Deep Dive into Detroit Neighborhoods: Morningside

Welcome to our in-depth look at Detroit’s Morningside neighborhood—one of the city’s 183 unique communities. This series is designed for rental property investors, offering a detailed, street-level perspective to help you make informed decisions.

With over three decades of experience owning, financing, flipping, and managing properties in Detroit, we know this city inside and out. Now, we’re sharing that expertise with you.

Take a Walk Through Morningside

Our video gives you a feel for Morningside’s character and layout. Afterward, this article dives into the numbers and details that matter most to investors, including:

• Sales Trends
• Rent Trends
• Active Listings
• Tenant Demographics
• Neighborhood Livability

We’ll also pinpoint specific streets worth considering—and which ones to avoid. This is especially crucial in Detroit, where one block can greatly impact property values and tenant quality.

Finally, we’ll grade Morningside on its overall investment potential to help you compare it to other Detroit neighborhoods we’ve covered.

Our mission? To analyze every neighborhood in Detroit, one at a time, so you can invest with confidence.

Explore our past Deep Dives for more insights:

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 dive into Morningside.

Overview of Morningside - Detroit, Michigan

Morningside is an eastern Detroit neighborhood, framed by I-95 and Harper Avenue to the north, Mack Avenue to the south, Alter Road to the west, and Whittier Avenue to the east.

Source: Google Maps

Morningside lies on the edge of Detroit, where everything south of Mack Avenue transitions into the upscale Grosse Pointes. Crossing Mack changes everything—zip code, property values, and overall quality—all of which become significantly more exclusive in the Grosse Pointes.

To the east, East English Village (EEV) has established itself as a vibrant, desirable neighborhood with a charming blend of historic homes and a thriving cafe culture. Over the past 6-7 years, property prices there have soared, making it a hotspot for tenants and homebuyers alike.

Morningside, meanwhile, offers a more affordable alternative while still benefiting from its proximity to these trendy areas. Rich in period architecture, the neighborhood has become an appealing choice for both renters and investors seeking value without sacrificing location.

Fast Facts

Morningside is a Class C neighborhood currently undergoing a resurgence. Similar to nearby Cornerstone Village, it’s drawing new residents who are priced out of the Grosse Pointes and EEV, which means property values here are likely to rise soon.

Back in 2021, we gave Morningside a B+ rental investment grade for its affordability, a 1.7% rent-to-price (RTP) ratio, and its potential to attract tenants moving from costlier neighborhoods.

But how has the market shifted since then? Are home prices still low, and is the RTP ratio holding steady?

It’s time to take another Deep Dive into Morningside to find out.

Housing Market Analysis

To start, let’s look at property prices and rental trends in Morningside over the past few years.

Sale Trends

Home values in Morningside have skyrocketed by 200% over the past seven years, climbing from $31,850 in March 2017 to $95,585 by November 2024:

Source: Zillow

The average home price in Detroit is $74,882, meaning Morningside's $95,585 average is now above the city’s baseline but still highly affordable. Where else in the U.S. can you find detached homes under $100k in a major metro area?

With property values appreciating at 7.9% annually, this is a prime time to invest and capitalize on potential equity growth. Waiting could mean paying significantly more down the line.

But how do rents in Morningside stack up? Is the rent-to-price (RTP) ratio still at 1.7%? Let's dig into the numbers to find out.

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

Rent Trends

Since 2021, Morningside's average rent has jumped from $963 to $1,158 per month—a 20.2% increase in just three years.

Here’s how the housing market in Morningside has transformed since our last Deep Dive into the neighborhood:

Source: Niche.com and Zillow.com

Detroit’s rent and home sale prices have shown varied growth over the years. Average rents have risen 1.7% year-over-year, while sale prices have surged by 20.7% annually.

Neighboring East English Village currently boasts an average sale price of $140,116, with values steadily climbing.

As Morningside continues to grow and attract residents priced out of EEV, it’s poised for further appreciation. This makes Morningside an exciting opportunity for both homeowners and investors.

Investment Opportunities in Morningside

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

As of November 2024, East English Village has 42 homes currently available on the market:

These represent a balanced mix of newly-renovated and distressed properties, primarily single-family homes.

Stay tuned for a closer look at two key buying options—turnkey and fixer-upper properties—featuring real listings to help you decide.

But first, the rental market.

Currently, just 16 rental units are available as of November 2024:

Morningside’s housing market is dominated by detached single-family homes, nearly all of which are 3-bedroom, 2-bathroom properties. While apartments and multi-family units are steadily being developed, this remains the primary housing style in the neighborhood.

