19200 Blackmoor St · Detroit, MI 48234

$70,000

2 bd · 1.0 ba · 702 sqft · SingleFamily public records · 76 Days on market

Built 1941 7,841 sqft lot $100/sqft · 79% above area Est $78k · 11% 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 +12.3/15.0
• 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

Seller will review all serious offers. It is a very nice house, good for a couple or single person. Neighborhood has been kept up nicely. There is a deck that can be used for entertaining or just sit outside to relax. Easy access to freeways and shopping. This is a must see!

Key facts

• Deck
• 7,841 sq ft lot
• Built 1941

Tags

• DECK
• EASY ACCESS TO FREEWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/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: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 44% 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 $484 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago 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 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1941 — 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: 1.85% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.96%
• DSCR: 2.51
• GRM: 4.5

CMA / ARV

• ARV (median comp): $78,312
• List price: $70,000
• Delta: -10.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19350 Algonac St	0.18mi	2/1.0	711 (+1%)	21mo	$25,000	$35	72
19726 Runyon St	0.46mi	2/1.0	700 (-0%)	20mo	$31,000	$44	62
8062 Stockton St	0.70mi	2/1.0	768 (+9%)	6mo	$18,000	$23	47
19332 Packard St	0.72mi	2/1.5	775 (+10%)	3mo	$25,000	$32	44
8354 Suzanne St	0.27mi	3/1.5 (+1)	783 (+12%)	20mo	$50,000	$64	44
19735 Annott St	0.63mi	3/1.0 (+1)	780 (+11%)	4mo	$69,500	$89	44
8100 Stockton St	0.67mi	2/1.0	800 (+14%)	3mo	$26,000	$33	43

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: 33.4%
• Equity multiple: 2.48×
• Total profit: $29,022
• Equity at exit: $10,437

10-year hold

• IRR: 42.3%
• Equity multiple: 5.75×
• Total profit: $93,087
• Equity at exit: $6,052

Cash invested: $19,600 (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: $1,296 high
• Mortgage (P&I): −$367
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $555

Break-even live

Break-even rent $594

Max offer price $70,000

Occupancy floor 52%

Sensitivity live

Price	-10% $594	-5% $574	+0% $555	+5% $535	+10% $515
Rent	-10% $452	-5% $503	+0% $555	+5% $606	+10% $657
Rate	-1.0pp $590	-0.5pp $572	base $555	+0.5pp $536	+1.0pp $518

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18667 Algonac St Detroit, MI	1.0	1.0	680	$1,999	$2.94	19d	1	0.32mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	19d	1	0.41mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	45d	1	0.41mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	45d	1	0.78mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	26d	1	1.20mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	45d	1	1.47mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	45d	1	1.48mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	13d	1	1.48mi

Listing history 37 events

1. 2026-06-21
   days on market $70,000 Active 76 DOM
2. 2026-06-18
   days on market $70,000 Active 73 DOM
3. 2026-06-17
   days on market $70,000 Active 72 DOM
4. 2026-06-15
   days on market $70,000 Active 70 DOM
5. 2026-06-13
   days on market $70,000 Active 68 DOM
6. 2026-06-13
   days on market $70,000 Active 67 DOM
7. 2026-06-09
   days on market $70,000 Active 64 DOM
8. 2026-06-08
   days on market $70,000 Active 63 DOM
9. 2026-06-07
   days on market $70,000 Active 62 DOM
10. 2026-06-04
    days on market $70,000 Active 59 DOM
11. 2026-06-03
    days on market $70,000 Active 58 DOM
12. 2026-06-02
    days on market $70,000 Active 57 DOM
13. 2026-06-01
    days on market $70,000 Active 56 DOM
14. 2026-05-31
    days on market $70,000 Active 55 DOM
15. 2026-04-06
    listed $70,000 Active 276-char remark

    Show marketing remark (276 chars)

    Seller will review all serious offers. It is a very nice house, good for a couple or single person. Neighborhood has been kept up nicely. There is a deck that can be used for entertaining or just sit outside to relax. Easy access to freeways and shopping. This is a must see!

