19164 Riopelle St · Detroit, MI 48203

$75,000

4 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 33 Days on market

Built 1925 4,792 sqft lot $58/sqft · 44% above area Est $52k · 44% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HIGHEST AND BEST DUE 05/19 AT 7PM!!! Discover effortless living in this completely renovated Detroit gem, where contemporary style meets total peace of mind. Every square foot has been thoughtfully refreshed with modern finishes, offering a bright and airy atmosphere that is ready for immediate move-in. You can skip the "to-do" list thanks to significant mechanical upgrades, including a brand-new furnace and a new hot water heater for maximum efficiency and long-term reliability. Whether you are a first-time buyer seeking a turnkey sanctuary or a savvy investor looking for a high-quality addition to your portfolio, this home delivers comfort, modern aesthetics, and incredible value in a growing community. Schedule your tour today and see why 19164 Riopelle is the perfect place to start your next chapter!

Key facts

• Mechanical upgrades
• Turnkey sanctuary
• New hot water heater

Tags

• COMPLETELY RENOVATED
• MODERN FINISHES
• MECHANICAL UPGRADES
• BRAND-NEW FURNACE
• NEW HOT WATER HEATER
• TURNKEY SANCTUARY

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 120 (0.11 acre)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof; Block foundation; Built with vinyl siding
• Exterior features: Fenced yard; Paved road access

Interior

• Kitchen: Microwave
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Wall furnace; No central cooling
• Interior features: Gas water heater; Microwave; Unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 216 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $1,453/mo this rent would consume 45% of the median local household income ($38k/yr) (locally 1192% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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 $16k; list at $75k implies a 369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.94% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.96%
• DSCR: 2.33
• GRM: 4.3

CMA / ARV

• ARV (median comp): $52,065
• List price: $75,000
• Delta: 44.05%
• 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
19181 Marx St	0.10mi	3/1.0 (-1)	1,152 (-11%)	1mo	$40,500	$35	71
19415 Riopelle St	0.22mi	3/1.5 (-1)	1,350 (+4%)	6mo	$85,000	$63	70
19145 Riopelle St	0.03mi	3/2.0 (-1)	1,152 (-11%)	2mo	$80,000	$69	69
18101 Marx St	0.50mi	3/1.5 (-1)	1,291 (-0%)	2mo	$37,500	$29	67
19391 Saint Aubin St	0.30mi	3/1.0 (-1)	1,176 (-9%)	5mo	$19,000	$16	62
19942 Saint Aubin St	0.54mi	3/1.0 (-1)	1,350 (+4%)	4mo	$38,000	$28	60
20041 Marx St	0.58mi	3/1.5 (-1)	1,233 (-5%)	2mo	$130,500	$106	56
18057 Fleming st St	0.61mi	4/2.0	1,250 (-4%)	7mo	$127,000	$102	56
19710 Greeley St	0.38mi	3/1.5 (-1)	1,143 (-12%)	3mo	$80,000	$70	53
19711 Greeley St	0.39mi	3/1.0 (-1)	1,125 (-13%)	4mo	$75,000	$67	52
19640 Yacama Rd	0.61mi	3/1.0 (-1)	1,156 (-11%)	1mo	$15,000	$13	48
1737 E Outer Dr	0.70mi	3/1.5 (-1)	1,124 (-13%)	4mo	$96,000	$85	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.02×
• Total profit: $21,326
• Equity at exit: $11,183

10-year hold

• IRR: 32.4%
• Equity multiple: 3.95×
• Total profit: $61,920
• Equity at exit: $6,485

Cash invested: $21,000 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$393
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $524

Break-even live

Break-even rent $790

Max offer price $75,000

Occupancy floor 59%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	4d	1	0.40mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	0.40mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.43mi
20008 Hull St Highland Park, MI	5.0	2.0	1332	$1,600	$1.20	16d	1	0.54mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	21d	1	0.68mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	0.73mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.82mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	14d	1	0.88mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.93mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	0.96mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	1.00mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	21d	1	1.01mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	1.06mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	24d	1	1.09mi
18557 Wexford St Detroit, MI	3.0	1.0	1216	$1,250	$1.03	24d	1	1.09mi
19458 Binder St Detroit, MI	3.0	1.5	1550	$1,500	$0.97	3d	1	1.15mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	1.16mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.21mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	43d	1	1.29mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	1.31mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	1.34mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	17d	1	1.38mi
329 W Muir Ave Hazel Park, MI	4.0	2.0	1606	$2,000	$1.25	10d	1	1.42mi

