19174 Woodingham Dr · Detroit, MI 48221

$165,000

3 bd · 1.0 ba · 1,468 sqft · SingleFamily public records · 23 Days on market

Built 1928 4,356 sqft lot $112/sqft · 12% below area Est $187k · 12% under

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Why this score? — see what drove the D+ 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 +16.5/30.0
• ARV discount +12.8/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 19174 Woodingham in Detroit's sought-after Bagley area! This classic brick home offers timeless character, spacious living areas, and endless potential for homeowners or investors alike. Features include generous room sizes, hardwood flooring, a functional layout, and plenty of natural light throughout. Conveniently located near the Avenue of Fashion, dining, shopping, parks, and major freeways. A great opportunity to own in one of Detroit's most established neighborhoods! Property SOLD AS-IS. Priced to sell!

Key facts

• Hardwood flooring
• Major freeways
• Natural light

Tags

• HARDWOOD FLOORING
• NATURAL LIGHT
• DINING
• SHOPPING
• PARKS
• MAJOR FREEWAYS

Property features AI

Finance

• Other: Residential property in SCHERERS HUGO SEVEN MILE DRIVE subdivision; Directions: East of Wyoming, north of 7 Mile Rd

Exterior

• Parking: Detached garage with garage door opener (2 garage spaces)
• Utilities: Public water; Public sewer available
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Brick construction
• Exterior features: Paved road access; Lot approximately 0.1 acre (35 x 122.5)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (8.0% below list).
• Recommended offer: $152k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+3.4%/yr); 349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $165k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,849 (8.0% below list)

Questions for the listing agent

1. Built in 1928 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (median comp): $186,984
• List price: $165,000
• Delta: -11.76%
• 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
19372 Santa Barbara Dr	0.14mi	3/1.5	1,421 (-3%)	2mo	$218,500	$154	85
18947 Cherrylawn St	0.31mi	3/1.0	1,460 (-0%)	1mo	$110,000	$75	83
18679 Santa Barbara Dr	0.24mi	3/1.0	1,353 (-8%)	2mo	$113,400	$84	74
18674 San Juan Dr	0.31mi	3/2.0	1,538 (+5%)	4mo	$210,000	$137	70
19703 Santa Barbara Dr	0.31mi	2/1.0 (-1)	1,400 (-5%)	5mo	$110,000	$79	68
17600 Santa Barbara Dr	0.72mi	3/1.0	1,446 (-2%)	2mo	$145,000	$100	62
18445 Roselawn St	0.42mi	3/1.0	1,609 (+10%)	5mo	$91,000	$57	60
18461 Wisconsin St	0.54mi	4/1.5 (+1)	1,498 (+2%)	7mo	$226,000	$151	59
18438 Prairie St	0.48mi	3/2.0	1,380 (-6%)	6mo	$220,000	$159	58
18646 Ilene St	0.69mi	4/1.0 (+1)	1,543 (+5%)	5mo	$98,000	$64	50
18978 Indiana St	0.43mi	3/3.0	1,306 (-11%)	7mo	$154,000	$118	48
18037 Pennington Dr	0.66mi	3/1.5	1,672 (+14%)	0mo	$91,000	$54	44

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-19,944
• Equity at exit: $24,602

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-6,692
• Equity at exit: $14,266

Cash invested: $46,200 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$865
• Tax from tax record: −$170 /mo · $2,034/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $96

Break-even live

Break-even rent $1,397

Max offer price $165,000

Occupancy floor 89%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	44d	1	0.44mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	5d	1	0.50mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	44d	1	0.55mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	17d	1	0.55mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.62mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	17d	1	0.63mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	0.65mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	44d	1	0.80mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	24d	1	0.82mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	24d	1	0.83mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	44d	1	0.83mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	44d	1	0.86mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	44d	1	0.90mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	18d	1	0.90mi
20129 Stratford Rd Unit 2 Detroit, MI	2.0	1.0	1100	$1,223	$1.11	24d	1	0.92mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.93mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	24d	1	1.02mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	20d	1	1.02mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	44d	1	1.05mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	5d	1	1.06mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	1.06mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	1.08mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	24d	1	1.08mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	44d	1	1.08mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	18d	1	1.10mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	44d	1	1.10mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	44d	1	1.11mi
20643 Stratford Rd Unit 1 Detroit, MI	2.0	1.5	1000	$1,250	$1.25	44d	1	1.11mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	44d	1	1.15mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	44d	1	1.19mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	44d	1	1.19mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	17d	1	1.22mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	3d	1	1.24mi
631 Shasta Pl Ferndale, MI	3.0	2.0	1317	$2,100	$1.59	44d	1	1.24mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	1.30mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	1.33mi
695 Livernois St Unit 2 Ferndale, MI	2.0	1.0	950	$2,350	$2.47	4d	1	1.36mi
695 Livernois St Unit 1 Ferndale, MI	2.0	2.0	1500	$2,750	$1.83	12d	1	1.36mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	17d	1	1.39mi
351 Edgewood Pl Unit 2 Ferndale, MI	3.0	2.0	1600	$2,200	$1.38	18d	1	1.42mi

Listing history 14 events

1. 2026-06-04
   status $165,000 Pending 23 DOM
2. 2026-06-03
   days on market $165,000 Active Under Contract 23 DOM

   Show marketing remark (525 chars)

   Welcome to 19174 Woodingham in Detroit's sought-after Bagley area! This classic brick home offers timeless character, spacious living areas, and endless potential for homeowners or investors alike. Features include generous room sizes, hardwood flooring, a functional layout, and plenty of natural light throughout. Conveniently located near the Avenue of Fashion, dining, shopping, parks, and major freeways. A great opportunity to own in one of Detroit's most established neighborhoods! Property SOLD AS-IS. Priced to sell!

