Deep Dive into Detroit Neighborhoods: East English Village

Detroit is a magnet for buy-and-hold investors, thanks to its affordable property market, promising rental returns, and long-term appreciation prospects.

However, success requires a savvy approach to choosing the right neighborhood, as Detroit boasts a diverse array of 183 neighborhoods, each with distinct characteristics and varying opportunities, even from one block to the next.

To guide you through this complex landscape, we've launched our Deep Dive series, taking you on a detailed tour of Detroit's neighborhoods.

Our aim is to uncover potential rental investment opportunities, leveraging over 30 years of local expertise.

Today, we spotlight East English Village, celebrated as one of Detroit's most picturesque communities.

In our video walkthrough of the area, you'll see why - tree-lined streets, charming brick homes, and the quaint community life that makes East English Village so appealing:

Beyond its visual appeal, we delve into the neighborhood's investment viability, examining crucial factors such as:

• Trends in property sales
• Rental market dynamics
• Available properties
• Tenant demographics
• Overall neighborhood livability

At the conclusion of our analysis, we'll assign East English Village an investment potential score, offering a clear, comparative framework for evaluating your next property purchase in Detroit.

Explore the neighborhoods we've previously dissected in our Deep Dive series and compare them for yourself:

Interested in an area that’s not listed here? Please let us know! We’d be happy to share our data with you, and we’re always open to suggestions on which neighborhood to cover next.

But for now, let’s turn to our analysis of East English Village.

Overview

East English Village (EEV) has its borders as Harper Avenue to the north, Cadieux Road to the east, Mack Avenue to the south, and East Outer Drive to the west:

Source: Google Maps

Nestled just a short drive from Detroit, this neighborhood strikes a balance between suburban serenity and urban convenience.

Known for its charming period homes, excellent schools, and flourishing local businesses, it stands out as a highly desirable place to call home.

With roots tracing back to the 1930s through the 1950s, the area boasts a rich history that remains visible in its captivating architecture. Yet, it is also experiencing a modern renaissance, marked by the emergence of new apartment complexes and freshly constructed homes.

Despite its appeal, East English Village (EEV) is approximately 32% less densely populated than Detroit, largely due to its predominance of single-family homes over apartment buildings.

Here's a quick snapshot of the area:

Compared to its affluent neighbor, Grosse Pointe, EEV ranks as a more upscale locale, outpacing nearby Cornerstone Village and Morningside in development. This upward trajectory has even prompted some residents to relocate due to rising costs.

Overall, it's a solid B+ neighborhood.

In our 2022 Deep Dive, we awarded East English Village an “A” for rental investment potential, highlighting its affordable homes conducive to positive cash flow, high rental demand from reliable tenants, and well-maintained housing stock that minimizes renovation costs.

However, the market has evolved since then.

For those eyeing rental properties in EEV in 2024, be prepared to invest effort.

Unlike other Detroit neighborhoods, it's challenging to find turnkey properties that meet the 1% rule without additional work.

If you're up for the challenge, continue reading, and we’ll show you how to find undervalued properties under $100k, which, after renovation, could yield substantial returns.

(We’ll even show you which streets to focus on!)

Now, let's dive into the numbers.

Housing Market Analysis

To start, we’ll look at property prices and rent amount trends in East English Village over the past few years.

Sale Trends

Home values here have increased 264% from in June 2016 ($38,518) to November 2024 ($140,116):

Source: Zillow

The typical home price across Detroit stands at $74,882, making properties in this neighborhood nearly twice as costly, and indicating a deceleration in appreciation rates.

Essentially, this area has largely undergone gentrification, with much of the substantial equity growth already realized.

However, opportunities for excellent deals still exist for those willing to tackle renovations. We'll explore some of the properties currently available to demonstrate this, so stay tuned.

Want more info on specific investment opportunities in East English Village, Detroit, or Michigan? for a free consultation.

Rent Trends

In 2022, East English Village had average rents pegged at $824 per month, but finding listings below $1,000 was already a challenge.

Jump to 2024, and the rental landscape has shifted significantly, with average rents now at $1,307, reaching up to $1,595 according to some reports.

The market is predominantly filled with single-family homes, where three-bedroom properties are renting between $1,500 and $1,800 monthly, influenced by the quality of their finishings.

