19437 Ferguson St · Detroit, MI 48235

$63,900

2 bd · 1.0 ba · 706 sqft · SingleFamily public records · 1 Days on market

Built 1949 4,356 sqft lot $91/sqft · 41% above area Est $45k · 41% over ↓ 8% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 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

Cozy ranch starter home located North of Seven Mile, East of Southfield. This home features a covered front porch, large living room, eat-in kitchen, two good sized bedrooms, one bathrrom and an unfinished basement. This would make a great addition to your investment portfolio! Property. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

Key facts

• Covered front porch
• Unfinished basement
• Large living room

Tags

• COVERED FRONT PORCH
• LARGE LIVING ROOM
• EAT-IN KITCHEN
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Driveway; No garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One level; Ground-level entry with steps; Aluminum siding
• Construction: Block foundation
• Exterior features: Awning(s); Covered porch

Interior

• Kitchen: Gas water heater
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: High-speed internet; Unfinished basement
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Cap rate 14.9% 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 (+3.2%/yr); 283 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 35% 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 $442 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,900

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.78% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.79%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $45,296
• List price: $63,900
• Delta: 45.49%
• 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
19510 Ferguson St	0.08mi	2/1.0	717 (+2%)	3mo	$21,000	$29	91
19751 Oakfield St	0.27mi	2/1.0	735 (+4%)	1mo	$17,500	$24	80
19913 Prevost St	0.40mi	2/1.0	716 (+1%)	4mo	$27,900	$39	76
19307 Fenmore St	0.42mi	2/1.0	725 (+3%)	3mo	$72,500	$100	74
19425 Fenmore St	0.39mi	2/1.0	720 (+2%)	8mo	$79,000	$110	72
19781 Oakfield St	0.28mi	2/1.0	752 (+6%)	8mo	$65,000	$86	70
19195 Fenmore St	0.44mi	2/1.0	720 (+2%)	8mo	$79,500	$110	70
18950 Biltmore St	0.36mi	2/1.0	781 (+11%)	1mo	$46,000	$59	64
19470 Forrer St	0.41mi	2/1.0	771 (+9%)	6mo	$27,000	$35	60
19786 Oakfield St	0.26mi	3/1.0 (+1)	780 (+10%)	7mo	$80,000	$103	60
19749 Rosemont Ave	0.58mi	2/1.0	753 (+7%)	7mo	$90,000	$120	56
19944 Faust Ave	0.73mi	2/1.0	665 (-6%)	4mo	$30,400	$46	53

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: 25.8%
• Equity multiple: 2.07×
• Total profit: $19,192
• Equity at exit: $9,528

10-year hold

• IRR: 33.7%
• Equity multiple: 4.11×
• Total profit: $55,622
• Equity at exit: $5,525

Cash invested: $17,892 (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: 283
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$335
• Tax est. 1.5%: −$80 /mo · $958/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $459

Break-even live

Break-even rent $559

Max offer price $63,900

Occupancy floor 55%

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	13d	1	0.18mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	0.71mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	15d	5	0.79mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	0.80mi
20539 Southfield Rd Detroit, MI	1.0	1.0	700	$800	$1.14	10d	4	0.81mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	1.08mi
21697 Greenfield Rd Unit A-219 Oak Park, MI	1.0	1.0	714	$1,774	$2.48	24d	1	1.36mi
18637 James Couzens Fwy Apt 103A Detroit, MI	1.0	1.0	630	$835	$1.33	2d	1	1.44mi
18637 James Couzens Fwy Unit C103 Detroit, MI	1.0	1.0	630	$835	$1.33	44d	1	1.44mi

Listing history 7 events

1. 2026-06-17
   pricedays on marketlisting id $63,900 Active 1 DOM

   Show marketing remark (429 chars)

   Cozy ranch starter home located North of Seven Mile, East of Southfield. This home features a covered front porch, large living room, eat-in kitchen, two good sized bedrooms, one bathrrom and an unfinished basement. This would make a great addition to your investment portfolio! Property. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

2. 2026-06-01
   days on market $65,900 Active 20 DOM
3. 2026-05-31
   days on market $65,900 Active 19 DOM
4. 2026-05-14
   price $65,900 469-char remark
5. 2026-05-13
   price $65,900 469-char remark
6. 2026-05-12
   listed $69,400 Active 469-char remark
7. 2026-05-12
   listed $69,400 Active 469-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $13,682
• − Mortgage interest: −$3,579
• − Property taxes: −$958
• − Insurance: −$320
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$1,859
• Taxable income: $4,777
• Est. tax owed @ 24.0%: −$1,146
• After-tax cash flow: $4,363/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

-7.9% since first listed

10 events — show timeline

• 2026-06-18 Relisted — MiRealSource-MiMLS
• 2026-06-17 Listing Removed — MiRealSource-MiMLS
• 2026-06-17 Listed $63,900 REALCOMP
• 2026-06-16 Listed $63,900 MiRealSource-MiMLS
• 2026-06-01 Listing Removed — REALCOMP
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-05-14 Price Changed $65,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $65,900 REALCOMP
• 2026-05-12 Listed $69,400 REALCOMP
• 2026-05-12 Listed $69,400 MiRealSource-MiMLS

Property tax history

+17.0%/yr

Latest (2025): $5,457 · +217.8% YoY. Source: county tax records.