Listing history 42 events

1. 2026-06-17
   status $75,000 Pending 33 DOM

   Show marketing remark (825 chars)

   HIGHEST AND BEST DUE 05/19 AT 7PM!!! Discover effortless living in this completely renovated Detroit gem, where contemporary style meets total peace of mind. Every square foot has been thoughtfully refreshed with modern finishes, offering a bright and airy atmosphere that is ready for immediate move-in. You can skip the "to-do" list thanks to significant mechanical upgrades, including a brand-new furnace and a new hot water heater for maximum efficiency and long-term reliability. Whether you are a first-time buyer seeking a turnkey sanctuary or a savvy investor looking for a high-quality addition to your portfolio, this home delivers comfort, modern aesthetics, and incredible value in a growing community. Schedule your tour today and see why 19164 Riopelle is the perfect place to start your next chapter!

2. 2026-06-17
   days on market $75,000 Active Under Contract 33 DOM

   Show marketing remark (825 chars)

   HIGHEST AND BEST DUE 05/19 AT 7PM!!! Discover effortless living in this completely renovated Detroit gem, where contemporary style meets total peace of mind. Every square foot has been thoughtfully refreshed with modern finishes, offering a bright and airy atmosphere that is ready for immediate move-in. You can skip the "to-do" list thanks to significant mechanical upgrades, including a brand-new furnace and a new hot water heater for maximum efficiency and long-term reliability. Whether you are a first-time buyer seeking a turnkey sanctuary or a savvy investor looking for a high-quality addition to your portfolio, this home delivers comfort, modern aesthetics, and incredible value in a growing community. Schedule your tour today and see why 19164 Riopelle is the perfect place to start your next chapter!

3. 2026-06-15
   days on market $75,000 Active Under Contract 31 DOM
4. 2026-06-13
   days on market $75,000 Active Under Contract 29 DOM
5. 2026-06-13
   days on market $75,000 Active Under Contract 28 DOM
6. 2026-06-09
   days on market $75,000 Active Under Contract 25 DOM
7. 2026-06-08
   days on market $75,000 Active Under Contract 24 DOM
8. 2026-06-07
   days on market $75,000 Active Under Contract 23 DOM
9. 2026-06-04
   days on market $75,000 Active Under Contract 20 DOM
10. 2026-06-03
    days on market $75,000 Active Under Contract 19 DOM
11. 2026-06-02
    days on market $75,000 Active Under Contract 18 DOM
12. 2026-06-01
    days on market $75,000 Active Under Contract 17 DOM
13. 2026-05-31
    days on market $75,000 Active Under Contract 16 DOM
14. 2026-05-15
    listed $75,000 Active 788-char remark

    Show marketing remark (825 chars)

    HIGHEST AND BEST DUE 05/19 AT 7PM!!! Discover effortless living in this completely renovated Detroit gem, where contemporary style meets total peace of mind. Every square foot has been thoughtfully refreshed with modern finishes, offering a bright and airy atmosphere that is ready for immediate move-in. You can skip the "to-do" list thanks to significant mechanical upgrades, including a brand-new furnace and a new hot water heater for maximum efficiency and long-term reliability. Whether you are a first-time buyer seeking a turnkey sanctuary or a savvy investor looking for a high-quality addition to your portfolio, this home delivers comfort, modern aesthetics, and incredible value in a growing community. Schedule your tour today and see why 19164 Riopelle is the perfect place to start your next chapter!

15. 2026-05-15
    listed $75,000 Active 788-char remark

    Show marketing remark (825 chars)

    HIGHEST AND BEST DUE 05/19 AT 7PM!!! Discover effortless living in this completely renovated Detroit gem, where contemporary style meets total peace of mind. Every square foot has been thoughtfully refreshed with modern finishes, offering a bright and airy atmosphere that is ready for immediate move-in. You can skip the "to-do" list thanks to significant mechanical upgrades, including a brand-new furnace and a new hot water heater for maximum efficiency and long-term reliability. Whether you are a first-time buyer seeking a turnkey sanctuary or a savvy investor looking for a high-quality addition to your portfolio, this home delivers comfort, modern aesthetics, and incredible value in a growing community. Schedule your tour today and see why 19164 Riopelle is the perfect place to start your next chapter!

