19389 Hoover St · Detroit, MI 48205

$95,000

4 bd · 1.0 ba · 908 sqft · Townhouse public records · 302 Days on market

Built 1948 3,049 sqft lot $105/sqft · 101% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

Key facts

• 3,049 sq ft lot
• Built 1948
• Listed 302 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 10.1% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+1.3%/yr); 376 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 45% 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 $657 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 + 1.3% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 6y ago; this cycle's ask has dropped $155k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $95k implies a 1167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 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 1948 — 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: 1.52% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.86%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (median comp): $47,165
• List price: $95,000
• Delta: 101.42%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.60×
• Total profit: $15,900
• Equity at exit: $14,165

10-year hold

• IRR: 22.7%
• Equity multiple: 2.79×
• Total profit: $47,725
• Equity at exit: $8,214

Cash invested: $26,600 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$498
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $529

Break-even live

Break-even rent $776

Max offer price $95,000

Occupancy floor 58%

Sensitivity live

Price	-10% $583	-5% $556	+0% $529	+5% $502	+10% $475
Rent	-10% $415	-5% $472	+0% $529	+5% $586	+10% $643
Rate	-1.0pp $577	-0.5pp $553	base $529	+0.5pp $504	+1.0pp $479

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	0.60mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	18d	1	0.65mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	0.71mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	4d	1	0.78mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	44d	1	0.79mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	18d	1	0.80mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	0.85mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	0.85mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	23d	1	0.85mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	0.87mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	18d	1	0.91mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	25d	1	1.03mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	1.06mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	25d	1	1.08mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	18d	1	1.08mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	1.08mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	1.13mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	44d	1	1.18mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.23mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	25d	1	1.34mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	25d	1	1.39mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	1.41mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	25d	1	1.43mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	4d	1	1.46mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	4d	1	1.48mi

Listing history 50 events

1. 2026-06-17
   statusdays on market $95,000 Pending 302 DOM
2. 2026-06-15
   days on market $95,000 Active 301 DOM
3. 2026-06-13
   days on market $95,000 Active 299 DOM
4. 2026-06-13
   days on market $95,000 Active 298 DOM
5. 2026-06-09
   days on market $95,000 Active 295 DOM
6. 2026-06-08
   days on market $95,000 Active 294 DOM
7. 2026-06-07
   days on market $95,000 Active 293 DOM
8. 2026-06-04
   days on market $95,000 Active 290 DOM
9. 2026-06-03
   days on market $95,000 Active 289 DOM
10. 2026-06-01
    days on market $95,000 Active 287 DOM
11. 2026-05-31
    days on market $95,000 Active 286 DOM
12. 2026-03-26
    price $95,000 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

13. 2026-03-25
    status Active 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

14. 2026-03-25
    status Active 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

15. 2026-03-25
    price $95,000 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

16. 2026-03-12
    historical Accepting Backup Offers 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

17. 2026-03-12
    historical Active Under Contract 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

18. 2026-02-18
    price $100,000 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

19. 2026-02-18
    price $100,000 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

20. 2026-01-23
    status Active 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

21. 2026-01-23
    status Active 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

22. 2025-12-15
    historical Keep Showing-Contgcy Appl 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

23. 2025-12-15
    historical Active Under Contract 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

24. 2025-10-02
    price $225,000 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

25. 2025-10-01
    price $225,000 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

26. 2025-08-18
    listed $250,000 Active 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

27. 2025-08-18
    listed $250,000 Active 223-char remark

    Show marketing remark (223 chars)

    Great investment opportunity. House hack or invest in this updated Detroit Duplex. Perfect for a first time home buyer or investor looking for 2 doors that are ready to start cash flowing. Previously rented at $2,600/month.

28. 2024-03-08
    historical
29. 2024-01-03
    status Active
30. 2024-01-03
    status Active
31. 2024-01-03
    historical
32. 2024-01-03
    historical
33. 2024-01-01
    historical
34. 2024-01-01
    historical
35. 2023-12-26
    listed $120,000 Active
36. 2023-12-08
    listed $120,000 Active
37. 2023-12-08
    listed $120,000 Active
38. 2022-01-19
    historical
39. 2022-01-18
    historical
40. 2021-12-31
    status Active
41. 2021-12-23
    historical
42. 2021-08-21
    price $75,000
43. 2021-08-21
    price $75,000
44. 2021-08-21
    status Active
45. 2021-08-21
    status Active
46. 2020-10-28
    historical
47. 2020-10-28
    listed $70,000
48. 2020-10-28
    historical
49. 2020-10-28
    listed $70,000
50. 2009-04-09
    soldstatus $7,500

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$282/yr (+$24/mo · 31.4%)

ⓘ 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 ≥96°F today · 14 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: $17,341
• − Mortgage interest: −$5,321
• − Property taxes: −$899
• − Insurance: −$475
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$2,764
• Taxable income: $5,107
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $5,121/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+21.8% since first listed

40 events — show timeline

• 2026-03-26 Price Changed $95,000 MiRealSource-MiMLS
• 2026-03-25 Relisted — MiRealSource-MiMLS
• 2026-03-25 Relisted — REALCOMP
• 2026-03-25 Price Changed $95,000 REALCOMP
• 2026-03-12 Contingent — MiRealSource-MiMLS
• 2026-03-12 Contingent — REALCOMP
• 2026-02-18 Price Changed $100,000 MiRealSource-MiMLS
• 2026-02-18 Price Changed $100,000 REALCOMP
• 2026-01-23 Relisted — MiRealSource-MiMLS
• 2026-01-23 Relisted — REALCOMP
• 2025-12-15 Contingent — MiRealSource-MiMLS
• 2025-12-15 Contingent — REALCOMP
• 2025-10-02 Price Changed $225,000 MiRealSource-MiMLS
• 2025-10-01 Price Changed $225,000 REALCOMP
• 2025-08-18 Listed $250,000 REALCOMP
• 2025-08-18 Listed $250,000 MiRealSource-MiMLS
• 2024-03-08 Listing Removed — REALCOMP
• 2024-01-03 Relisted — MiRealSource-MiMLS
• 2024-01-03 Relisted — REALCOMP
• 2024-01-03 Listing Removed — MiRealSource-MiMLS
• 2024-01-03 Listing Removed — REALCOMP
• 2024-01-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-01 Listing Removed — REALCOMP
• 2023-12-26 Listed $120,000 REALCOMP
• 2023-12-08 Listed $120,000 MiRealSource-MiMLS
• 2023-12-08 Listed $120,000 REALCOMP
• 2022-01-19 Listing Removed — REALCOMP
• 2022-01-18 Listing Removed — MiRealSource-MiMLS
• 2021-12-31 Relisted — MiRealSource-MiMLS
• 2021-12-23 Listing Removed — MiRealSource-MiMLS
• 2021-08-21 Price Changed $75,000 MiRealSource-MiMLS
• 2021-08-21 Price Changed $75,000 REALCOMP
• 2021-08-21 Relisted — MiRealSource-MiMLS
• 2021-08-21 Relisted — REALCOMP
• 2020-10-28 Listed $70,000 MiRealSource-MiMLS
• 2020-10-28 Listing Removed — MiRealSource-MiMLS
• 2020-10-28 Listed $70,000 REALCOMP
• 2020-10-28 Listing Removed — REALCOMP
• 2009-04-09 Sold (Public Records) $7,500 Public Records
• 2008-01-15 Sold (Public Records) $78,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $899 · -45.6% YoY. Source: county tax records.