19140 Winthrop St · Detroit, MI 48235

$94,500

3 bd · 1.0 ba · 1,151 sqft · SingleFamily public records · 77 Days on market

Built 1940 6,534 sqft lot $82/sqft · 14% above area Est $83k · 14% 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 +9.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Tenant Occupied * * Do not disturb tenants. Updated and maintained Brick Bungalow. Large master suite upstairs with a half bathroom!

Key facts

• 6,534 sq ft lot
• Built 1940
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $89k (6.0% 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 rising (+3.2%/yr); 290 active listings in the ZIP; 40 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).
• This rent runs 42% of the median local income ($39k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $653 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 + 3.2% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.47% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.56%
• DSCR: 1.78
• GRM: 5.7

CMA / ARV

• ARV (median comp): $83,168
• List price: $94,500
• Delta: 13.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19412 Sussex St	0.33mi	3/1.0	1,170 (+2%)	2mo	$93,000	$79	80
18239 Saint Marys St	0.61mi	3/1.0	1,136 (-1%)	1mo	$124,900	$110	68
16910 Pembroke Ave	0.71mi	3/1.0	1,150 (-0%)	1mo	$50,000	$43	66
18477 Prevost St	0.39mi	3/2.0	1,234 (+7%)	2mo	$163,695	$133	64
19412 Prest St	0.25mi	2/1.0 (-1)	1,267 (+10%)	3mo	$67,500	$53	64
19152 Whitcomb St	0.19mi	2/1.5 (-1)	1,012 (-12%)	1mo	$110,000	$109	63
19348 Montrose St	0.16mi	3/1.5	990 (-14%)	5mo	$145,900	$147	63
19160 Gilchrist St	0.61mi	3/1.0	1,100 (-4%)	5mo	$85,000	$77	60
19477 Prest St	0.29mi	3/2.0	1,300 (+13%)	1mo	$173,000	$133	60
16442 Pembroke Ave	0.68mi	3/1.0	1,050 (-9%)	4mo	$40,000	$38	50
18052 Prevost St	0.65mi	3/1.5	1,270 (+10%)	5mo	$90,000	$71	46
19400 Lindsay St	0.69mi	2/1.0 (-1)	1,300 (+13%)	5mo	$18,000	$14	37

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.37×
• Total profit: $9,749
• Equity at exit: $14,090

10-year hold

• IRR: 18.7%
• Equity multiple: 2.58×
• Total profit: $41,912
• Equity at exit: $8,171

Cash invested: $26,460 (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 48235

• Rents YoY: 3.2%
• Active inventory: 290
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$496
• Tax from tax record: −$176 /mo · $2,111/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $387

Break-even live

Break-even rent $900

Max offer price $94,500

Occupancy floor 67%

Sensitivity live

Price	-10% $441	-5% $414	+0% $387	+5% $360	+10% $334
Rent	-10% $277	-5% $332	+0% $387	+5% $442	+10% $497
Rate	-1.0pp $435	-0.5pp $411	base $387	+0.5pp $363	+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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	6d	1	0.24mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.33mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	4d	1	0.33mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	20d	1	0.35mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	18d	1	0.36mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	6d	1	0.39mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	18d	1	0.42mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	5d	1	0.46mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	18d	1	0.54mi
19307 Lindsay St Detroit, MI	2.0	1.0	900	$1,100	$1.22	0d	1	0.68mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	18d	1	0.79mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	18d	1	0.81mi
17573 Asbury Park Detroit, MI	3.0	2.0	990	$1,400	$1.41	0d	1	0.84mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	45d	1	0.84mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	16d	5	0.90mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	0.91mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	6d	1	0.96mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,300	$0.90	0d	1	0.97mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	45d	1	0.98mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	0.98mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	0d	1	0.99mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	4d	1	0.99mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	6d	1	1.02mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	18d	1	1.03mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	16d	1	1.04mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	18d	1	1.08mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,423	$1.38	0d	1	1.08mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	25d	1	1.10mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	6d	1	1.11mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,500	$1.49	0d	1	1.14mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	45d	1	1.15mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	3d	1	1.20mi
20200 Ashton Ave Detroit, MI	3.0	1.0	1200	$1,200	$1.00	18d	1	1.23mi
20426 Tracey St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	25d	1	1.30mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	45d	1	1.32mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	1.35mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	45d	1	1.35mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	18d	1	1.38mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	45d	1	1.38mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	1.39mi

