19324 Archdale St · Detroit, MI 48235

$70,500

3 bd · 1.0 ba · 911 sqft · SingleFamily public records · 76 Days on market

Built 1950 4,356 sqft lot $77/sqft · at area comps Est $69k · at est.

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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 +6.8/15.0
• 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

Listing remarks MLS

Welcome home to a ranch-style home, 3 beds 1.5 baths with a finished basement offering even more space. This house has been well maintained, featuring good-sized bedrooms and an open kitchen layout with plenty of storage and counter space. The basement has an additional bath and offers flexibility. It also has a finished bonus area ideal for a playroom, gaming space, or family room. Schedule a showing today , BATVAI

Key facts

• Plenty of storage
• Finished basement
• Finished bonus area

Tags

• FINISHED BASEMENT
• OPEN KITCHEN LAYOUT
• PLENTY OF STORAGE
• FINISHED BONUS AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 10.0% 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); 290 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 42% 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 $487 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 + 3.2% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,270 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.93% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.28%
• DSCR: 2.35
• GRM: 4.3

CMA / ARV

• ARV (median comp): $69,354
• List price: $70,500
• Delta: 1.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19365 Fenmore St	0.10mi	3/1.0	912 (+0%)	1mo	$94,900	$104	95
18937 Lindsay St	0.29mi	3/1.0	951 (+4%)	2mo	$59,000	$62	78
19900 Southfield Rd	0.36mi	3/1.0	898 (-1%)	4mo	$110,000	$122	78
18494 Ashton Ave	0.46mi	3/1.0	943 (+4%)	2mo	$95,000	$101	71
19975 Ferguson St	0.53mi	3/1.0	889 (-2%)	1mo	$50,650	$57	71
20004 Southfield Fwy	0.47mi	2/1.0 (-1)	929 (+2%)	1mo	$20,000	$22	69
18697 Glastonbury Rd	0.43mi	2/1.0 (-1)	895 (-2%)	4mo	$98,500	$110	68
18631 Margareta St	0.62mi	3/1.0	950 (+4%)	0mo	$62,000	$65	64
20245 Archdale St	0.63mi	3/1.0	890 (-2%)	4mo	$53,000	$60	63
18950 Biltmore St	0.37mi	2/1.0 (-1)	781 (-14%)	1mo	$46,000	$59	53
19455 Avon Ave	0.53mi	3/1.0	1,023 (+12%)	2mo	$72,000	$70	53
18801 Margareta St	0.64mi	3/1.0	1,045 (+15%)	3mo	$60,000	$57	43

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.05×
• Total profit: $20,726
• Equity at exit: $10,512

10-year hold

• IRR: 33.2%
• Equity multiple: 4.07×
• Total profit: $60,635
• Equity at exit: $6,096

Cash invested: $19,740 (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: 290
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$370
• Tax from tax record: −$180 /mo · $2,161/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $498

Break-even live

Break-even rent $733

Max offer price $70,500

Occupancy floor 58%

Sensitivity live

Price	-10% $538	-5% $518	+0% $498	+5% $478	+10% $458
Rent	-10% $390	-5% $444	+0% $498	+5% $552	+10% $606
Rate	-1.0pp $534	-0.5pp $516	base $498	+0.5pp $480	+1.0pp $461

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: $17,625
• Closing costs: $2,115
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19307 Lindsay St Detroit, MI	2.0	1.0	900	$1,100	$1.22	0d	1	0.14mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	14d	1	0.36mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	45d	1	0.36mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	16d	1	0.41mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	18d	1	0.43mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	45d	1	0.51mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	45d	1	0.53mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,423	$1.38	0d	1	0.54mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	45d	1	0.56mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	0.57mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	18d	1	0.61mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.63mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	6d	1	0.65mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	0.66mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	18d	1	0.68mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	0.68mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.72mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	6d	1	0.76mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	0.77mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,025	$1.40	0d	1	0.77mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	45d	1	0.77mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,323	$1.73	0d	1	0.79mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	5d	1	0.79mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	18d	1	0.79mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	45d	1	0.81mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	0.82mi
17573 Asbury Park Detroit, MI	3.0	2.0	990	$1,400	$1.41	0d	1	0.88mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	0.93mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	6d	1	0.98mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	45d	1	0.99mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	20d	1	1.01mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	25d	1	1.07mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	16d	5	1.08mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	45d	1	1.15mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	1.24mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	6d	1	1.30mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	1.31mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	18d	1	1.32mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	25d	1	1.36mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	1.44mi

