19736 N Stout St N · Detroit, MI 48219

$69,000

3 bd · 1.0 ba · 951 sqft · SingleFamily public records · 135 Days on market

Built 1947 4,792 sqft lot $73/sqft · 6% below area Est $86k · 20% under ↓ 14% since listing

---

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

Listing remarks MLS

GREAT OPPORTUNITY!! For a first-time home Buyer or Investor looking for a great opportunity to own this Beautiful 3-bedroom bungalow 2 story home. Cute and cozy, full basement with washer and dryer hookup, centrally located just off of seven mile and evergreen, . All showings are schedule 24 hour notice. Buyer’s agent must be physically present for all showings. Buyer to pay seller’s agent/broker $495 compliance & administration fee at closing. Property is sold AS-IS. All information is estimated, Buyer’s agent to verify all information. Serious inquiries only. Offers has to be accepted before we set up a showing.

Key facts

• 4,792 sq ft lot
• Built 1947
• Listed 134 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 10.1% 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); 308 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 37% of the median local income ($44k/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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 21y 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 $55k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 1.97% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.76%
• DSCR: 2.59
• GRM: 4.2

CMA / ARV

• ARV (median comp): $85,833
• List price: $69,000
• Delta: -19.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19734 Westbrook St	0.46mi	3/1.0	950 (-0%)	2mo	$63,500	$67	77
19145 Fielding St	0.37mi	3/1.5	924 (-3%)	1mo	$98,000	$106	75
19971 Patton St	0.22mi	2/1.5 (-1)	901 (-5%)	3mo	$54,000	$60	72
21338 Pembroke Ave	0.52mi	3/1.0	930 (-2%)	1mo	$115,000	$124	71
18555 Edinborough Rd	0.74mi	3/1.0	950 (-0%)	2mo	$70,000	$74	63
19711 Chapel St	0.61mi	3/1.0	1,014 (+7%)	1mo	$120,000	$118	60
20061 Pierson St	0.35mi	2/1.5 (-1)	869 (-9%)	4mo	$50,000	$58	59
19749 Huntington Rd	0.47mi	3/1.5	1,093 (+15%)	0mo	$169,999	$156	51
20300 Chapel St	0.72mi	3/1.0	1,043 (+10%)	1mo	$122,500	$117	50
19333 Grandville Ave	0.59mi	2/1.0 (-1)	851 (-10%)	3mo	$45,000	$53	47
18498 Heyden ST St	0.68mi	3/1.0	842 (-12%)	4mo	$9,000	$11	46
21700 Pembroke Ave	0.74mi	3/1.0	1,089 (+14%)	3mo	$155,000	$142	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 2.69×
• Total profit: $32,704
• Equity at exit: $10,288

10-year hold

• IRR: 46.2%
• Equity multiple: 6.62×
• Total profit: $108,536
• Equity at exit: $5,966

Cash invested: $19,320 (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: 308
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$362
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $576

Break-even live

Break-even rent $631

Max offer price $69,000

Occupancy floor 53%

Sensitivity live

Price	-10% $615	-5% $595	+0% $576	+5% $556	+10% $537
Rent	-10% $468	-5% $522	+0% $576	+5% $629	+10% $683
Rate	-1.0pp $610	-0.5pp $593	base $576	+0.5pp $558	+1.0pp $540

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	0.09mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	45d	1	0.23mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	18d	1	0.58mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	16d	1	0.60mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	25d	1	0.62mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	0.65mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	0.67mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	6d	1	0.75mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	0.80mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	45d	1	0.81mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	45d	1	0.83mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.83mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	18d	1	0.83mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	0.84mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	16d	1	0.85mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	45d	1	0.86mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	25d	1	0.89mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	25d	1	0.91mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	12d	1	0.91mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	45d	2	0.96mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	0.96mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	45d	1	0.97mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	18d	1	0.97mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	0.99mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	45d	1	1.01mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	45d	1	1.02mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	1.06mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	45d	1	1.09mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	45d	1	1.14mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	45d	1	1.15mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	1.17mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	18d	1	1.17mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	16d	1	1.23mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	45d	1	1.24mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	45d	1	1.24mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	18d	1	1.25mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	45d	1	1.27mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	18d	1	1.27mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	1.27mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	45d	1	1.27mi

Listing history 50 events

1. 2026-06-21
   days on market $69,000 Active 135 DOM
2. 2026-06-18
   days on market $69,000 Active 132 DOM
3. 2026-06-17
   days on market $69,000 Active 131 DOM
4. 2026-06-15
   days on market $69,000 Active 129 DOM
5. 2026-06-13
   days on market $69,000 Active 127 DOM
6. 2026-06-13
   days on market $69,000 Active 126 DOM
7. 2026-06-09
   days on market $69,000 Active 123 DOM
8. 2026-06-08
   days on market $69,000 Active 122 DOM
9. 2026-06-07
   days on market $69,000 Active 121 DOM
10. 2026-06-04
    days on market $69,000 Active 118 DOM
11. 2026-06-03
    days on market $69,000 Active 117 DOM
12. 2026-06-01
    days on market $69,000 Active 115 DOM
13. 2026-05-31
    days on market $69,000 Active 114 DOM
14. 2026-02-06
    listed $69,000 Active 645-char remark

    Show marketing remark (627 chars)

    GREAT OPPORTUNITY!! For a first-time home Buyer or Investor looking for a great opportunity to own this Beautiful 3-bedroom bungalow 2 story home. Cute and cozy, full basement with washer and dryer hookup, centrally located just off of seven mile and evergreen, . All showings are schedule 24 hour notice. Buyer's agent must be physically present for all showings. Buyer to pay seller's agent/broker $495 compliance & administration fee at closing. Property is sold AS-IS. All information is estimated, Buyer's agent to verify all information. Serious inquiries only. Offers has to be accepted before we set up a showing.

