19261 Mitchell St · Detroit, MI 48234

$75,000

3 bd · 1.0 ba · 1,183 sqft · SingleFamily public records · 68 Days on market

Built 1948 4,792 sqft lot $63/sqft · 61% above area Est $82k · 8% under

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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
• ARV discount +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

3 bedroom investment property in a rapidly developing neighborhood in Detroit. Renovations are required. Property is being sold as is. All showings must be approved. Appliances are not included. Measurements may not be accurate.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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 fast (+6.7%/yr); 226 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 45% 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 $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 8y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.76% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.06%
• DSCR: 2.29
• GRM: 4.7

CMA / ARV

• ARV (median comp): $81,531
• List price: $75,000
• Delta: -8.01%
• 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
19155 Gallagher St	0.15mi	3/1.5	1,208 (+2%)	0mo	$129,900	$108	87
19365 Goddard St	0.31mi	3/1.0	1,100 (-7%)	0mo	$97,500	$89	73
19360 Revere St	0.25mi	3/1.0	1,050 (-11%)	2mo	$78,000	$74	68
19181 Marx St	0.61mi	3/1.0	1,152 (-3%)	1mo	$40,500	$35	66
19662 Charest St	0.26mi	3/1.0	1,041 (-12%)	2mo	$69,000	$66	66
3952 Stockton St	0.71mi	3/1.0	1,149 (-3%)	1mo	$55,000	$48	61
19155 Ryan Rd	0.48mi	3/1.0	1,068 (-10%)	2mo	$45,000	$42	60
19145 Riopelle St	0.74mi	3/2.0	1,152 (-3%)	2mo	$80,000	$69	55
20450 Gallagher St	0.74mi	3/1.0	1,291 (+9%)	1mo	$45,000	$35	49
19163 Orleans St	0.68mi	2/1.0 (-1)	1,080 (-9%)	2mo	$32,500	$30	47
19942 Saint Aubin St	0.60mi	3/1.0	1,350 (+14%)	4mo	$38,000	$28	45
2339 E Outer Dr	0.55mi	3/2.5	1,324 (+12%)	4mo	$154,000	$116	45

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: 27.7%
• Equity multiple: 2.21×
• Total profit: $25,381
• Equity at exit: $11,183

10-year hold

• IRR: 37.4%
• Equity multiple: 5.12×
• Total profit: $86,590
• Equity at exit: $6,485

Cash invested: $21,000 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$393
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $509

Break-even live

Break-even rent $674

Max offer price $75,000

Occupancy floor 56%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.27mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	0.32mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	14d	1	0.32mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	0.35mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.47mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	21d	1	0.53mi
18557 Wexford St Detroit, MI	3.0	1.0	1216	$1,250	$1.03	24d	1	0.54mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	24d	1	0.55mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	0.60mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	16d	1	0.60mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	0.61mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.61mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	0.68mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	17d	1	0.71mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	4d	1	0.84mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	4d	1	1.00mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	1.05mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	1.06mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	1.13mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	23d	1	1.15mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	16d	1	1.16mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	1d	1	1.16mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	43d	1	1.19mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	1.23mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	43d	1	1.24mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	21d	1	1.24mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	21d	1	1.30mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	21d	1	1.34mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	16d	1	1.34mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	43d	1	1.36mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	43d	1	1.41mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.44mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	17d	1	1.47mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	1.47mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	1.48mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	1.48mi

Listing history 50 events

1. 2026-06-18
   days on market $75,000 Active 68 DOM
2. 2026-06-17
   days on market $75,000 Active 67 DOM
3. 2026-06-15
   days on market $75,000 Active 65 DOM
4. 2026-06-13
   days on market $75,000 Active 63 DOM
5. 2026-06-13
   days on market $75,000 Active 62 DOM
6. 2026-06-09
   days on market $75,000 Active 59 DOM
7. 2026-06-08
   days on market $75,000 Active 58 DOM
8. 2026-06-07
   days on market $75,000 Active 57 DOM
9. 2026-06-04
   days on market $75,000 Active 54 DOM
10. 2026-06-03
    days on market $75,000 Active 53 DOM
11. 2026-06-02
    days on market $75,000 Active 52 DOM
12. 2026-06-01
    days on market $75,000 Active 51 DOM
13. 2026-05-31
    days on market $75,000 Active 50 DOM
14. 2026-04-12
    listed $80,000 Active 228-char remark

    Show marketing remark (228 chars)

    3 bedroom investment property in a rapidly developing neighborhood in Detroit. Renovations are required. Property is being sold as is. All showings must be approved. Appliances are not included. Measurements may not be accurate.