Listing history 36 events

1. 2026-06-21
   days on market $70,500 Active 76 DOM
2. 2026-06-18
   days on market $70,500 Active 73 DOM
3. 2026-06-17
   days on market $70,500 Active 72 DOM
4. 2026-06-15
   days on market $70,500 Active 70 DOM
5. 2026-06-13
   days on market $70,500 Active 68 DOM
6. 2026-06-13
   days on market $70,500 Active 67 DOM
7. 2026-06-09
   days on market $70,500 Active 64 DOM
8. 2026-06-08
   days on market $70,500 Active 63 DOM
9. 2026-06-07
   days on market $70,500 Active 62 DOM
10. 2026-06-04
    days on market $70,500 Active 59 DOM
11. 2026-06-03
    days on market $70,500 Active 58 DOM
12. 2026-06-02
    statusdays on market $70,500 Active 57 DOM
13. 2026-06-01
    days on market $70,500 Active Under Contract 56 DOM
14. 2026-05-31
    days on market $70,500 Active Under Contract 55 DOM
15. 2026-04-06
    listed $70,500 Active 419-char remark

    Show marketing remark (419 chars)

    Welcome home to a ranch-style home, 3 beds 1.5 baths with a finished basement offering even more space. This house has been well maintained, featuring good-sized bedrooms and an open kitchen layout with plenty of storage and counter space. The basement has an additional bath and offers flexibility. It also has a finished bonus area ideal for a playroom, gaming space, or family room. Schedule a showing today , BATVAI

16. 2026-04-06
    listed $70,500 Active 419-char remark

    Show marketing remark (419 chars)

    Welcome home to a ranch-style home, 3 beds 1.5 baths with a finished basement offering even more space. This house has been well maintained, featuring good-sized bedrooms and an open kitchen layout with plenty of storage and counter space. The basement has an additional bath and offers flexibility. It also has a finished bonus area ideal for a playroom, gaming space, or family room. Schedule a showing today , BATVAI

17. 2026-01-01
    historical
18. 2026-01-01
    historical
19. 2025-11-15
    price $72,999
20. 2025-11-15
    price $72,999
21. 2025-02-11
    price $84,999
22. 2025-02-10
    price $84,999
23. 2025-01-19
    listed $89,000 Active
24. 2025-01-19
    listed $89,000 Active
25. 2025-01-17
    historical
26. 2021-09-16
    soldstatus $63,500
27. 2021-09-03
    soldstatus $63,500 Sold
28. 2021-09-03
    soldstatus $63,500 Closed
29. 2021-08-23
    status Pending
30. 2021-08-23
    status Pending
31. 2021-08-06
    price $65,000
32. 2021-08-06
    price $65,000
33. 2021-07-28
    listed $70,000 Active
34. 2021-07-28
    listed $70,000 Active
35. 1992-04-06
    soldstatus $27,800
36. 1991-05-08
    soldstatus $12,840

ⓘ 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: $2,161 · $180/mo
• Projected year-2 tax: $2,161 · $180/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 2/10 Low 7 d/yr ≥98°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: $16,364
• − Mortgage interest: −$3,949
• − Property taxes: −$2,161
• − Insurance: −$352
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$2,051
• Taxable income: $5,233
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $4,722/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

+449.1% since first listed

22 events — show timeline

• 2026-04-06 Listed $70,500 REALCOMP
• 2026-04-06 Listed $70,500 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-11-15 Price Changed $72,999 MiRealSource-MiMLS
• 2025-11-15 Price Changed $72,999 REALCOMP
• 2025-02-11 Price Changed $84,999 MiRealSource-MiMLS
• 2025-02-10 Price Changed $84,999 REALCOMP
• 2025-01-19 Listed $89,000 MiRealSource-MiMLS
• 2025-01-19 Listed $89,000 REALCOMP
• 2025-01-17 Coming Soon — MiRealSource-MiMLS
• 2021-09-16 Sold (Public Records) $63,500 Public Records
• 2021-09-03 Sold (MLS) $63,500 MiRealSource-MiMLS
• 2021-09-03 Sold (MLS) $63,500 REALCOMP
• 2021-08-23 Pending — MiRealSource-MiMLS
• 2021-08-23 Pending — REALCOMP
• 2021-08-06 Price Changed $65,000 MiRealSource-MiMLS
• 2021-08-06 Price Changed $65,000 REALCOMP
• 2021-07-28 Listed $70,000 MiRealSource-MiMLS
• 2021-07-28 Listed $70,000 REALCOMP
• 1992-04-06 Sold (Public Records) $27,800 Public Records
• 1991-05-08 Sold (Public Records) $12,840 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,161 · -54.3% YoY. Source: county tax records.