18975 Greydale Ave · Detroit, MI 48219

$63,900

3 bd · 1.0 ba · 804 sqft · SingleFamily public records · 23 Days on market

Built 1947 4,792 sqft lot $79/sqft · 6% above area Est $88k · 28% under

---

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

Excellent opportunity to purchase a single-family house in Detroit's 48219 zip code on the west side! The property is in good shape, providing a good buy for both investors and homeowners alike.

Key facts

• 4,792 sq ft lot
• Built 1947
• Listed 23 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Wood siding
• Exterior features: Paved road access; Lot dimensions approximately 35 x 135 (0.11 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No 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 $64k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $63k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 10.2% 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); 305 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); 48% 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 35% 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 $442 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 24y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,941 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.00% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.13%
• DSCR: 2.16
• GRM: 4.2

CMA / ARV

• ARV (median comp): $88,175
• List price: $63,900
• Delta: -27.53%
• 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
18538 Trinity St	0.41mi	3/1.0	780 (-3%)	2mo	$46,500	$60	75
17770 Redfern St	0.60mi	3/1.0	800 (-0%)	6mo	$45,000	$56	66
18924 Bentler St	0.22mi	3/1.0	920 (+14%)	3mo	$74,900	$81	63
19360 Westbrook St	0.43mi	2/1.0 (-1)	766 (-5%)	9mo	$49,000	$64	60
19933 Bentler St	0.69mi	2/1.0 (-1)	805 (+0%)	4mo	$71,000	$88	59
19719 Blackstone St St	0.60mi	3/1.0	786 (-2%)	13mo	$110,000	$140	58
19500 Lahser Rd	0.47mi	2/1.0 (-1)	729 (-9%)	4mo	$71,000	$97	54
21455 Pickford St	0.28mi	2/1.0 (-1)	915 (+14%)	8mo	$35,000	$38	53
19151 Trinity St	0.41mi	3/1.0	915 (+14%)	8mo	$38,000	$42	51
19937 Chapel St	0.68mi	3/1.0	860 (+7%)	9mo	$72,000	$84	49
18255 Patton St	0.66mi	3/1.0	873 (+9%)	10mo	$80,000	$92	47
19145 Fielding St	0.68mi	3/1.5	924 (+15%)	1mo	$98,000	$106	41

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: 26.6%
• Equity multiple: 2.19×
• Total profit: $21,348
• Equity at exit: $9,528

10-year hold

• IRR: 37.7%
• Equity multiple: 5.57×
• Total profit: $81,843
• Equity at exit: $5,525

Cash invested: $17,892 (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: 305
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$335
• Tax from tax record: −$260 /mo · $3,115/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $390

Break-even live

Break-even rent $786

Max offer price $63,900

Occupancy floor 65%

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.24mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.28mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.40mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	0.42mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	0.44mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.45mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	44d	1	0.47mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	0.52mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	17d	1	0.68mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	0.70mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.70mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	44d	1	0.70mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.71mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	11d	1	0.72mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.72mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.72mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.76mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	44d	1	0.77mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	0.79mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	17d	1	0.80mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	0.84mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	0.88mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.89mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	44d	2	0.90mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	0.97mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	1.03mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	44d	2	1.05mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	1.06mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	1.06mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	1.07mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.07mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	1.07mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	1.13mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	44d	3	1.14mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	44d	1	1.15mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	1.18mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	44d	1	1.19mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	1.31mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	1.32mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	1.32mi

Listing history 48 events

1. 2026-05-14
   historical Accepting Backup Offers 194-char remark

   Show marketing remark (194 chars)

   Excellent opportunity to purchase a single-family house in Detroit's 48219 zip code on the west side! The property is in good shape, providing a good buy for both investors and homeowners alike.

2. 2026-05-14
   historical Active Under Contract 194-char remark

   Show marketing remark (194 chars)

   Excellent opportunity to purchase a single-family house in Detroit's 48219 zip code on the west side! The property is in good shape, providing a good buy for both investors and homeowners alike.

3. 2026-05-04
   listed $69,000 Active 194-char remark

   Show marketing remark (194 chars)

   Excellent opportunity to purchase a single-family house in Detroit's 48219 zip code on the west side! The property is in good shape, providing a good buy for both investors and homeowners alike.

4. 2026-05-04
   listed $69,000 Active 194-char remark

   Show marketing remark (194 chars)

   Excellent opportunity to purchase a single-family house in Detroit's 48219 zip code on the west side! The property is in good shape, providing a good buy for both investors and homeowners alike.