The average rent here is estimated at $1,300 to $1,800, depending on property size and finishes—higher than the earlier $1,158 average we noted. Currently, homes for rent under $1,300 are hard to find.

On the sales side, the average price sits at $95,585.

With average rents of $1,550, the rent-to-price (RTP) ratio comes to 1.62%, slightly below the 1.7% seen in 2021, but still quite strong.

Now, let’s take a closer look at some properties and crunch the numbers.

Example Investment Properties

Let’s take a look at two very different propositions on the market right now in Morningside, which happen to be on the same street.

1. The Fixer-Upper

One option on the market in Morningside is a true fixer-upper—a 3-bedroom home on Buckingham Ave.

This charming, tree-lined street is known for its peaceful vibe and historic brick homes, making it one of the most desirable spots for investment in the neighborhood

This 1930s fixer-upper offers plenty of potential at an attractive price point. Recently reduced by $10,000, it’s now priced under $50k, but you could probably negotiate that down to $45k or less.

While the interior needs a full renovation, the solid structure provides a great foundation. Renovation costs are estimated at $50,000, bringing the total investment to $95,000.

Once complete, the after-repair value (ARV) is projected at $120,000, with monthly rental income estimated at $1,300 and an RTP ratio of 1.37%.

Plus, the unfinished 1,070 sq. ft. basement offers exciting opportunities. Transform it into extra living space or a second unit, potentially increasing the property’s value to over $165,000 and monthly rent to $1,800-$2,400.

Not ready to take on such a big project?

Morningside also offers a range of rent-ready properties that make excellent investment options.

1. The Turnkey Rental

Here’s another house for sale for comparison, just a block away:

This property is 40% larger than the fixer-upper (excluding the unfinished basement) but shares the same lot size, showcasing what a simple, rent-ready renovation can achieve. It’s an excellent option for turnkey investors, especially those out-of-state, who prefer a hassle-free rental property.

With a purchase price of $129,300 and an estimated monthly rent of $1,400, this home meets the 1% rule without requiring any additional investment in improvements.

The RTP ratio comes in at 1.08%, making it a solid deal for rental investors.

These kinds of opportunities are becoming increasingly rare, but in Morningside, this gem is right there—ready and waiting.

Area and Tenant Quality

Now that we’ve looked at the numbers, let’s move on to a more qualitative analysis.

We’re going to analyze Morningside’s:

1. Housing Stock Quality
2. Tenant Quality
3. Area Development
4. Crime & Safety

To give an overall view of the liveability of the area, and what kinds of tenants it attracts.

Housing Stock

The Morningside neighborhood in Detroit traces its roots to the early 1900s, when narrow French ribbon farms were merged to create residential housing for the city’s booming population. Most homes here were constructed in the early 20th century, showcasing brick exteriors and a mix of architectural styles that add to the area’s charm.

This character-rich neighborhood is a hit with tenants, partly due to its aesthetic appeal. With 63.1% of residents being owner-occupiers—a higher rate than most of Detroit—pride of ownership is evident in the many well-maintained homes and neatly trimmed yards.

However, these are often contrasted with distressed properties, which present exciting opportunities for savvy investors.

For those eyeing fixer-uppers, some common issues to watch for include corroded cast-iron drainage pipes, asbestos in older heating systems or ceilings, lead paint, aging roofs and HVAC systems, and weak structural supports.

Properties from the 1920s and 1930s often need updates in these areas, so careful planning and budgeting are key.

Tenant Stock

When deciding on a rental property investment, one crucial aspect to evaluate—besides the property and its location—is the tenants.

What type of tenants can you anticipate in Morningside?

Here’s a breakdown:

Using the standard guideline that rent should equal about one-third of a tenant’s income, Morningside residents generally have the means to make reliable rent payments.

• Average Monthly Household Income: $4,185
• Average Monthly Rent: $1,158
• Income-to-Rent Ratio: 3.6x

That said, this area has its economic challenges. Per capita income is slightly lower than Detroit’s overall average, and the unemployment rate is marginally higher. This means the tenant pool is diverse, including both financially stable individuals and those in more precarious economic situations.

Translation: Tenant screening is absolutely crucial to securing dependable renters.

Summary: Morningside is classified as a Class C area.

It appeals to responsible tenants looking for budget-friendly alternatives to East English Village or the Grosse Pointes.

However, its lower level of economic development is visible in the variety of tenants you’ll encounter. Careful selection and thorough vetting are essential to a successful investment here.

