19126 Stotter St · Detroit, MI 48234

$69,900

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 16 Days on market

Built 1946 3,485 sqft lot $61/sqft · 6% above area Est $66k · 6% over

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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 +4.7/15.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Packed with potential and ready for its next chapter, this spacious home offers a fantastic opportunity for investors or homeowners looking to add their personal touch. Conveniently located near major highways, schools, parks, and shopping, you'll enjoy easy access to everyday amenities and everything the city has to offer. Schedule your private showing today and explore the possibilities! SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 80,000 PURCHASE PRICE, 25,000 DOWN PAYMENT, 8% INTEREST, 96 MONTH TERM. 778 / MONTH. Seller financing/land contract terms are negotiable. Purchaser to pay 395 processing fee. As-is sale.

Key facts

• Easy access
• Spacious home
• Conveniently located

Tags

• SPACIOUS HOME
• CONVENIENTLY LOCATED
• EASY ACCESS

Property features AI

Finance

• Other: Property type: Residential single-family
• Financial info: No investment or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 3-car garage
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry with steps; Brick construction; Facing direction not provided
• Construction: Asphalt roof; Block foundation; Built with brick exterior
• Exterior features: Paved road access; No pool

Interior

• Kitchen: No appliance details provided
• Bedrooms: Data on specific bedroom count and levels not provided
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central air
• Interior features: Unfinished basement; Three total rooms
• Laundry & utility: Has heating

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 $397 ($5k/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: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% 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 fast (+6.7%/yr); 227 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 43% of the median local income ($35k/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 $483 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 + 6.7% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 8 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: property tax is 2.8% of price; flood insurance adds $56/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.83% ✓
• Cap rate: 14.06%
• Cash-on-cash: 27.75%
• DSCR: 2.23
• GRM: 4.5

CMA / ARV

• ARV (median comp): $65,763
• List price: $69,900
• Delta: 6.29%
• 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
8175 House St	0.23mi	3/1.0	1,160 (+1%)	1mo	$100,000	$86	86
19466 Packard St	0.29mi	3/1.0	1,179 (+3%)	6mo	$62,000	$53	77
19985 Packard St	0.59mi	3/2.0	1,152 (+0%)	7mo	$90,000	$78	62
8245 E Hildale St	0.37mi	3/1.0	1,028 (-10%)	3mo	$45,000	$44	62
7505 E Robinwood St	0.19mi	4/2.0 (+1)	1,000 (-13%)	3mo	$140,500	$141	58
8212 E Lantz St	0.39mi	3/1.0	989 (-14%)	2mo	$60,000	$61	57
8078 Rolyat St	0.36mi	3/1.0	1,317 (+15%)	2mo	$40,000	$30	57
20000 Concord St	0.69mi	3/1.0	1,200 (+4%)	4mo	$140,000	$117	57
19723 Carrie St	0.52mi	3/1.0	1,020 (-11%)	2mo	$85,000	$83	55
20043 Packard St	0.64mi	3/1.0	1,040 (-9%)	6mo	$87,000	$84	50
18696 Blackmoor St	0.65mi	3/1.0	1,010 (-12%)	0mo	$77,500	$77	50
20136 Helen St	0.75mi	3/1.0	1,000 (-13%)	2mo	$32,000	$32	42

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 1.97×
• Total profit: $19,035
• Equity at exit: $10,422

10-year hold

• IRR: 33.1%
• Equity multiple: 4.66×
• Total profit: $71,571
• Equity at exit: $6,044

Cash invested: $19,572 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 227
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$367
• Tax from tax record: −$163 /mo · $1,958/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $397

Break-even live

Break-even rent $778

Max offer price $69,900

Occupancy floor 64%

Sensitivity live

Price	-10% $437	-5% $417	+0% $397	+5% $377	+10% $358
Rent	-10% $296	-5% $347	+0% $397	+5% $448	+10% $498
Rate	-1.0pp $432	-0.5pp $415	base $397	+0.5pp $379	+1.0pp $361

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.21mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	45d	1	0.21mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,000	$1.18	0d	1	0.47mi
19682 Rogge St Detroit, MI	3.0	1.0	1000	$1,350	$1.35	0d	1	0.48mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	45d	1	0.68mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	3d	1	0.90mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	25d	1	0.96mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	1.09mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	45d	1	1.11mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	45d	1	1.11mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	23d	1	1.23mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	45d	1	1.23mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	1.23mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	18d	1	1.23mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	18d	1	1.31mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,250	$1.09	0d	1	1.31mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	45d	1	1.31mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	25d	1	1.32mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	12d	1	1.35mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	1.37mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	14d	1	1.40mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	18d	1	1.40mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	25d	1	1.40mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	18d	1	1.40mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	45d	1	1.41mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	45d	1	1.43mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	45d	1	1.43mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	45d	1	1.44mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,200	$0.92	0d	1	1.45mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	1.46mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	1.48mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	25d	1	1.48mi

Listing history 21 events

1. 2026-06-21
   days on market $69,900 Active 16 DOM
2. 2026-06-18
   days on market $69,900 Active 13 DOM
3. 2026-06-17
   days on market $69,900 Active 12 DOM
4. 2026-06-16
   days on market $69,900 Active 11 DOM
5. 2026-06-15
   days on market $69,900 Active 10 DOM
6. 2026-06-13
   days on market $69,900 Active 8 DOM
7. 2026-06-13
   days on market $69,900 Active 7 DOM
8. 2026-06-09
   days on market $69,900 Active 4 DOM
9. 2026-06-08
   days on market $69,900 Active 3 DOM
10. 2026-06-07
    days on marketlisting id $69,900 Active 2 DOM
11. 2026-05-31
    days on market $69,900 Active 169 DOM
12. 2025-12-13
    listed $69,900 Active 638-char remark
13. 2025-12-13
    listed $69,900 Active 653-char remark
14. 2025-12-01
    historical
15. 2025-12-01
    historical
16. 2025-08-18
    listed $69,900 Active
17. 2025-08-18
    listed $69,900 Active
18. 2025-07-01
    historical
19. 2025-07-01
    historical
20. 2025-01-15
    listed $69,900 Active
21. 2025-01-15
    listed $69,900 Active

ⓘ 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: $1,958 · $163/mo
• Projected year-2 tax: $1,958 · $163/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 7/10 Severe FEMA zone X (unshaded) · 99% 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,364
• − Mortgage interest: −$3,915
• − Property taxes: −$1,958
• − Insurance: −$1,016
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,033
• Taxable income: $3,983
• Est. tax owed @ 24.0%: −$956
• After-tax cash flow: $3,809/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

14 events — show timeline

• 2026-06-05 Listed $69,900 MiRealSource-MiMLS
• 2026-06-05 Listed $69,900 REALCOMP
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-06-01 Listing Removed — REALCOMP
• 2025-12-13 Listed $69,900 MiRealSource-MiMLS
• 2025-12-13 Listed $69,900 REALCOMP
• 2025-12-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-01 Listing Removed — REALCOMP
• 2025-08-18 Listed $69,900 REALCOMP
• 2025-08-18 Listed $69,900 MiRealSource-MiMLS
• 2025-07-01 Listing Removed — MiRealSource-MiMLS
• 2025-07-01 Listing Removed — REALCOMP
• 2025-01-15 Listed $69,900 REALCOMP
• 2025-01-15 Listed $69,900 MiRealSource-MiMLS

Property tax history

+3.4%/yr

Latest (2025): $1,958 · -0.9% YoY. Source: county tax records.