Here’s a comparative view of the market evolution since our previous in-depth look at East English Village:

Source: Rent.com and Zillow.com

Over the past year, Detroit has seen average rent increases of 1.7%, with home sale prices surging by 20.7%.

Although appreciation continues and rental prices are on the rise, East English Village may not offer the explosive value gains found in neighborhoods like Cornerstone Village, where early investment could capitalize on pre-boom development conditions. In East English Village, the surge in property values has already largely occurred.

Investment Opportunities in East English Village

Now, let’s look at some units for sale right now.

As of the time of writing (November 2024), there are 42 houses on the market in East English Village:

The current property landscape here is dominated by newly-renovated homes, which leaves little room for investors seeking substantial returns. However, there are still a few vacant properties that require repairs, and we'll delve into one shortly.

For now, let's shift our focus to the rental scene.

As of November 2024, there are only 23 rental listings available:

Rental prices in East English Village typically fall between $1,200 and $2,000 per month.

Here's a snapshot of the current average rents:

• Two-bedroom units average $1,250
• Three-bedroom units average $1,500
• Four-bedroom units average $1,800

The area offers a blend of apartment complexes and single-family homes, presenting an opportunity to maximize profits by converting single-family properties into multi-family dwellings.

Example Property

Let's delve into some properties to evaluate their investment potential.

Given the tight Rent-to-Price (RTP) ratios, the most lucrative returns often come from flipping homes or purchasing and renovating properties in disrepair to prepare them for the rental market.

Consider, for example, this two-bedroom house located on Yorkshire Street, a charming boulevard lined with stately brick architecture:

The listing doesn’t show the interior, which usually means it’s bad.

So, assuming it needs essentially a gut renovation, here are some sample figures:

Purchase Price: $90,000 (according to the Zestimate)

Repair Costs: $30,000

After-Repair Value: $120,000

Monthly Rent: $1,300

RTP Ratio: 1.08%

Not too shabby.

The estimated market value for this property, once fully renovated, is approximately $165,000. However, transforming it into a three-bedroom home, which should be feasible given its 1,440 square feet, could elevate its worth to around $200,000.

This conversion could also yield a monthly rental income between $1,800 and $2,000. This presents an enticing opportunity for those interested in flipping, offering a promising short-term investment.

To illustrate the potential of a complete renovation, look at another property on Yorkshire Street, situated just a few blocks away:

This has 4 bedrooms instead of 2, but it’s a good example of the high level of finishings developers are using when renovating properties in East English Village.

Area and Tenant Quality

We’ve crunched the numbers.

Now, let's shift gears and dive into a more qualitative look at East English Village.

We’ll explore the quality of the housing stock, evaluate the kinds of tenants living here, consider how the area is developing, and assess safety and crime rates. This will give us a well-rounded picture of what makes this neighborhood tick and the type of people it tends to draw in.

Housing Stock

In East English Village, you’ll find a strong sense of permanence with a whopping 63% of homes being owner-occupied. Residents here tend to stick around, which means these homes are lovingly maintained.

As you stroll through the neighborhood, you’ll notice the abundance of charming red brick houses, with 78.8% being detached and built between 1930 and 1950. These homes average 66 years in age, offering plenty of historical charm without the hefty maintenance headaches common in older homes around Detroit, which often range from 70 to 100 years.

The neighborhood is a delightful mix of architectural styles, thanks to homes being built by individual owners rather than developers. This means you’ll see everything from Colonial and Tudor to Cape Cod and bungalow styles, avoiding the cookie-cutter look.

Despite this charm, there are still some vacant properties ripe for renovation, presenting exciting investment opportunities. However, it’s important to be cautious about potential renovation challenges.

Common issues in these older homes include tilted or rusted cast-iron pipes, asbestos in heating systems and ceiling textures, lead paint, weakened structural supports, lack of wall insulation, and outdated roofing, plumbing, HVAC, and electrical systems.

These are typical of properties from the 1950s. To mitigate risks, it’s wise to hire a professional inspector before buying. This way, you can plan for necessary repairs and incorporate these costs into your investment strategy.

Tenant Stock

When sizing up a rental investment, after pinpointing the location and evaluating the property, your next focus should be on the tenants.

So, what tenant profile does East English Village present compared to the broader Detroit area?

