1	0.57mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.67mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	0.74mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.93mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	4d	10	0.99mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,061	$1.77	0d	11	1.02mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	1.07mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	44d	1	1.18mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	1.22mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.23mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	1.25mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.32mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	1.49mi

Listing history 50 events

1. 2026-06-21
   days on market $89,000 Active 102 DOM
2. 2026-06-18
   days on market $89,000 Active 99 DOM
3. 2026-06-17
   days on market $89,000 Active 98 DOM
4. 2026-06-15
   days on market $89,000 Active 96 DOM
5. 2026-06-13
   days on market $89,000 Active 94 DOM
6. 2026-06-13
   days on market $89,000 Active 93 DOM
7. 2026-06-09
   days on market $89,000 Active 90 DOM
8. 2026-06-08
   days on market $89,000 Active 89 DOM
9. 2026-06-07
   days on market $89,000 Active 88 DOM
10. 2026-06-04
    days on market $89,000 Active 85 DOM
11. 2026-06-03
    days on market $89,000 Active 84 DOM
12. 2026-06-01
    days on market $89,000 Active 82 DOM
13. 2026-05-31
    days on market $89,000 Active 81 DOM
14. 2026-03-11
    listed $89,000 Active 418-char remark

    Show marketing remark (418 chars)

    Great opportunity for investors or buyers looking to add value! This home located in Detroit offers solid potential and is ready for your vision. Property needs TLC but provides a great chance to renovate and build equity. Conveniently located near major roads, shopping, and local amenities. Perfect for a rehab project or rental investment. Property sold as-is. Bring your ideas and make this home shine again!BATVAD

15. 2026-03-11
    listed $89,000 Active 418-char remark

    Show marketing remark (418 chars)

    Great opportunity for investors or buyers looking to add value! This home located in Detroit offers solid potential and is ready for your vision. Property needs TLC but provides a great chance to renovate and build equity. Conveniently located near major roads, shopping, and local amenities. Perfect for a rehab project or rental investment. Property sold as-is. Bring your ideas and make this home shine again!BATVAD

16. 2023-08-11
    soldstatus $40,000 Sold
17. 2023-08-11
    soldstatus $40,000 Closed
18. 2023-08-10
    status Pending
19. 2023-08-10
    status Pending
20. 2023-08-10
    listed $40,000 Active
21. 2023-08-10
    listed $40,000 Active
22. 2023-02-06
    historical
23. 2023-02-06
    historical
24. 2022-12-03
    listed $69,750 Active
25. 2022-12-03
    listed $69,750 Active
26. 2022-11-18
    historical
27. 2022-03-30
    soldstatus $46,000
28. 2022-03-21
    soldstatus $46,000 Sold
29. 2022-03-21
    soldstatus $46,000 Closed
30. 2022-03-08
    status Pending
31. 2022-03-08
    status Pending
32. 2022-02-24
    price $55,000
33. 2022-02-24
    price $55,000
34. 2022-01-31
    listed $62,000 Active
35. 2022-01-31
    listed $62,000 Active
36. 2017-02-28
    soldstatus $19,500 Sold
37. 2017-02-28
    soldstatus $19,500 Closed
38. 2017-02-10
    status Pending
39. 2017-02-10
    status Pending
40. 2017-02-07
    status Active
41. 2017-02-07
    status Active
42. 2017-02-01
    status Pending
43. 2017-02-01
    status Pending
44. 2017-01-19
    price $23,500
45. 2017-01-19
    price $23,500
46. 2017-01-12
    price $24,500
47. 2017-01-12
    price $24,500
48. 2017-01-06
    price $25,500
49. 2017-01-05
    price $25,500
50. 2016-12-23
    listed $26,000 Active

ⓘ 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: $2,470 · $206/mo
• Projected year-2 tax: $2,470 · $206/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 ≥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: $16,622
• − Mortgage interest: −$4,985
• − Property taxes: −$2,470
• − Insurance: −$445
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$2,589
• Taxable income: $3,472
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $3,782/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

+242.3% since first listed

38 events — show timeline

• 2026-03-11 Listed $89,000 REALCOMP
• 2026-03-11 Listed $89,000 MiRealSource-MiMLS
• 2023-08-11 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2023-08-11 Sold (MLS) $40,000 REALCOMP
• 2023-08-10 Pending — MiRealSource-MiMLS
• 2023-08-10 Pending — REALCOMP
• 2023-08-10 Listed $40,000 MiRealSource-MiMLS
• 2023-08-10 Listed $40,000 REALCOMP
• 2023-02-06 Listing Removed — MiRealSource-MiMLS
• 2023-02-06 Listing Removed — REALCOMP
• 2022-12-03 Listed $69,750 MiRealSource-MiMLS
• 2022-12-03 Listed $69,750 REALCOMP
• 2022-11-18 Rental Removed — REALSOURCE
• 2022-03-30 Sold (Public Records) $46,000 Public Records
• 2022-03-21 Sold (MLS) $46,000 MiRealSource-MiMLS
• 2022-03-21 Sold (MLS) $46,000 REALCOMP
• 2022-03-08 Pending — MiRealSource-MiMLS
• 2022-03-08 Pending — REALCOMP
• 2022-02-24 Price Changed $55,000 MiRealSource-MiMLS
• 2022-02-24 Price Changed $55,000 REALCOMP
• 2022-01-31 Listed $62,000 MiRealSource-MiMLS
• 2022-01-31 Listed $62,000 REALCOMP
• 2017-02-28 Sold (MLS) $19,500 MiRealSource-MiMLS
• 2017-02-28 Sold (MLS) $19,500 REALCOMP
• 2017-02-10 Pending — MiRealSource-MiMLS
• 2017-02-10 Pending — REALCOMP
• 2017-02-07 Relisted — MiRealSource-MiMLS
• 2017-02-07 Relisted — REALCOMP
• 2017-02-01 Pending — MiRealSource-MiMLS
• 2017-02-01 Pending — REALCOMP
• 2017-01-19 Price Changed $23,500 MiRealSource-MiMLS
• 2017-01-19 Price Changed $23,500 REALCOMP
• 2017-01-12 Price Changed $24,500 MiRealSource-MiMLS
• 2017-01-12 Price Changed $24,500 REALCOMP
• 2017-01-06 Price Changed $25,500 MiRealSource-MiMLS
• 2017-01-05 Price Changed $25,500 REALCOMP
• 2016-12-23 Listed $26,000 MiRealSource-MiMLS
• 2016-12-22 Listed $26,000 REALCOMP

Property tax history

+6.1%/yr

Latest (2025): $2,470 · +36.6% YoY. Source: county tax records.