3. 2026-06-02
   days on market $165,000 Active Under Contract 22 DOM
4. 2026-06-01
   days on market $165,000 Active Under Contract 21 DOM
5. 2026-05-31
   days on market $165,000 Active Under Contract 20 DOM
6. 2026-05-11
   listed $165,000 Active 537-char remark

   Show marketing remark (525 chars)

   Welcome to 19174 Woodingham in Detroit's sought-after Bagley area! This classic brick home offers timeless character, spacious living areas, and endless potential for homeowners or investors alike. Features include generous room sizes, hardwood flooring, a functional layout, and plenty of natural light throughout. Conveniently located near the Avenue of Fashion, dining, shopping, parks, and major freeways. A great opportunity to own in one of Detroit's most established neighborhoods! Property SOLD AS-IS. Priced to sell!

7. 2026-05-11
   listed $165,000 Active 525-char remark

   Show marketing remark (525 chars)

   Welcome to 19174 Woodingham in Detroit's sought-after Bagley area! This classic brick home offers timeless character, spacious living areas, and endless potential for homeowners or investors alike. Features include generous room sizes, hardwood flooring, a functional layout, and plenty of natural light throughout. Conveniently located near the Avenue of Fashion, dining, shopping, parks, and major freeways. A great opportunity to own in one of Detroit's most established neighborhoods! Property SOLD AS-IS. Priced to sell!

8. 2013-12-02
   soldstatus $45,000
9. 2013-11-08
   soldstatus $45,000

   Show marketing remark (452 chars)

   This beautiful well maintained home in the Bagley Community offers spacious bedrooms, original wood trim, glass door knobs, leaded glass french windows and doors, along with an ornate carved wood fireplace. The kitchen has granite countertops, and the main bath was updated in 2011. There is a relaxing deck, manicured landscaping and an underground water sprinkler to maintain it all. Perfect family home on a quiet block. Bring us an offer to review!

10. 2013-11-08
    soldstatus $45,000

    Show marketing remark (452 chars)

    This beautiful well maintained home in the Bagley Community offers spacious bedrooms, original wood trim, glass door knobs, leaded glass french windows and doors, along with an ornate carved wood fireplace. The kitchen has granite countertops, and the main bath was updated in 2011. There is a relaxing deck, manicured landscaping and an underground water sprinkler to maintain it all. Perfect family home on a quiet block. Bring us an offer to review!

11. 2013-10-14
    historical

    Show marketing remark (452 chars)

    This beautiful well maintained home in the Bagley Community offers spacious bedrooms, original wood trim, glass door knobs, leaded glass french windows and doors, along with an ornate carved wood fireplace. The kitchen has granite countertops, and the main bath was updated in 2011. There is a relaxing deck, manicured landscaping and an underground water sprinkler to maintain it all. Perfect family home on a quiet block. Bring us an offer to review!

12. 2013-10-14
    historical

    Show marketing remark (452 chars)

    This beautiful well maintained home in the Bagley Community offers spacious bedrooms, original wood trim, glass door knobs, leaded glass french windows and doors, along with an ornate carved wood fireplace. The kitchen has granite countertops, and the main bath was updated in 2011. There is a relaxing deck, manicured landscaping and an underground water sprinkler to maintain it all. Perfect family home on a quiet block. Bring us an offer to review!

13. 2013-08-25
    listed $49,900

    Show marketing remark (452 chars)

    This beautiful well maintained home in the Bagley Community offers spacious bedrooms, original wood trim, glass door knobs, leaded glass french windows and doors, along with an ornate carved wood fireplace. The kitchen has granite countertops, and the main bath was updated in 2011. There is a relaxing deck, manicured landscaping and an underground water sprinkler to maintain it all. Perfect family home on a quiet block. Bring us an offer to review!

14. 2013-08-25
    listed $49,900

    Show marketing remark (452 chars)

    This beautiful well maintained home in the Bagley Community offers spacious bedrooms, original wood trim, glass door knobs, leaded glass french windows and doors, along with an ornate carved wood fireplace. The kitchen has granite countertops, and the main bath was updated in 2011. There is a relaxing deck, manicured landscaping and an underground water sprinkler to maintain it all. Perfect family home on a quiet block. Bring us an offer to review!

ⓘ 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: $2,034 · $170/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$253/yr (+$21/mo · 12.5%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,222
• − Mortgage interest: −$9,243
• − Property taxes: −$2,034
• − Insurance: −$825
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$4,800
• Taxable loss: −$1,595
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $1,536/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

+230.7% since first listed

13 events — show timeline

• 2026-06-03 Pending — MiRealSource-MiMLS
• 2026-06-03 Pending — REALCOMP
• 2026-05-23 Contingent — REALCOMP
• 2026-05-23 Contingent — MiRealSource-MiMLS
• 2026-05-11 Listed $165,000 REALCOMP
• 2026-05-11 Listed $165,000 MiRealSource-MiMLS
• 2013-12-02 Sold (Public Records) $45,000 Public Records
• 2013-11-08 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2013-11-08 Sold (MLS) $45,000 REALCOMP
• 2013-10-14 Listing Removed — MiRealSource-MiMLS
• 2013-10-14 Listing Removed — REALCOMP
• 2013-08-25 Listed $49,900 MiRealSource-MiMLS
• 2013-08-25 Listed $49,900 REALCOMP

Property tax history

-0.6%/yr

Latest (2025): $2,034 · -0.8% YoY. Source: county tax records.