Here's a glimpse:

East English Village, in our view, boasts some of the finest tenant demographics in Detroit. The area attracts a vibrant mix of retirees, both blue-collar and white-collar workers, and young families. The upscale nature of the housing here draws tenants who truly value and care for their homes, which is a big plus for landlords.

Moreover, rent affordability is hardly an issue in this neighborhood. Following the typical guideline that rent should be about one-third of monthly income, EEV residents comfortably exceed this benchmark:

Average Monthly Household Income: $5,812
Average Monthly Rent: $1,307
Income = 4.45 times Monthly Rent

In essence, East English Village is a solid Class B+ area, favored for its high-quality living conditions and appealing tenant base.

Economic Development

Detroit is experiencing a remarkable revival, with significant investment flooding into the city and attracting new businesses. This surge is causing a property price ripple effect, particularly noticeable in East English Village and its neighboring areas.

Let’s take a closer look at some key real estate developments making waves in East English Village in 2024:

• 
  This exciting addition is an $8 million mixed-use affordable housing project that officially opened in October 2024. Located on the East Warren Ave Corridor, it features 18 apartments and a 2,000 square foot fitness studio.

This project is part of a larger $42 million plan to rejuvenate the entire corridor, signaling a promising future for the area.

• 
  Greatwater Homes, a local developer, is spearheading a project of new detached homes along Fischer Street near Kercheval. They are building on 18 lots, with homes ranging from 900 to 1,800 square feet.

The swift sale of two homes within a week—priced from the high $200,000s to high $300,000s—highlights strong interest. These homes come with garages, air conditioning, and high-end fixtures, underscoring investor confidence in the area's lucrative potential for new constructions.

• 
  This project is transforming an old beauty school at 16703 E. Warren Avenue into 6-9 residential apartments, complete with ground-floor retail space for restaurants and cafes.

The building is undergoing a complete overhaul and serves as another testament to the ongoing investment boom along E. Warren.

All these developments point to East English Village as a hotspot for investors, despite its high property prices. The area promises rewarding returns, particularly through new builds and renovation projects.

Crime and Safety

East English Village is generally perceived as safer than the broader Detroit area.

Feedback from Niche.com highlights a lot of positive sentiment among residents, though some have raised concerns about rising house prices due to gentrification.

Detroit is known for its block-by-block character, making it crucial to choose your investment location wisely. We strongly advise getting a firsthand feel for the area or partnering with a local expert (like us!) who can provide on-the-ground insights before making any purchase decisions.

Investment Report Card

Now let's bring all this information together to assess how East English Village stacks up. We've designed a standardized Report Card for every neighborhood, providing clarity on how we arrive at our overall ratings for each location:

East English Village presents a compelling opportunity for investors who:

• Are interested in flipping properties under $150k with a potential for impressive returns.
• Are prepared to renovate homes to make them rental-ready.
• Aim to attract higher-quality tenants.

While not among the most budget-friendly neighborhoods in Detroit, East English Village offers a relatively secure investment compared to some of the city’s more affordable districts. There are still good deals to be discovered.

Consider focusing on:

• Cadieux and Warren area:

This is the core of EEV, now enhanced with a new bike lane for cycling enthusiasts.

The area boasts various excellent dining options, from outdoor BBQ joints to popular chain restaurants.

Recently, a client flipped a house here, buying it for $60-70k, investing $30k in renovations, and selling for $120k, making it a promising spot for flippers.

• Kensington & Yorkshire Streets:

These charming, well-maintained brick neighborhoods are perfect for families, with kids playing in the streets, earning them a solid B+ rating.

Although much of the renaissance has already taken place here, properties under $150k can still be found and flipped for significant profit, often selling at around $250k after renovations.

Just a block over on Yorkshire St., there are additional vacant properties ripe for development—ideal for those ready to invest time and effort.

For landlords who find themselves priced out of EEV, Cornerstone Village offers a viable alternative.

Though it too is witnessing an uptick in home prices and rents, it lags behind East English Village in terms of gentrification, providing investors with ample opportunities to enhance value and enjoy substantial returns.

-------

Stay tuned for our upcoming Deep Dives into other Detroit neighborhoods. If you have a specific area in mind, leave a comment, and we'll be sure to cover it in one of our next installments.

Want to explore investment properties in East English Village? for a list of our available units.