19783 Annott St · Detroit, MI 48205

$35,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 65 Days on market

Built 1952 5,227 sqft lot $36/sqft · 33% below area Est $53k · 33% under ↓ 1% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPPORTUNITY TO OWN THIS 3 BEDROOM HOME. HOME NEEDS SOME TLC. HOME IS CLOSE TO DINING, PUBLIC TRANSPORTATION, AND SHOPPING. ALL MEASUREMENTS AND INFO HAS BEEN ESTIMATED. BUYER/BATVAI. SELLER WILL LOOK AT ALL REASONABLE OFFERS

Key facts

• 5,227 sq ft lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.8% 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 (+1.3%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% 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 $242 of loan paydown is wiped out by about $1k 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 + 1.3% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 30y 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: property tax is 4.8% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.81% ✓
• Cap rate: 30.75%
• Cash-on-cash: 87.35%
• DSCR: 4.89
• GRM: 2.2

CMA / ARV

• ARV (median comp): $52,500
• List price: $35,000
• Delta: -33.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19730 Goulburn St	0.48mi	3/1.5	977 (-1%)	1mo	$114,000	$117	74
19161 Hamburg St	0.47mi	3/1.0	960 (-2%)	2mo	$116,000	$121	73
20218 Goulburn St	0.55mi	3/1.0	965 (-2%)	1mo	$12,000	$12	70
20541 Barlow St	0.55mi	2/1.0 (-1)	980 (-0%)	2mo	$60,000	$61	67
18982 Hamburg St	0.59mi	3/1.0	952 (-3%)	3mo	$45,000	$47	65
19361 Beland St	0.44mi	3/1.0	901 (-8%)	2mo	$47,500	$53	64
12416 Vernon Ave	0.74mi	3/1.0	944 (-4%)	2mo	$128,000	$136	57
20543 Waltham St	0.58mi	3/1.0	890 (-10%)	1mo	$50,000	$56	56
19940 Westphalia St	0.54mi	3/1.0	1,114 (+13%)	0mo	$30,000	$27	52
19140 Algonac St	0.58mi	2/1.0 (-1)	892 (-9%)	1mo	$46,000	$52	52
20577 Fairport St	0.74mi	3/1.0	1,078 (+10%)	1mo	$65,000	$60	49
21022 Helle Ave	0.74mi	3/1.0	1,120 (+14%)	2mo	$135,000	$121	41

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 85.9%
• Equity multiple: 4.84×
• Total profit: $37,643
• Equity at exit: $5,219

10-year hold

• IRR: 88.6%
• Equity multiple: 9.46×
• Total profit: $82,872
• Equity at exit: $3,026

Cash invested: $9,800 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$184
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $713

Break-even live

Break-even rent $429

Max offer price $35,000

Occupancy floor 41%

Sensitivity live

Price	-10% $835	-5% $823	+0% $713	+5% $703	+10% $694
Rent	-10% $608	-5% $661	+0% $713	+5% $766	+10% $819
Rate	-1.0pp $731	-0.5pp $722	base $713	+0.5pp $704	+1.0pp $695

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	19d	1	0.31mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	45d	1	0.31mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	19d	1	0.43mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	5d	1	0.55mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	19d	1	0.58mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	26d	1	0.70mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	19d	1	0.70mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	45d	1	0.71mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	19d	1	0.73mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	45d	1	0.76mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	19d	1	0.80mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	26d	1	0.81mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	26d	1	0.85mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	13d	1	0.87mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	14d	1	0.89mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	19d	1	0.89mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	23d	1	0.90mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	26d	1	0.90mi
21311 Waltham Rd Warren, MI	3.0	1.0	1000	$1,350	$1.35	0d	1	0.93mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	0.94mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	45d	1	0.94mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	45d	1	0.99mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	19d	1	1.00mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	19d	1	1.04mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	26d	1	1.05mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	26d	1	1.08mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	45d	1	1.13mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	26d	1	1.13mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,320	$1.55	0d	1	1.16mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	26d	1	1.17mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	45d	1	1.22mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	26d	1	1.30mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	4d	1	1.30mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,000	$1.18	0d	1	1.33mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	26d	1	1.34mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	4d	1	1.35mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	26d	1	1.36mi
19682 Rogge St Detroit, MI	3.0	1.0	1000	$1,350	$1.35	0d	1	1.36mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.38mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	45d	1	1.39mi