15. 2026-04-11
    listed $80,000 Active 228-char remark

    Show marketing remark (228 chars)

    3 bedroom investment property in a rapidly developing neighborhood in Detroit. Renovations are required. Property is being sold as is. All showings must be approved. Appliances are not included. Measurements may not be accurate.

16. 2021-05-28
    historical
17. 2021-05-17
    status Pending
18. 2021-05-17
    status Pending
19. 2021-05-17
    historical
20. 2021-05-02
    status Active
21. 2021-05-02
    status Active
22. 2021-04-30
    status Pending
23. 2021-04-30
    status Pending
24. 2021-04-28
    historical
25. 2021-04-28
    listed $65,000 Active
26. 2021-04-28
    listed $65,000 Active
27. 2021-04-28
    historical
28. 2021-04-07
    status Active
29. 2021-04-07
    status Active
30. 2021-03-31
    status Pending
31. 2021-03-31
    status Pending
32. 2021-03-26
    listed $62,000 Active
33. 2021-03-26
    listed $62,000 Active
34. 2019-06-19
    historical
35. 2019-06-19
    historical
36. 2019-06-16
    listed $20,000 Active
37. 2019-06-16
    listed $20,000 Active
38. 2018-04-05
    historical
39. 2018-04-05
    historical
40. 2018-03-26
    price $20,000
41. 2018-03-25
    price $20,000
42. 2018-03-16
    price $12,700
43. 2018-03-16
    price $12,700
44. 2018-02-22
    price $13,000
45. 2018-02-21
    price $13,000
46. 2018-02-10
    price $15,000
47. 2018-02-10
    price $15,000
48. 2018-01-27
    price $15,900
49. 2018-01-26
    price $15,900
50. 2018-01-23
    price $19,800

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,293 · $108/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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,811
• − Mortgage interest: −$4,201
• − Property taxes: −$1,293
• − Insurance: −$375
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,182
• Taxable income: $5,230
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $4,847/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

+302.3% since first listed

40 events — show timeline

• 2026-04-12 Listed $80,000 REALCOMP
• 2026-04-11 Listed $80,000 MiRealSource-MiMLS
• 2021-05-28 Listing Removed — REALCOMP
• 2021-05-17 Pending — MiRealSource-MiMLS
• 2021-05-17 Pending — REALCOMP
• 2021-05-17 Listing Removed — MiRealSource-MiMLS
• 2021-05-02 Relisted — MiRealSource-MiMLS
• 2021-05-02 Relisted — REALCOMP
• 2021-04-30 Pending — MiRealSource-MiMLS
• 2021-04-30 Pending — REALCOMP
• 2021-04-28 Listing Removed — REALCOMP
• 2021-04-28 Listing Removed — MiRealSource-MiMLS
• 2021-04-28 Listed $65,000 MiRealSource-MiMLS
• 2021-04-28 Listed $65,000 REALCOMP
• 2021-04-07 Relisted — MiRealSource-MiMLS
• 2021-04-07 Relisted — REALCOMP
• 2021-03-31 Pending — MiRealSource-MiMLS
• 2021-03-31 Pending — REALCOMP
• 2021-03-26 Listed $62,000 MiRealSource-MiMLS
• 2021-03-26 Listed $62,000 REALCOMP
• 2019-06-19 Listing Removed — REALCOMP
• 2019-06-19 Listing Removed — MiRealSource-MiMLS
• 2019-06-16 Listed $20,000 MiRealSource-MiMLS
• 2019-06-16 Listed $20,000 REALCOMP
• 2018-04-05 Listing Removed — REALCOMP
• 2018-04-05 Listing Removed — MiRealSource-MiMLS
• 2018-03-26 Price Changed $20,000 MiRealSource-MiMLS
• 2018-03-25 Price Changed $20,000 REALCOMP
• 2018-03-16 Price Changed $12,700 MiRealSource-MiMLS
• 2018-03-16 Price Changed $12,700 REALCOMP
• 2018-02-22 Price Changed $13,000 MiRealSource-MiMLS
• 2018-02-21 Price Changed $13,000 REALCOMP
• 2018-02-10 Price Changed $15,000 MiRealSource-MiMLS
• 2018-02-10 Price Changed $15,000 REALCOMP
• 2018-01-27 Price Changed $15,900 MiRealSource-MiMLS
• 2018-01-26 Price Changed $15,900 REALCOMP
• 2018-01-23 Price Changed $19,800 MiRealSource-MiMLS
• 2018-01-22 Price Changed $19,800 REALCOMP
• 2018-01-12 Listed $19,888 MiRealSource-MiMLS
• 2018-01-12 Listed $19,888 REALCOMP

Property tax history

-3.4%/yr

Latest (2025): $1,293 · -51.1% YoY. Source: county tax records.