19420 Berg Rd · Detroit, MI 48219

$149,900

3 bd · 1.0 ba · 1,101 sqft · SingleFamily public records · 15 Days on market

Built 1954 5,663 sqft lot Est $130k · 15% over

---

Why this score? — see what drove the F 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 +12.9/30.0
• Rent growth +4.5/5.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 19420 Berg Road, Detroit, MI 48219 - a truly move-in-ready home located in Detroit's established Berg-Lahser community. This beautifully maintained residence offers the perfect blend of comfort, convenience, and community, with nothing left to do but unpack and start making memories. From the moment you arrive, you'll appreciate the pride of ownership throughout - this home doesn't need a nail, a paintbrush, or a project. Every detail has been cared for, allowing its next owner to enjoy a seamless transition into homeownership. One of this home's greatest advantages is its exceptional location. Situated near I-96, M-39 (Southfield Freeway), Telegraph Road, and M-10 (Lodge Freeway), residents enjoy convenient access to Downtown Detroit, Dearborn, Southfield, Livonia, and the surrounding Metro Detroit area. Nearby parks, schools, shopping centers, restaurants, grocery stores, and medical facilities make everyday living effortless, while Rouge Park and Eliza Howell Park offer beautiful green spaces for recreation, walking, and family activities. The Berg-Lahser community is known for its mature tree-lined streets, well-maintained homes, and strong neighborhood pride, creating an inviting atmosphere that homeowners value. Whether you're a first-time buyer ready to begin your homeownership journey, a growing family looking for room to build lasting memories, or someone searching for the perfect forever home, this property delivers. Combining a turnkey condition with a location that supports both convenience and quality of life, 19420 Berg Road offers the rare opportunity to move right in and start enjoying everything a great home and community have to offer from day one.

Key facts

• 5,663 sq ft lot
• Built 1954
• Listed 14 days

Property features AI

Finance

• Other: Located in the Rothmoor subdivision; directions: east of Berg, north of Seven Mile

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Brick construction; Insulated Concrete Forms (ICFs); Above-grade finished area about 1,101 square feet
• Exterior features: Paved road access; Lot approximately 0.13 acres (42 x 134)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-11 ($-129/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (10.5% below list).
• Recommended offer: $134k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,096 (10.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $129,918
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19266 Cooley St	0.43mi	3/1.5	1,126 (+2%)	6mo	$134,000	$119	69
21700 Pembroke Ave	0.58mi	3/1.0	1,089 (-1%)	3mo	$155,000	$142	69
19212 Northrop St	0.33mi	3/1.0	981 (-11%)	2mo	$65,000	$66	65
20348 Berg Rd	0.61mi	3/1.5	1,136 (+3%)	6mo	$135,000	$119	59
20224 Redfern St	0.52mi	3/1.5	1,020 (-7%)	5mo	$140,000	$137	57
20116 Greydale Ave	0.72mi	3/1.0	1,164 (+6%)	2mo	$149,500	$128	56
19711 Chapel St	0.66mi	3/1.0	1,014 (-8%)	1mo	$120,000	$118	55
19411 Chapel St	0.65mi	3/1.0	1,014 (-8%)	5mo	$65,000	$64	53
20370 Cherokee St	0.62mi	3/1.5	1,208 (+10%)	1mo	$117,000	$97	52
23450 Margareta St	0.52mi	3/1.0	957 (-13%)	4mo	$45,000	$47	51
18293 Codding St	0.67mi	3/1.0	962 (-13%)	1mo	$30,000	$31	46
19795 Greydale Ave	0.56mi	3/1.5	1,247 (+13%)	4mo	$129,997	$104	46

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: -11.2%
• Equity multiple: 0.57×
• Total profit: $-17,847
• Equity at exit: $22,351

10-year hold

• IRR: 4.3%
• Equity multiple: 1.38×
• Total profit: $15,999
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$786
• Tax from tax record: −$222 /mo · $2,659/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-11

Break-even live

Break-even rent $1,355

Max offer price $148,001

Occupancy floor 96%

Sensitivity live

Price	-10% $74	-5% $32	+0% $-11	+5% $-53	+10% $-96
Rent	-10% $-117	-5% $-64	+0% $-11	+5% $42	+10% $95
Rate	-1.0pp $65	-0.5pp $27	base $-11	+0.5pp $-50	+1.0pp $-89

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	44d	1	0.15mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	17d	1	0.17mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	44d	2	0.28mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	44d	1	0.28mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	44d	1	0.40mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	44d	1	0.46mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	11d	1	0.46mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.48mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	0.48mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	0.49mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.49mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	44d	1	0.70mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	17d	1	0.75mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	44d	2	0.75mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	44d	1	0.90mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	44d	1	0.90mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.93mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.97mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	13d	1	0.98mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	44d	1	1.00mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	11d	1	1.04mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	5d	1	1.04mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	44d	1	1.06mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	1.07mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	1.09mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	44d	1	1.09mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	5d	1	1.10mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.12mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.13mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	1.16mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	1.21mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	5d	1	1.23mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	1.34mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	1.36mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	1.36mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	1.39mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	12d	1	1.40mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	1.40mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	1.43mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	1.45mi