Listing history 39 events

1. 2026-06-21
   days on market $35,000 Active 65 DOM
2. 2026-06-18
   days on market $35,000 Active 62 DOM
3. 2026-06-17
   days on market $35,000 Active 61 DOM
4. 2026-06-15
   days on market $35,000 Active 59 DOM
5. 2026-06-13
   days on market $35,000 Active 57 DOM
6. 2026-06-13
   days on market $35,000 Active 56 DOM
7. 2026-06-09
   days on market $35,000 Active 53 DOM
8. 2026-06-08
   days on market $35,000 Active 52 DOM
9. 2026-06-07
   days on market $35,000 Active 51 DOM
10. 2026-06-04
    days on market $35,000 Active 48 DOM
11. 2026-06-03
    days on market $35,000 Active 47 DOM
12. 2026-06-02
    days on market $35,000 Active 46 DOM
13. 2026-06-01
    days on market $35,000 Active 45 DOM
14. 2026-05-31
    days on market $35,000 Active 44 DOM
15. 2026-04-17
    listed $35,000 Active 230-char remark

    Show marketing remark (230 chars)

    GREAT OPPORTUNITY TO OWN THIS 3 BEDROOM HOME. HOME NEEDS SOME TLC. HOME IS CLOSE TO DINING, PUBLIC TRANSPORTATION, AND SHOPPING. ALL MEASUREMENTS AND INFO HAS BEEN ESTIMATED. BUYER/BATVAI. SELLER WILL LOOK AT ALL REASONABLE OFFERS

16. 2026-04-17
    listed $35,000 Active 230-char remark

    Show marketing remark (230 chars)

    GREAT OPPORTUNITY TO OWN THIS 3 BEDROOM HOME. HOME NEEDS SOME TLC. HOME IS CLOSE TO DINING, PUBLIC TRANSPORTATION, AND SHOPPING. ALL MEASUREMENTS AND INFO HAS BEEN ESTIMATED. BUYER/BATVAI. SELLER WILL LOOK AT ALL REASONABLE OFFERS

17. 2022-08-12
    price $950
18. 2022-01-19
    soldstatus $58,500
19. 2010-03-09
    soldstatus $3,000
20. 2010-03-09
    soldstatus $3,000
21. 2010-02-18
    historical
22. 2010-01-19
    listed $2,500
23. 2010-01-19
    listed $2,500
24. 2009-04-30
    historical
25. 2008-10-31
    listed $44,900
26. 2004-09-20
    soldstatus $45,000
27. 2004-06-28
    listed $42,000
28. 2004-06-18
    historical
29. 2004-05-14
    listed $42,000
30. 2003-04-28
    historical
31. 2002-11-14
    listed $72,900
32. 2000-05-11
    soldstatus $65,000
33. 2000-02-22
    soldstatus $65,000
34. 2000-01-20
    historical
35. 1999-12-02
    listed $59,900
36. 1996-08-23
    soldstatus $35,000
37. 1996-08-02
    soldstatus $35,000
38. 1996-05-10
    historical
39. 1996-04-30
    listed $35,500

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,692 · $141/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 ≥96°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: $15,987
• − Mortgage interest: −$1,961
• − Property taxes: −$1,692
• − Insurance: −$175
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$1,018
• Taxable income: $8,584
• Est. tax owed @ 24.0%: −$2,060
• After-tax cash flow: $6,501/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

-1.4% since first listed

25 events — show timeline

• 2026-04-17 Listed $35,000 REALCOMP
• 2026-04-17 Listed $35,000 MiRealSource-MiMLS
• 2022-08-12 Price Changed $950 RENT.
• 2022-01-19 Sold (Public Records) $58,500 Public Records
• 2010-03-09 Sold (MLS) $3,000 MiRealSource-MiMLS
• 2010-03-09 Sold (MLS) $3,000 REALCOMP
• 2010-02-18 Listing Removed — MiRealSource-MiMLS
• 2010-01-19 Listed $2,500 MiRealSource-MiMLS
• 2010-01-19 Listed $2,500 REALCOMP
• 2009-04-30 Listing Removed — REALCOMP
• 2008-10-31 Listed $44,900 REALCOMP
• 2004-09-20 Sold (MLS) $45,000 REALCOMP
• 2004-06-28 Listed $42,000 REALCOMP
• 2004-06-18 Listing Removed — REALCOMP
• 2004-05-14 Listed $42,000 REALCOMP
• 2003-04-28 Listing Removed — REALCOMP
• 2002-11-14 Listed $72,900 REALCOMP
• 2000-05-11 Sold (Public Records) $65,000 Public Records
• 2000-02-22 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2000-01-20 Listing Removed — MiRealSource-MiMLS
• 1999-12-02 Listed $59,900 MiRealSource-MiMLS
• 1996-08-23 Sold (Public Records) $35,000 Public Records
• 1996-08-02 Sold (MLS) $35,000 MiRealSource-MiMLS
• 1996-05-10 Listing Removed — MiRealSource-MiMLS
• 1996-04-30 Listed $35,500 MiRealSource-MiMLS

Property tax history

+6.8%/yr

Latest (2025): $1,692 · -54.2% YoY. Source: county tax records.