15. 2026-02-06
    listed $69,000 Active 627-char remark

    Show marketing remark (627 chars)

    GREAT OPPORTUNITY!! For a first-time home Buyer or Investor looking for a great opportunity to own this Beautiful 3-bedroom bungalow 2 story home. Cute and cozy, full basement with washer and dryer hookup, centrally located just off of seven mile and evergreen, . All showings are schedule 24 hour notice. Buyer's agent must be physically present for all showings. Buyer to pay seller's agent/broker $495 compliance & administration fee at closing. Property is sold AS-IS. All information is estimated, Buyer's agent to verify all information. Serious inquiries only. Offers has to be accepted before we set up a showing.

16. 2026-01-22
    historical
17. 2026-01-22
    historical
18. 2025-08-19
    listed $85,000 Active
19. 2025-08-19
    listed $85,000 Active
20. 2024-03-21
    historical
21. 2024-03-21
    historical
22. 2023-12-29
    historical
23. 2023-12-29
    historical
24. 2023-09-21
    listed $90,000 Active
25. 2023-09-21
    listed $90,000 Active
26. 2023-09-21
    listed $90,000
27. 2023-09-21
    listed $90,000 Active
28. 2022-09-02
    historical
29. 2022-09-02
    historical
30. 2022-03-28
    listed $59,900 Active
31. 2022-03-28
    listed $59,900 Active
32. 2019-01-22
    soldstatus $55,000
33. 2018-11-17
    historical
34. 2018-11-16
    historical
35. 2018-11-16
    status Active
36. 2018-10-24
    status Pending
37. 2018-10-23
    status Pending
38. 2018-09-04
    listed $35,000 Active
39. 2018-09-04
    listed $35,000 Active
40. 2018-09-01
    historical
41. 2018-09-01
    historical
42. 2018-08-22
    price $35,000
43. 2018-08-21
    price $35,000
44. 2018-07-10
    listed $38,000 Active
45. 2018-07-10
    listed $38,000 Active
46. 2018-06-30
    historical
47. 2018-06-30
    historical
48. 2018-03-30
    listed $38,000 Active
49. 2018-03-30
    listed $38,000 Active
50. 2006-05-15
    soldstatus $106,000

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/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 2/10 Low 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: $16,319
• − Mortgage interest: −$3,865
• − Property taxes: −$1,297
• − Insurance: −$345
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$2,007
• Taxable income: $6,194
• Est. tax owed @ 24.0%: −$1,486
• After-tax cash flow: $5,421/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

-13.8% since first listed

40 events — show timeline

• 2026-02-06 Listed $69,000 REALCOMP
• 2026-02-06 Listed $69,000 MiRealSource-MiMLS
• 2026-01-22 Listing Removed — MiRealSource-MiMLS
• 2026-01-22 Listing Removed — REALCOMP
• 2025-08-19 Listed $85,000 MiRealSource-MiMLS
• 2025-08-19 Listed $85,000 REALCOMP
• 2024-03-21 Listing Removed — MiRealSource-MiMLS
• 2024-03-21 Listing Removed — REALCOMP
• 2023-12-29 Listing Removed — MiRealSource-MiMLS
• 2023-12-29 Listing Removed — REALCOMP
• 2023-09-21 Listed $90,000 MiRealSource-MiMLS
• 2023-09-21 Listed $90,000 MiRealSource-MiMLS
• 2023-09-21 Listed $90,000 REALCOMP
• 2023-09-21 Listed $90,000 REALCOMP
• 2022-09-02 Listing Removed — REALCOMP
• 2022-09-02 Listing Removed — MiRealSource-MiMLS
• 2022-03-28 Listed $59,900 MiRealSource-MiMLS
• 2022-03-28 Listed $59,900 REALCOMP
• 2019-01-22 Sold (Public Records) $55,000 Public Records
• 2018-11-17 Listing Removed — REALCOMP
• 2018-11-16 Listing Removed — MiRealSource-MiMLS
• 2018-11-16 Relisted — REALCOMP
• 2018-10-24 Pending — MiRealSource-MiMLS
• 2018-10-23 Pending — REALCOMP
• 2018-09-04 Listed $35,000 MiRealSource-MiMLS
• 2018-09-04 Listed $35,000 REALCOMP
• 2018-09-01 Listing Removed — MiRealSource-MiMLS
• 2018-09-01 Listing Removed — REALCOMP
• 2018-08-22 Price Changed $35,000 MiRealSource-MiMLS
• 2018-08-21 Price Changed $35,000 REALCOMP
• 2018-07-10 Listed $38,000 MiRealSource-MiMLS
• 2018-07-10 Listed $38,000 REALCOMP
• 2018-06-30 Listing Removed — MiRealSource-MiMLS
• 2018-06-30 Listing Removed — REALCOMP
• 2018-03-30 Listed $38,000 MiRealSource-MiMLS
• 2018-03-30 Listed $38,000 REALCOMP
• 2006-05-15 Sold (Public Records) $106,000 Public Records
• 2006-03-24 Sold (MLS) $36,600 REALCOMP
• 2005-01-14 Listed $36,400 REALCOMP
• 2003-05-22 Sold (Public Records) $80,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,297 · +1.4% YoY. Source: county tax records.