19123 Margareta St · Detroit, MI 48219

$100,000

3 bd · 1.0 ba · 928 sqft · SingleFamily public records · 114 Days on market

Built 1944 4,792 sqft lot $108/sqft · 48% above area Est $79k · 26% over

---

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 +25.1/30.0
• 1% rule +8.7/10.0
• DSCR +8.2/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• 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

Charming 3-bedroom bungalow with 1 bathroom, fully updated and move-in ready! This home features fresh updates throughout including new flooring, modern paint, and an updated kitchen and bath. Spacious layout with comfortable bedrooms and a bright living area, perfect for family living or first-time buyers. Conveniently located near shopping, schools, and major freeways. A great opportunity to own a beautifully updated home in Detroit!

Key facts

• 4,792 sq ft lot
• Garage
• Built 1944

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

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 24d 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 38% 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 $691 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 + 8.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 9y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $100k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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: 1.37% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 6.1

CMA / ARV

• ARV (median comp): $79,220
• List price: $100,000
• Delta: 26.23%
• 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
18452 Shaftsbury Ave	0.07mi	3/1.0	927 (-0%)	4mo	$55,000	$59	94
18631 Margareta St	0.20mi	3/1.0	950 (+2%)	0mo	$62,000	$65	86
18555 Edinborough Rd	0.24mi	3/1.0	950 (+2%)	2mo	$70,000	$74	83
18494 Ashton Ave	0.51mi	3/1.0	943 (+2%)	2mo	$95,000	$101	72
18801 Margareta St	0.17mi	3/1.0	1,045 (+13%)	3mo	$60,000	$57	68
19352 Margareta St	0.15mi	3/1.0	1,060 (+14%)	3mo	$105,000	$99	67
17511 Westmoreland Rd	0.58mi	3/2.0	939 (+1%)	1mo	$100,000	$106	66
17706 Stahelin Ave	0.34mi	3/1.0	818 (-12%)	0mo	$106,000	$130	64
19365 Fenmore St	0.75mi	3/1.0	912 (-2%)	1mo	$94,900	$104	62
19333 Grandville Ave	0.42mi	2/1.0 (-1)	851 (-8%)	3mo	$45,000	$53	59
18418 Heyden St	0.54mi	2/1.0 (-1)	865 (-7%)	3mo	$17,000	$20	56
19455 Avon Ave	0.57mi	3/1.0	1,023 (+10%)	2mo	$72,000	$70	54

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: 4.5%
• Equity multiple: 1.19×
• Total profit: $5,201
• Equity at exit: $14,910

10-year hold

• IRR: 18.8%
• Equity multiple: 3.00×
• Total profit: $56,010
• Equity at exit: $8,646

Cash invested: $28,000 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$524
• Tax from tax record: −$293 /mo · $3,516/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $221

Break-even live

Break-even rent $1,087

Max offer price $100,000

Occupancy floor 79%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	16d	1	0.04mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	0.12mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	43d	1	0.16mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	0.21mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	43d	1	0.34mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	0.35mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	43d	1	0.45mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	0.50mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	16d	1	0.51mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	0.54mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	0.55mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	0.59mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	43d	1	0.59mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	0.59mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.70mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	0.72mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	43d	1	0.73mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	43d	1	0.80mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.91mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	43d	1	0.97mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	0.98mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	1.00mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	43d	1	1.00mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	1.01mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	1.03mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	23d	1	1.08mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	43d	1	1.11mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	12d	1	1.12mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.13mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	43d	1	1.23mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	1.24mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	16d	1	1.24mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.25mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.25mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	1.29mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	1.29mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	16d	1	1.29mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	1.30mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	1.30mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	1.30mi

Listing history 50 events

1. 2026-06-18
   days on market $100,000 Active 114 DOM
2. 2026-06-17
   days on market $100,000 Active 113 DOM
3. 2026-06-15
   days on market $100,000 Active 111 DOM
4. 2026-06-13
   days on market $100,000 Active 109 DOM
5. 2026-06-13
   pricedays on market $100,000 Active 108 DOM
6. 2026-06-09
   days on market $110,000 Active 105 DOM
7. 2026-06-08
   days on market $110,000 Active 104 DOM
8. 2026-06-07
   days on market $110,000 Active 103 DOM
9. 2026-06-04
   days on market $110,000 Active 100 DOM
10. 2026-06-03
    days on market $110,000 Active 99 DOM
11. 2026-06-01
    days on market $110,000 Active 97 DOM
12. 2026-05-31
    days on market $110,000 Active 96 DOM
13. 2026-02-24
    listed $110,000 Active 439-char remark

    Show marketing remark (439 chars)

    Charming 3-bedroom bungalow with 1 bathroom, fully updated and move-in ready! This home features fresh updates throughout including new flooring, modern paint, and an updated kitchen and bath. Spacious layout with comfortable bedrooms and a bright living area, perfect for family living or first-time buyers. Conveniently located near shopping, schools, and major freeways. A great opportunity to own a beautifully updated home in Detroit!

14. 2026-02-24
    listed $110,000 Active 439-char remark

    Show marketing remark (439 chars)

    Charming 3-bedroom bungalow with 1 bathroom, fully updated and move-in ready! This home features fresh updates throughout including new flooring, modern paint, and an updated kitchen and bath. Spacious layout with comfortable bedrooms and a bright living area, perfect for family living or first-time buyers. Conveniently located near shopping, schools, and major freeways. A great opportunity to own a beautifully updated home in Detroit!