Economic Development

Detroit is experiencing a remarkable revival, fueled by billions of dollars in investment and an influx of new businesses.

This economic resurgence is driving a property price surge in premium areas like East English Village (EEV), and the ripple effect is extending to neighboring neighborhoods such as Morningside.

Although development in Morningside has been slower, several exciting projects are on the horizon for 2024 and beyond, poised to transform the area further:

• 
  A proposed initiative will convert 5 vacant acres in Morningside into rentable agricultural plots for locals to cultivate vegetables, with plans for a 2-acre grape farm as well.

This ambitious plan includes a scenic walkway and a dog-friendly area, enhancing the neighborhood's appeal while promoting community engagement.

• 
  Mack Avenue, a key commercial corridor between Conner Street and Moross Road, is set for a major upgrade. This project will feature improved sidewalks, redesigned bus stops, new public spaces, modern street lighting, and striking artwork.

Slated for construction in 2025, the streetscape revitalization aims to boost foot traffic, support local businesses, and create a more vibrant community atmosphere.

• 
  Covering Morningside along with East English Village and Cornerstone Village, this project focuses on elevating housing, supporting local businesses, and enhancing public spaces.

Millions of public and private dollars will be funneled into the East Warren Avenue corridor, generating significant development momentum and creating opportunities for future growth.

With these projects underway, Morningside is positioned to benefit from Detroit’s broader comeback, offering a mix of community-driven initiatives and promising redevelopment efforts.

Crime and Safety

Resident reviews of Detroit, as highlighted by Niche.com, are largely positive, though some have expressed concerns over some streets’ safety, and how gentrification has contributed to rising housing prices elsewhere.

It’s worth noting that Detroit is a city where conditions can vary drastically from one block to the next. Because of this, selecting the right location is crucial when considering an investment here. Conducting thorough, on-the-ground research can provide valuable insights to help you make an informed decision.

Alternatively, partnering with a knowledgeable local agent—like us—can save you time and ensure you’re choosing a spot that aligns with your goals.

Investment Report Card

When it comes to evaluating Morningside’s potential as an investment, we use a standardized Report Card system. This approach allows us to objectively analyze each neighborhood and assign a clear overall grade.

Morningside’s Grade
This neighborhood earns a C/C- rating. It’s an area on the rebound, with plenty of opportunities for landlords to purchase distressed properties, make improvements, and benefit from solid buy-and-hold returns in the long run.

Key Investment Areas in Morningside
Here’s our breakdown of the most promising blocks to focus on:

• Balfour Street
  This street offers excellent opportunities for rental properties. For example, we recently spotted a home listed for $110k on Zillow. It required minimal work, but once renovated, it could easily rent for $1,200-$1,500 per month. Streets like this are full of potential.
• 
  
• Berkshire Street
  Possibly one of Morningside’s finest streets, it’s filled with charming brick homes, some still vacant. Prices here range from as low as $30k for fixer-uppers to $230k for fully renovated properties. This makes Berkshire a prime spot for investors looking to add value quickly.
• 
  
• Altar Road
  Active development is reshaping this area, with several new apartments and multi-family units already built. It’s an ideal location for either renovating existing properties or pursuing new construction projects.
• 
  
• Waveney and Chatsworth Corner
  This area’s appeal lies in its brick houses, well-maintained yards, and inviting sidewalks near the elementary school. It’s perfect for finding either turnkey properties or distressed rentals that you can improve and rent out with ease.
• 
  
• Buckingham and Cornwall Streets
  A few blocks in this area show a mix of opportunities. Some properties need about $40k in renovations to become livable, while others are already undergoing upgrades by local residents. Once completed, these homes are typically valued around $100k and could rent for $1,200-$1,500 per month.

Areas to Avoid
While there’s plenty of promise in Morningside, not all streets are ripe for investment. For instance:

• Waveney and Beaconsfield Corner
  This part of the neighborhood features abandoned homes with collapsing roofs and sparse surroundings that feel almost rural. It’s unlikely you’d see a return on investment here, so we urge you to steer clear.

The Importance of Research
Morningside, like much of Detroit, is a block-by-block type of place. Blindly investing without fully assessing each street could lead to costly mistakes. We always recommend thorough research—whether it’s visiting the area yourself or working with someone local who knows the neighborhood well (like us!).

A Final Thought

Looking back, we genuinely wish we’d purchased more properties in Morningside when we had the chance. That one regret speaks volumes about the area’s potential.

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 Morningside? for a list of our available units.