5. 2025-02-26
   historical
6. 2025-02-26
   historical
7. 2025-02-05
   historical $1,300
8. 2025-01-04
   listed $1,300
9. 2025-01-04
   price $114,900
10. 2025-01-03
    price $114,900
11. 2024-12-02
    status Active
12. 2024-12-02
    status Active
13. 2024-11-25
    historical
14. 2024-11-25
    historical
15. 2024-11-15
    price $119,900
16. 2024-11-15
    price $119,900
17. 2024-11-08
    price $129,900
18. 2024-11-07
    price $129,900
19. 2024-10-23
    listed $139,900 Active
20. 2024-10-20
    listed $139,900 Active
21. 2010-06-15
    historical
22. 2010-06-08
    listed $3,200
23. 2008-10-28
    historical
24. 2008-10-28
    historical
25. 2008-10-09
    listed $3,600
26. 2008-10-05
    historical
27. 2008-08-11
    listed $3,600
28. 2008-06-22
    historical
29. 2008-06-04
    listed $5,300
30. 2008-05-14
    historical
31. 2008-02-17
    listed $3,600
32. 2008-02-17
    listed $5,500
33. 2008-01-30
    historical
34. 2008-01-30
    historical
35. 2008-01-15
    historical
36. 2007-10-15
    listed $7,650
37. 2007-10-15
    listed $7,650
38. 2007-10-15
    listed $7,650
39. 2007-07-12
    historical
40. 2007-07-12
    historical
41. 2007-07-12
    historical
42. 2007-01-13
    listed $20,000
43. 2007-01-13
    listed $20,000
44. 2007-01-11
    listed $20,000
45. 2006-04-19
    soldstatus $92,000
46. 2002-03-25
    historical
47. 2002-03-12
    listed $67,900
48. 1996-04-19
    soldstatus $12,000

ⓘ 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: $3,115 · $260/mo
• Projected year-2 tax: $3,115 · $260/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,355
• − Mortgage interest: −$3,579
• − Property taxes: −$3,115
• − Insurance: −$320
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$1,859
• Taxable income: $4,025
• Est. tax owed @ 24.0%: −$966
• After-tax cash flow: $3,709/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

+432.5% since first listed

54 events — show timeline

• 2026-05-28 Pending — MiRealSource-MiMLS
• 2026-05-28 Pending — REALCOMP
• 2026-05-21 Price Changed $63,900 MiRealSource-MiMLS
• 2026-05-21 Relisted — MiRealSource-MiMLS
• 2026-05-21 Relisted — REALCOMP
• 2026-05-21 Price Changed $63,900 REALCOMP
• 2026-05-14 Contingent — MiRealSource-MiMLS
• 2026-05-14 Contingent — REALCOMP
• 2026-05-04 Listed $69,000 REALCOMP
• 2026-05-04 Listed $69,000 MiRealSource-MiMLS
• 2025-02-26 Listing Removed — REALCOMP
• 2025-02-26 Listing Removed — MiRealSource-MiMLS
• 2025-02-05 Rental Removed $1,300 REALSOURCE
• 2025-01-04 Listed for Rent $1,300 REALSOURCE
• 2025-01-04 Price Changed $114,900 MiRealSource-MiMLS
• 2025-01-03 Price Changed $114,900 REALCOMP
• 2024-12-02 Relisted — MiRealSource-MiMLS
• 2024-12-02 Relisted — REALCOMP
• 2024-11-25 Listing Removed — REALCOMP
• 2024-11-25 Listing Removed — MiRealSource-MiMLS
• 2024-11-15 Price Changed $119,900 MiRealSource-MiMLS
• 2024-11-15 Price Changed $119,900 REALCOMP
• 2024-11-08 Price Changed $129,900 MiRealSource-MiMLS
• 2024-11-07 Price Changed $129,900 REALCOMP
• 2024-10-23 Listed $139,900 REALCOMP
• 2024-10-20 Listed $139,900 MiRealSource-MiMLS
• 2010-06-15 Listing Removed — REALCOMP
• 2010-06-08 Listed $3,200 REALCOMP
• 2008-10-28 Listing Removed — REALCOMP
• 2008-10-28 Listing Removed — MiRealSource-MiMLS
• 2008-10-09 Listed $3,600 REALCOMP
• 2008-10-05 Listing Removed — REALCOMP
• 2008-08-11 Listed $3,600 REALCOMP
• 2008-06-22 Listing Removed — REALCOMP
• 2008-06-04 Listed $5,300 REALCOMP
• 2008-05-14 Listing Removed — REALCOMP
• 2008-02-17 Listed $5,500 REALCOMP
• 2008-02-17 Listed $3,600 MiRealSource-MiMLS
• 2008-01-30 Listing Removed — MiRealSource-MiMLS
• 2008-01-30 Listing Removed — REALCOMP
• 2008-01-15 Listing Removed — REALCOMP
• 2007-10-15 Listed $7,650 REALCOMP
• 2007-10-15 Listed $7,650 MiRealSource-MiMLS
• 2007-10-15 Listed $7,650 REALCOMP
• 2007-07-12 Listing Removed — REALCOMP
• 2007-07-12 Listing Removed — REALCOMP
• 2007-07-12 Listing Removed — MiRealSource-MiMLS
• 2007-01-13 Listed $20,000 REALCOMP
• 2007-01-13 Listed $20,000 MiRealSource-MiMLS
• 2007-01-11 Listed $20,000 REALCOMP
• 2006-04-19 Sold (Public Records) $92,000 Public Records
• 2002-03-25 Listing Removed — REALCOMP
• 2002-03-12 Listed $67,900 REALCOMP
• 1996-04-19 Sold (Public Records) $12,000 Public Records

Property tax history

+23.2%/yr

Latest (2025): $3,115 · +57.2% YoY. Source: county tax records.