18903 Evergreen Rd · Detroit, MI 48219

$97,000

4 bd · 1.0 ba · 864 sqft · MultiFamily public records · 2 Days on market

Built 1947 3,049 sqft lot

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Public RemarksInvestor Special! Excellent opportunity to acquire a brick duplex in Detroit's Northwest neighborhood. This income-producing property features two spacious units, each offering 2 bedrooms and 1 bathroom. Ideal for investors, landlords, or owner-occupants looking to build equity and create long-term cash flow. Property requires renovation and is being sold as-is. Major value-add opportunity with strong rental demand in the area. Separate entrances, full basement, and detached garages provide additional upside potential. Conveniently located near major roadways, shopping, schools, and public transportation. Whether you're looking for your next BRRRR project, fix-and-flip, or buy-and-hold investment, this property offers the chance to add significant value through renovations. Buyer to verify all information. Proof of funds required for showings and offers.

Key facts

• Two spacious units
• Strong rental demand
• Brick duplex

Tags

• BRICK DUPLEX
• TWO SPACIOUS UNITS
• FULL BASEMENT
• DETACHED GARAGES
• STRONG RENTAL DEMAND
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer (sewer connected/available); Natural gas connected
• Home design: Residential income property (multi-family)
• Construction: Aluminum siding and brick exterior
• Exterior features: Corner lot; Composition and other roofing

Interior

• Bedrooms: Two 2-bedroom units (north unit and south unit)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $97k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $546/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Cap rate 19.8% 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; 27 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).
• At $2,179/mo this rent would consume 60% of the median local household income ($44k/yr) (locally 3584% 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 $671 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 15y 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 $11k; list at $97k implies a 782% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.25% ✓
• Cap rate: 19.79%
• Cash-on-cash: 48.22%
• DSCR: 3.15
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 51.2%
• Equity multiple: 3.40×
• Total profit: $65,316
• Equity at exit: $14,463

10-year hold

• IRR: 58.5%
• Equity multiple: 8.32×
• Total profit: $198,827
• Equity at exit: $8,387

Cash invested: $27,160 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,179 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $1,091

Break-even live

Break-even rent $798

Max offer price $97,000

Occupancy floor 45%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,180
Total (2 units)			$2,179

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	0.13mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	0.28mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	0.33mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.34mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	0.40mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	16d	1	0.44mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	4d	1	0.45mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	14d	1	0.57mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	43d	1	0.67mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	43d	1	0.69mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	4d	1	0.69mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	0.73mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	43d	1	0.79mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.85mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	0.88mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	0.91mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	16d	1	0.97mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	1.02mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	16d	1	1.03mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	23d	1	1.04mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	1.17mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	43d	1	1.24mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	14d	1	1.26mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	43d	1	1.27mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	10d	1	1.31mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	43d	1	1.34mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	43d	1	1.36mi

Listing history 3 events

1. 2026-06-18
   days on market $97,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $97,000 Active 1 DOM

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $1,233 · $103/mo
• Expected delta: +$261/yr (+$22/mo · 26.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $26,148
• − Mortgage interest: −$5,434
• − Property taxes: −$971
• − Insurance: −$485
• − Repairs & maintenance: −$2,092
• − Management: −$2,092
• − Depreciation: −$2,822
• Taxable income: $12,253
• Est. tax owed @ 24.0%: −$2,941
• After-tax cash flow: $10,156/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

+897.9% since first listed

25 events — show timeline

• 2026-06-17 Listed $97,000 REALCOMP
• 2026-06-16 Listed $97,000 MiRealSource-MiMLS
• 2025-10-04 Listing Removed — MiRealSource-MiMLS
• 2025-10-02 Relisted — MiRealSource-MiMLS
• 2025-10-01 Relisted — REALCOMP
• 2025-10-01 Listing Removed — REALCOMP
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-04-22 Relisted — REALCOMP
• 2025-04-21 Listing Removed — REALCOMP
• 2025-03-03 Relisted — MiRealSource-MiMLS
• 2025-03-03 Relisted — REALCOMP
• 2025-03-02 Listing Removed — REALCOMP
• 2025-03-01 Relisted — REALCOMP
• 2025-03-01 Listing Removed — MiRealSource-MiMLS
• 2025-03-01 Listing Removed — REALCOMP
• 2025-01-04 Price Changed $54,499 MiRealSource-MiMLS
• 2025-01-03 Price Changed $54,499 REALCOMP
• 2024-07-17 Price Changed $54,999 MiRealSource-MiMLS
• 2024-07-17 Price Changed $54,999 REALCOMP
• 2024-05-29 Price Changed $65,000 MiRealSource-MiMLS
• 2024-05-28 Price Changed $65,000 REALCOMP
• 2024-02-20 Listed $75,000 REALCOMP
• 2024-02-20 Listed $75,000 MiRealSource-MiMLS
• 2011-07-20 Sold (MLS) $11,000 MiRealSource-MiMLS
• 2011-05-25 Listed $9,720 MiRealSource-MiMLS

Property tax history

-1.2%/yr

Latest (2025): $971 · +0.6% YoY. Source: county tax records.