16. 2026-04-06
    historical

    Show marketing remark (276 chars)

    Seller will review all serious offers. It is a very nice house, good for a couple or single person. Neighborhood has been kept up nicely. There is a deck that can be used for entertaining or just sit outside to relax. Easy access to freeways and shopping. This is a must see!

17. 2026-04-06
    listed $70,000 Active

    Show marketing remark (276 chars)

    Seller will review all serious offers. It is a very nice house, good for a couple or single person. Neighborhood has been kept up nicely. There is a deck that can be used for entertaining or just sit outside to relax. Easy access to freeways and shopping. This is a must see!

18. 2026-04-06
    historical

    Show marketing remark (276 chars)

    Seller will review all serious offers. It is a very nice house, good for a couple or single person. Neighborhood has been kept up nicely. There is a deck that can be used for entertaining or just sit outside to relax. Easy access to freeways and shopping. This is a must see!

19. 2026-01-12
    listed $70,000 Active
20. 2026-01-12
    listed $70,000 Active
21. 2025-10-01
    historical
22. 2025-10-01
    historical
23. 2025-05-12
    listed $69,900 Active
24. 2025-05-12
    listed $69,900 Active
25. 2024-06-30
    historical
26. 2024-06-30
    historical
27. 2024-01-31
    price $59,000
28. 2024-01-30
    price $59,000
29. 2023-11-08
    listed $62,000 Active
30. 2023-11-08
    listed $62,000 Active
31. 2023-11-03
    historical
32. 2023-11-03
    historical
33. 2021-05-26
    historical
34. 2021-05-26
    historical
35. 2021-02-25
    listed $35,000 Active
36. 2021-02-25
    listed $35,000 Active
37. 2003-02-14
    soldstatus $64,900

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $975 · $81/mo
• Expected delta: +$103/yr (+$9/mo · 11.8%)

ⓘ 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 ≥96°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: $15,548
• − Mortgage interest: −$3,921
• − Property taxes: −$872
• − Insurance: −$350
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,036
• Taxable income: $5,880
• Est. tax owed @ 24.0%: −$1,411
• After-tax cash flow: $5,244/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

+7.9% since first listed

23 events — show timeline

• 2026-04-06 Listed $70,000 REALCOMP
• 2026-04-06 Listing Removed — REALCOMP
• 2026-04-06 Listed $70,000 MiRealSource-MiMLS
• 2026-04-06 Listing Removed — MiRealSource-MiMLS
• 2026-01-12 Listed $70,000 REALCOMP
• 2026-01-12 Listed $70,000 MiRealSource-MiMLS
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-05-12 Listed $69,900 REALCOMP
• 2025-05-12 Listed $69,900 MiRealSource-MiMLS
• 2024-06-30 Listing Removed — MiRealSource-MiMLS
• 2024-06-30 Listing Removed — REALCOMP
• 2024-01-31 Price Changed $59,000 MiRealSource-MiMLS
• 2024-01-30 Price Changed $59,000 REALCOMP
• 2023-11-08 Listed $62,000 MiRealSource-MiMLS
• 2023-11-08 Listed $62,000 REALCOMP
• 2023-11-03 Coming Soon — MiRealSource-MiMLS
• 2023-11-03 Coming Soon — REALCOMP
• 2021-05-26 Listing Removed — MiRealSource-MiMLS
• 2021-05-26 Listing Removed — REALCOMP
• 2021-02-25 Listed $35,000 MiRealSource-MiMLS
• 2021-02-25 Listed $35,000 REALCOMP
• 2003-02-14 Sold (Public Records) $64,900 Public Records

Property tax history

-0.4%/yr

Latest (2025): $872 · -53.6% YoY. Source: county tax records.