Listing history 29 events

1. 2026-06-18
   days on market $94,500 Active 77 DOM
2. 2026-06-17
   days on market $94,500 Active 76 DOM
3. 2026-06-15
   days on market $94,500 Active 74 DOM
4. 2026-06-13
   days on market $94,500 Active 72 DOM
5. 2026-06-13
   days on market $94,500 Active 71 DOM
6. 2026-06-09
   days on market $94,500 Active 68 DOM
7. 2026-06-08
   days on market $94,500 Active 67 DOM
8. 2026-06-07
   days on market $94,500 Active 66 DOM
9. 2026-06-04
   days on market $94,500 Active 63 DOM
10. 2026-06-03
    days on market $94,500 Active 62 DOM
11. 2026-06-02
    days on market $94,500 Active 61 DOM
12. 2026-06-01
    days on market $94,500 Active 60 DOM
13. 2026-05-31
    days on market $94,500 Active 59 DOM
14. 2026-05-02
    price $94,500 140-char remark

    Show marketing remark (140 chars)

    * * Tenant Occupied * * Do not disturb tenants. Updated and maintained Brick Bungalow. Large master suite upstairs with a half bathroom!

15. 2026-05-01
    price $94,500 139-char remark

    Show marketing remark (139 chars)

    * * Tenant Occupied * * Do not disturb tenants. Updated and maintained Brick Bungalow. Large master suite upstairs with a half bathroom!

16. 2026-05-01
    price $94,500

    Show marketing remark (139 chars)

    * * Tenant Occupied * * Do not disturb tenants. Updated and maintained Brick Bungalow. Large master suite upstairs with a half bathroom!

17. 2026-04-02
    listed $99,500 Active 140-char remark

    Show marketing remark (139 chars)

    * * Tenant Occupied * * Do not disturb tenants. Updated and maintained Brick Bungalow. Large master suite upstairs with a half bathroom!

18. 2026-04-02
    listed $99,500 Active 139-char remark

    Show marketing remark (139 chars)

    * * Tenant Occupied * * Do not disturb tenants. Updated and maintained Brick Bungalow. Large master suite upstairs with a half bathroom!

19. 2026-04-02
    listed $99,500 Active

    Show marketing remark (139 chars)

    * * Tenant Occupied * * Do not disturb tenants. Updated and maintained Brick Bungalow. Large master suite upstairs with a half bathroom!

20. 2021-05-03
    soldstatus $84,900
21. 2012-04-25
    soldstatus $7,500
22. 2012-04-25
    soldstatus $7,500
23. 2012-04-16
    historical
24. 2012-04-16
    historical
25. 2012-04-04
    listed $5,550
26. 2012-04-04
    listed $5,550
27. 1999-09-29
    soldstatus $96,000
28. 1999-08-18
    soldstatus $96,000
29. 1999-04-07
    listed $89,900

ⓘ 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: $2,111 · $176/mo
• Projected year-2 tax: $2,111 · $176/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 ≥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: $16,678
• − Mortgage interest: −$5,293
• − Property taxes: −$2,111
• − Insurance: −$472
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$2,749
• Taxable income: $3,383
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,833/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+5.1% since first listed

16 events — show timeline

• 2026-05-02 Price Changed $94,500 REALCOMP
• 2026-05-01 Price Changed $94,500 MiRealSource-MiMLS
• 2026-05-01 Price Changed $94,500 SW Michigan MLS
• 2026-04-02 Listed $99,500 SW Michigan MLS
• 2026-04-02 Listed $99,500 MiRealSource-MiMLS
• 2026-04-02 Listed $99,500 REALCOMP
• 2021-05-03 Sold (Public Records) $84,900 Public Records
• 2012-04-25 Sold (MLS) $7,500 REALCOMP
• 2012-04-25 Sold (MLS) $7,500 MiRealSource-MiMLS
• 2012-04-16 Listing Removed — REALCOMP
• 2012-04-16 Listing Removed — MiRealSource-MiMLS
• 2012-04-04 Listed $5,550 REALCOMP
• 2012-04-04 Listed $5,550 MiRealSource-MiMLS
• 1999-09-29 Sold (Public Records) $96,000 Public Records
• 1999-08-18 Sold (MLS) $96,000 REALCOMP
• 1999-04-07 Listed $89,900 REALCOMP

Property tax history

+4.1%/yr

Latest (2025): $2,111 · -10.1% YoY. Source: county tax records.