19961 Greenfield Rd · Detroit, MI 48235

$89,900

4 bd · 1.0 ba · 944 sqft · MultiFamily public records · 20 Days on market

Built 1952 5,227 sqft lot

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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 +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Fully renovated duplex, each side has 1 bedroom and 1 bath. The units have their own basements and separate water and electric meters. Anticipated rent per unit $900 per month. Duplex has addresses 19961 and 19963

Key facts

• Own basements
• 5,227 sq ft lot
• Built 1952

Tags

• FULLY RENOVATED DUPLEX
• OWN BASEMENTS

Property features AI

Finance

• Financial info: Property listed as residential income (multi-family)

Exterior

• Parking: Parking details not provided
• Utilities: Public water; Public sewer
• Home design: Multi-family residential property; Single-story (one level); Entry facing information not provided
• Construction: Aluminum siding and brick exterior; Block foundation; Built or configured to total 950 above-grade finished square feet
• Exterior features: Paved road access; Pets allowed — contact listing for details

Interior

• Kitchen: Kitchens in each unit
• Bedrooms: Two 1-bedroom units
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement
• Laundry & utility: Has heating (forced air, natural gas)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $568/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.5% 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 (+3.2%/yr); 283 active listings in the ZIP; 17 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 $2,301/mo this rent would consume 70% of the median local household income ($39k/yr) (locally 3064% 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 $622 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 + 3.2% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 6y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $90k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.56% ✓
• Cap rate: 21.46%
• Cash-on-cash: 54.18%
• DSCR: 3.41
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 52.7%
• Equity multiple: 3.32×
• Total profit: $58,470
• Equity at exit: $13,404

10-year hold

• IRR: 58.0%
• Equity multiple: 6.83×
• Total profit: $146,808
• Equity at exit: $7,773

Cash invested: $25,172 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,301 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$172 /mo · $2,068/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,137

Break-even live

Break-even rent $862

Max offer price $89,900

Occupancy floor 46%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,302
Total (2 units)			$2,301

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	0.37mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.37mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	24d	1	0.59mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	0.68mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	0.68mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	0.81mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	0.89mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	0.89mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	0.90mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	0.93mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	0.99mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	1.01mi
16500 N Park Dr Southfield, MI	1.0–3.0	1.0–2.5	1500	$2,289	$1.53	2d	1	1.24mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.31mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	1.34mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	1.37mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	1.46mi

Listing history 13 events

1. 2026-06-18
   days on market $89,900 Active 20 DOM
2. 2026-06-17
   days on market $89,900 Active 19 DOM
3. 2026-06-15
   days on market $89,900 Active 17 DOM
4. 2026-06-13
   days on market $89,900 Active 15 DOM
5. 2026-06-13
   days on market $89,900 Active 14 DOM
6. 2026-06-09
   days on market $89,900 Active 11 DOM
7. 2026-06-08
   days on market $89,900 Active 10 DOM
8. 2026-06-07
   days on market $89,900 Active 9 DOM
9. 2026-06-04
   pricedays on market $89,900 Active 6 DOM
10. 2026-06-03
    days on market $99,900 Active 5 DOM
11. 2026-06-02
    days on market $99,900 Active 4 DOM
12. 2026-06-01
    days on market $99,900 Active 3 DOM
13. 2026-05-31
    days on market $99,900 Active 2 DOM

ⓘ 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: $2,068 · $172/mo
• Projected year-2 tax: $2,068 · $172/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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,612
• − Mortgage interest: −$5,036
• − Property taxes: −$2,068
• − Insurance: −$450
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$2,615
• Taxable income: $13,025
• Est. tax owed @ 24.0%: −$3,126
• After-tax cash flow: $10,512/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+181.4% since first listed

38 events — show timeline

• 2026-05-29 Listed $99,900 REALCOMP
• 2026-05-29 Listed $99,900 MiRealSource-MiMLS
• 2026-05-29 Listed $99,900 REALCOMP
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2026-03-17 Relisted — REALCOMP
• 2026-03-17 Relisted — REALCOMP
• 2026-03-17 Relisted — MiRealSource-MiMLS
• 2026-02-20 Pending — REALCOMP
• 2026-02-20 Pending — REALCOMP
• 2026-02-20 Pending — MiRealSource-MiMLS
• 2026-02-20 Listing Removed — REALCOMP
• 2026-02-20 Listing Removed — REALCOMP
• 2026-01-23 Price Changed $99,900 MiRealSource-MiMLS
• 2026-01-23 Price Changed $99,900 MiRealSource-MiMLS
• 2026-01-22 Price Changed $99,900 REALCOMP
• 2026-01-22 Price Changed $99,900 REALCOMP
• 2026-01-19 Listed $109,900 REALCOMP
• 2026-01-19 Listed $109,900 MiRealSource-MiMLS
• 2025-10-28 Price Changed $109,900 MiRealSource-MiMLS
• 2025-10-28 Price Changed $109,900 REALCOMP
• 2025-08-06 Price Changed $112,900 MiRealSource-MiMLS
• 2025-08-06 Price Changed $112,900 REALCOMP
• 2025-05-27 Listed $128,900 REALCOMP
• 2021-05-26 Sold (Public Records) $42,000 Public Records
• 2021-03-09 Listing Removed — REALCOMP
• 2021-03-09 Listing Removed — MiRealSource-MiMLS
• 2021-03-05 Price Changed $43,500 MiRealSource-MiMLS
• 2021-03-04 Price Changed $43,500 REALCOMP
• 2021-03-04 Relisted — MiRealSource-MiMLS
• 2021-03-04 Relisted — REALCOMP
• 2021-01-28 Pending — MiRealSource-MiMLS
• 2021-01-28 Pending — REALCOMP
• 2021-01-10 Price Changed $45,500 MiRealSource-MiMLS
• 2021-01-09 Price Changed $45,500 REALCOMP
• 2021-01-02 Price Changed $38,500 MiRealSource-MiMLS
• 2021-01-02 Price Changed $38,500 REALCOMP
• 2020-12-30 Listed $35,500 MiRealSource-MiMLS
• 2020-12-30 Listed $35,500 REALCOMP

Property tax history

+3.9%/yr

Latest (2025): $2,068 · -9.6% YoY. Source: county tax records.