Listing history 11 events

1. 2026-06-18
   days on market $149,900 Active 15 DOM
2. 2026-06-17
   days on market $149,900 Active 14 DOM
3. 2026-06-16
   days on market $149,900 Active 13 DOM
4. 2026-06-15
   days on market $149,900 Active 12 DOM
5. 2026-06-13
   days on market $149,900 Active 10 DOM
6. 2026-06-13
   days on market $149,900 Active 9 DOM
7. 2026-06-09
   days on market $149,900 Active 6 DOM
8. 2026-06-08
   days on market $149,900 Active 5 DOM
9. 2026-06-07
   days on market $149,900 Active 4 DOM
10. 2026-06-04
    remarks 687-char remark

    Show marketing remark (1705 chars)

    Welcome to 19420 Berg Road, Detroit, MI 48219 - a truly move-in-ready home located in Detroit's established Berg-Lahser community. This beautifully maintained residence offers the perfect blend of comfort, convenience, and community, with nothing left to do but unpack and start making memories. From the moment you arrive, you'll appreciate the pride of ownership throughout - this home doesn't need a nail, a paintbrush, or a project. Every detail has been cared for, allowing its next owner to enjoy a seamless transition into homeownership. One of this home's greatest advantages is its exceptional location. Situated near I-96, M-39 (Southfield Freeway), Telegraph Road, and M-10 (Lodge Freeway), residents enjoy convenient access to Downtown Detroit, Dearborn, Southfield, Livonia, and the surrounding Metro Detroit area. Nearby parks, schools, shopping centers, restaurants, grocery stores, and medical facilities make everyday living effortless, while Rouge Park and Eliza Howell Park offer beautiful green spaces for recreation, walking, and family activities. The Berg-Lahser community is known for its mature tree-lined streets, well-maintained homes, and strong neighborhood pride, creating an inviting atmosphere that homeowners value. Whether you're a first-time buyer ready to begin your homeownership journey, a growing family looking for room to build lasting memories, or someone searching for the perfect forever home, this property delivers. Combining a turnkey condition with a location that supports both convenience and quality of life, 19420 Berg Road offers the rare opportunity to move right in and start enjoying everything a great home and community have to offer from day one.

11. 2026-06-04
    listed $149,900 Active 1 DOM

    Show marketing remark (1705 chars)

    Welcome to 19420 Berg Road, Detroit, MI 48219 - a truly move-in-ready home located in Detroit's established Berg-Lahser community. This beautifully maintained residence offers the perfect blend of comfort, convenience, and community, with nothing left to do but unpack and start making memories. From the moment you arrive, you'll appreciate the pride of ownership throughout - this home doesn't need a nail, a paintbrush, or a project. Every detail has been cared for, allowing its next owner to enjoy a seamless transition into homeownership. One of this home's greatest advantages is its exceptional location. Situated near I-96, M-39 (Southfield Freeway), Telegraph Road, and M-10 (Lodge Freeway), residents enjoy convenient access to Downtown Detroit, Dearborn, Southfield, Livonia, and the surrounding Metro Detroit area. Nearby parks, schools, shopping centers, restaurants, grocery stores, and medical facilities make everyday living effortless, while Rouge Park and Eliza Howell Park offer beautiful green spaces for recreation, walking, and family activities. The Berg-Lahser community is known for its mature tree-lined streets, well-maintained homes, and strong neighborhood pride, creating an inviting atmosphere that homeowners value. Whether you're a first-time buyer ready to begin your homeownership journey, a growing family looking for room to build lasting memories, or someone searching for the perfect forever home, this property delivers. Combining a turnkey condition with a location that supports both convenience and quality of life, 19420 Berg Road offers the rare opportunity to move right in and start enjoying everything a great home and community have to offer from day one.

ⓘ 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: $2,659 · $222/mo
• Projected year-2 tax: $2,659 · $222/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,092
• − Mortgage interest: −$8,397
• − Property taxes: −$2,659
• − Insurance: −$750
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$4,361
• Taxable loss: −$2,649
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $507/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

+0.0% since first listed

3 events — show timeline

• 2026-06-04 Listed $149,900 MiRealSource-MiMLS
• 2026-06-04 Listed $149,900 REALCOMP
• 2026-06-03 Coming Soon $149,900 MiRealSource-MiMLS

Property tax history

+4.1%/yr

Latest (2025): $2,659 · -10.5% YoY. Source: county tax records.