16. 2026-05-11
    historical
17. 2026-05-11
    historical
18. 2026-04-16
    price $87,000
19. 2026-04-16
    price $87,000
20. 2026-03-26
    listed $99,999 Active
21. 2026-03-26
    listed $99,999 Active
22. 2022-03-01
    soldstatus $16,000 Sold
23. 2022-03-01
    soldstatus $16,000 Closed
24. 2022-02-23
    status Pending
25. 2022-02-23
    status Pending
26. 2022-02-15
    status Active
27. 2022-02-14
    status Active
28. 2022-01-31
    historical
29. 2022-01-31
    historical
30. 2022-01-03
    price $19,900
31. 2022-01-03
    price $19,900
32. 2022-01-02
    status Active
33. 2022-01-02
    status Active
34. 2021-12-08
    status Pending
35. 2021-12-07
    status Pending
36. 2021-12-02
    price $19,999
37. 2021-12-02
    price $19,999
38. 2021-11-23
    price $24,900
39. 2021-11-23
    price $24,900
40. 2021-11-01
    listed $25,000 Active
41. 2021-11-01
    listed $25,000 Active
42. 2007-07-23
    soldstatus $74,000

ⓘ 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: $2,390 · $199/mo
• Projected year-2 tax: $2,390 · $199/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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,438
• − Mortgage interest: −$4,201
• − Property taxes: −$2,390
• − Insurance: −$375
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$2,182
• Taxable income: $5,500
• Est. tax owed @ 24.0%: −$1,320
• After-tax cash flow: $4,971/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): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

+1.4% since first listed

33 events — show timeline

• 2026-06-17 Pending — MiRealSource-MiMLS
• 2026-06-17 Pending — REALCOMP
• 2026-05-21 Contingent — MiRealSource-MiMLS
• 2026-05-21 Contingent — REALCOMP
• 2026-05-15 Listed $75,000 REALCOMP
• 2026-05-15 Listed $75,000 MiRealSource-MiMLS
• 2026-05-11 Listing Removed — MiRealSource-MiMLS
• 2026-05-11 Listing Removed — REALCOMP
• 2026-04-16 Price Changed $87,000 MiRealSource-MiMLS
• 2026-04-16 Price Changed $87,000 REALCOMP
• 2026-03-26 Listed $99,999 MiRealSource-MiMLS
• 2026-03-26 Listed $99,999 REALCOMP
• 2022-03-01 Sold (MLS) $16,000 MiRealSource-MiMLS
• 2022-03-01 Sold (MLS) $16,000 REALCOMP
• 2022-02-23 Pending — MiRealSource-MiMLS
• 2022-02-23 Pending — REALCOMP
• 2022-02-15 Relisted — MiRealSource-MiMLS
• 2022-02-14 Relisted — REALCOMP
• 2022-01-31 Listing Removed — REALCOMP
• 2022-01-31 Listing Removed — MiRealSource-MiMLS
• 2022-01-03 Price Changed $19,900 MiRealSource-MiMLS
• 2022-01-03 Price Changed $19,900 REALCOMP
• 2022-01-02 Relisted — MiRealSource-MiMLS
• 2022-01-02 Relisted — REALCOMP
• 2021-12-08 Pending — MiRealSource-MiMLS
• 2021-12-07 Pending — REALCOMP
• 2021-12-02 Price Changed $19,999 MiRealSource-MiMLS
• 2021-12-02 Price Changed $19,999 REALCOMP
• 2021-11-23 Price Changed $24,900 MiRealSource-MiMLS
• 2021-11-23 Price Changed $24,900 REALCOMP
• 2021-11-01 Listed $25,000 MiRealSource-MiMLS
• 2021-11-01 Listed $25,000 REALCOMP
• 2007-07-23 Sold (Public Records) $74,000 Public Records

Property tax history

+20.4%/yr

Latest (2025): $2,390 · +0.9% YoY. Source: county tax records.