15. 2026-01-28
    historical
16. 2025-12-02
    price $120,000
17. 2025-12-01
    price $120,000
18. 2025-10-14
    price $130,000
19. 2025-10-13
    price $130,000
20. 2025-09-20
    listed $150,000 Active
21. 2025-09-20
    listed $150,000 Active
22. 2025-09-19
    historical
23. 2025-03-07
    historical $1,400
24. 2025-02-09
    listed $1,400
25. 2024-12-27
    historical
26. 2024-12-27
    historical
27. 2024-11-08
    listed $114,900 Active
28. 2024-11-08
    listed $114,900 Active
29. 2024-11-06
    historical
30. 2024-11-06
    historical
31. 2024-09-16
    soldstatus $45,000
32. 2024-09-16
    soldstatus $54,900
33. 2020-04-03
    soldstatus $54,900 Sold
34. 2020-04-03
    soldstatus $54,900 Closed
35. 2020-03-16
    status Pending
36. 2020-03-16
    status Pending
37. 2020-03-13
    status Active
38. 2020-03-10
    historical
39. 2020-02-11
    price $54,900
40. 2020-02-11
    price $54,900
41. 2020-01-13
    listed $59,900 Active
42. 2020-01-13
    listed $59,900 Active
43. 2018-10-01
    soldstatus $20,000 Sold
44. 2018-10-01
    soldstatus $20,000 Closed
45. 2018-03-24
    status Pending
46. 2018-03-24
    status Pending
47. 2018-02-17
    listed $23,000 Active
48. 2018-02-17
    listed $23,000 Active
49. 2018-02-15
    historical
50. 2018-02-14
    historical

ⓘ 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: $3,516 · $293/mo
• Projected year-2 tax: $3,516 · $293/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: $16,402
• − Mortgage interest: −$5,602
• − Property taxes: −$3,516
• − Insurance: −$500
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$2,909
• Taxable income: $1,251
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $2,348/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

+511.1% since first listed

54 events — show timeline

• 2026-02-24 Listed $110,000 REALCOMP
• 2026-02-24 Listed $110,000 MiRealSource-MiMLS
• 2026-01-28 Listing Removed — MiRealSource-MiMLS
• 2025-12-02 Price Changed $120,000 MiRealSource-MiMLS
• 2025-12-01 Price Changed $120,000 REALCOMP
• 2025-10-14 Price Changed $130,000 MiRealSource-MiMLS
• 2025-10-13 Price Changed $130,000 REALCOMP
• 2025-09-20 Listed $150,000 MiRealSource-MiMLS
• 2025-09-20 Listed $150,000 REALCOMP
• 2025-09-19 Coming Soon — MiRealSource-MiMLS
• 2025-03-07 Rental Removed $1,400 REALSOURCE
• 2025-02-09 Listed for Rent $1,400 REALSOURCE
• 2024-12-27 Listing Removed — REALCOMP
• 2024-12-27 Listing Removed — MiRealSource-MiMLS
• 2024-11-08 Listed $114,900 REALCOMP
• 2024-11-08 Listed $114,900 MiRealSource-MiMLS
• 2024-11-06 Coming Soon — MiRealSource-MiMLS
• 2024-11-06 Coming Soon — REALCOMP
• 2024-09-16 Sold (Public Records) $54,900 Public Records
• 2024-09-16 Sold (Public Records) $45,000 Public Records
• 2020-04-03 Sold (MLS) $54,900 MiRealSource-MiMLS
• 2020-04-03 Sold (MLS) $54,900 REALCOMP
• 2020-03-16 Pending — MiRealSource-MiMLS
• 2020-03-16 Pending — REALCOMP
• 2020-03-13 Relisted — REALCOMP
• 2020-03-10 Listing Removed — REALCOMP
• 2020-02-11 Price Changed $54,900 MiRealSource-MiMLS
• 2020-02-11 Price Changed $54,900 REALCOMP
• 2020-01-13 Listed $59,900 MiRealSource-MiMLS
• 2020-01-13 Listed $59,900 REALCOMP
• 2018-10-01 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2018-10-01 Sold (MLS) $20,000 REALCOMP
• 2018-03-24 Pending — MiRealSource-MiMLS
• 2018-03-24 Pending — REALCOMP
• 2018-02-17 Listed $23,000 MiRealSource-MiMLS
• 2018-02-17 Listed $23,000 REALCOMP
• 2018-02-15 Listing Removed — REALCOMP
• 2018-02-14 Listing Removed — MiRealSource-MiMLS
• 2018-01-19 Listed $30,000 MiRealSource-MiMLS
• 2018-01-19 Listed $30,000 REALCOMP
• 2017-04-20 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2017-04-20 Sold (MLS) $13,000 REALCOMP
• 2017-03-28 Pending — MiRealSource-MiMLS
• 2017-03-28 Pending — REALCOMP
• 2017-02-28 Price Changed $16,000 MiRealSource-MiMLS
• 2017-02-28 Relisted — MiRealSource-MiMLS
• 2017-02-28 Price Changed $16,000 REALCOMP
• 2017-02-27 Relisted — REALCOMP
• 2017-02-14 Pending — MiRealSource-MiMLS
• 2017-02-14 Pending — REALCOMP
• 2017-01-25 Price Changed $17,000 MiRealSource-MiMLS
• 2017-01-25 Price Changed $17,000 REALCOMP
• 2017-01-12 Listed $18,000 MiRealSource-MiMLS
• 2017-01-12 Listed $18,000 REALCOMP

Property tax history

+8.1%/yr

Latest (2025): $3,516 · +169.4% YoY. Source: county tax records.