5698 Greenview Ave · Detroit, MI 48228

$99,000

2 bd · 1.0 ba · 719 sqft · SingleFamily public records · 22 Days on market

Built 1952 4,792 sqft lot Est $75k · 32% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

5698 Greenview – Investor Special! Great opportunity for investors or buyers looking to add value. Solid potential with spacious layout and strong upside. Perfect for renovation, rental income, or fix and flip. Conveniently located near major roads, shopping, and schools. Property sold as is. Don't miss this opportunity.

Key facts

• Rental income
• Spacious layout
• Conveniently located

Tags

• SPACIOUS LAYOUT
• RENTAL INCOME
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Detached 2-car garage
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-level (ground-level entry with steps)
• Construction: Aluminum siding; Slab foundation; One story
• Exterior features: Paved road access; Lot roughly 36.5 x 130 feet (0.11 acre)

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Finished basement; Total of 2 rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% 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); 363 active listings in the ZIP; 4 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 $1,394/mo this rent would consume 55% 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 $684 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 30y 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 $45k; list at $99k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.49%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $74,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5706 Greenview Ave	0.01mi	2/1.0	719 (0%)	10mo	$72,000	$100	91
6025 Rosemont Ave	0.23mi	2/1.0	713 (-1%)	11mo	$55,000	$77	79
6136 Brace St	0.24mi	2/1.0	708 (-2%)	9mo	$89,000	$126	78
6014 Faust Ave	0.17mi	2/1.0	769 (+7%)	16mo	$89,000	$116	67
6078 Plainview Ave	0.66mi	2/1.0	700 (-3%)	1mo	$54,500	$78	64
6339 Warwick St	0.51mi	3/1.0 (+1)	725 (+1%)	8mo	$75,000	$103	64
5736 Brace St	0.07mi	3/2.0 (+1)	825 (+15%)	5mo	$90,000	$109	59
6346 Warwick St	0.50mi	2/1.0	681 (-5%)	12mo	$50,000	$73	58
6434 Piedmont St W	0.61mi	2/1.0	693 (-4%)	9mo	$70,000	$101	58
6374 Rutland St	0.68mi	2/1.0	750 (+4%)	8mo	$95,000	$127	55
6394 Westwood St	0.65mi	3/1.0 (+1)	770 (+7%)	2mo	$90,000	$117	51
6522 Penrod St	0.61mi	2/1.0	672 (-6%)	14mo	$70,000	$104	49

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $7,091
• Equity at exit: $14,761

10-year hold

• IRR: 13.3%
• Equity multiple: 1.92×
• Total profit: $25,475
• Equity at exit: $8,560

Cash invested: $27,720 (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: 363
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $427

Break-even live

Break-even rent $853

Max offer price $99,000

Occupancy floor 64%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	0.10mi
4900 Heather Dr Dearborn, MI	1.0–2.0	1.0–2.0	921	$1,980	$2.15	2d	1	1.04mi
6980 Town Ln Dearborn Heights, MI	1.0	1.0	600	$895	$1.49	17d	1	1.10mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	1.36mi

Listing history 36 events

1. 2026-06-18
   days on market $99,000 Active 22 DOM
2. 2026-06-17
   days on market $99,000 Active 21 DOM
3. 2026-06-15
   days on market $99,000 Active 19 DOM
4. 2026-06-13
   days on market $99,000 Active 17 DOM
5. 2026-06-13
   days on market $99,000 Active 16 DOM
6. 2026-06-09
   days on market $99,000 Active 13 DOM
7. 2026-06-08
   days on market $99,000 Active 12 DOM
8. 2026-06-07
   days on market $99,000 Active 11 DOM
9. 2026-06-04
   days on market $99,000 Active 8 DOM
10. 2026-06-03
    days on market $99,000 Active 7 DOM
11. 2026-06-02
    days on market $99,000 Active 6 DOM
12. 2026-06-01
    days on market $99,000 Active 5 DOM
13. 2026-05-31
    days on market $99,000 Active 4 DOM
14. 2026-05-28
    listed $99,000 Active
15. 2026-05-27
    listed $99,000 Active 341-char remark

    Show marketing remark (341 chars)

    5698 Greenview – Investor Special! Great opportunity for investors or buyers looking to add value. Solid potential with spacious layout and strong upside. Perfect for renovation, rental income, or fix and flip. Conveniently located near major roads, shopping, and schools. Property sold as is. Don't miss this opportunity.

16. 2015-03-04
    historical
17. 2014-10-06
    historical
18. 2014-09-04
    listed $15,000
19. 2014-09-04
    listed $15,000
20. 2014-08-19
    historical
21. 2014-03-06
    historical
22. 2014-02-19
    listed $13,900
23. 2014-02-19
    listed $13,900
24. 2010-08-12
    historical
25. 2009-01-05
    listed $10,000
26. 2008-12-31
    historical
27. 2008-10-22
    listed $29,900
28. 2007-07-30
    historical
29. 2007-04-11
    listed $75,000
30. 2006-11-17
    historical
31. 2006-05-21
    listed $64,900
32. 2003-02-28
    soldstatus $45,000
33. 2003-01-27
    historical
34. 2002-12-16
    listed $46,900
35. 1997-04-06
    historical
36. 1996-12-09
    listed $49,900

ⓘ 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: $1,365 · $114/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$80/yr (+$7/mo · 5.8%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,729
• − Mortgage interest: −$5,546
• − Property taxes: −$1,365
• − Insurance: −$495
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$2,880
• Taxable income: $3,766
• Est. tax owed @ 24.0%: −$904
• After-tax cash flow: $4,222/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

+98.4% since first listed

23 events — show timeline

• 2026-05-28 Listed $99,000 REALCOMP
• 2026-05-27 Listed $99,000 MiRealSource-MiMLS
• 2015-03-04 Listing Removed — MiRealSource-MiMLS
• 2014-10-06 Listing Removed — REALCOMP
• 2014-09-04 Listed $15,000 MiRealSource-MiMLS
• 2014-09-04 Listed $15,000 REALCOMP
• 2014-08-19 Listing Removed — MiRealSource-MiMLS
• 2014-03-06 Listing Removed — REALCOMP
• 2014-02-19 Listed $13,900 REALCOMP
• 2014-02-19 Listed $13,900 MiRealSource-MiMLS
• 2010-08-12 Listing Removed — REALCOMP
• 2009-01-05 Listed $10,000 REALCOMP
• 2008-12-31 Listing Removed — REALCOMP
• 2008-10-22 Listed $29,900 REALCOMP
• 2007-07-30 Listing Removed — REALCOMP
• 2007-04-11 Listed $75,000 REALCOMP
• 2006-11-17 Listing Removed — REALCOMP
• 2006-05-21 Listed $64,900 REALCOMP
• 2003-02-28 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2003-01-27 Listing Removed — MiRealSource-MiMLS
• 2002-12-16 Listed $46,900 MiRealSource-MiMLS
• 1997-04-06 Listing Removed — REALCOMP
• 1996-12-09 Listed $49,900 REALCOMP

Property tax history

-1.0%/yr

Latest (2025): $1,365 · -9.2% YoY. Source: county tax records.