19403 Stahelin Ave · Detroit, MI 48219

$83,500

4 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 43 Days on market

Built 1949 5,227 sqft lot $68/sqft · 9% above area Est $77k · 9% 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
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• ARV discount +3.4/15.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in Detroit! This tenant-occupied 4-bedroom home features 1 full bath and 2 half baths, offering plenty of space and strong rental appeal. The property provides immediate income potential with an existing tenant already in place, making it a great addition to an investor's portfolio. Conveniently located near major roads, shopping, schools, and local amenities. Please do not disturb tenant. Showings subject to tenant rights and notice requirements.

Key facts

• 5,227 sq ft lot
• Built 1949
• Listed 43 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick exterior
• Construction: Brick construction
• Exterior features: Paved road access; Lot dimensions approximately 39 x 137 feet; Lot approximately 0.12 acres

Interior

• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+8.0%/yr); 305 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 ($44k/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 $577 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 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 4.0% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,995 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. 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: 1.77% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.57%
• DSCR: 1.96
• GRM: 4.7

CMA / ARV

• ARV (median comp): $76,564
• List price: $83,500
• Delta: 9.06%
• 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
18505 Ashton Ave	0.63mi	4/1.5	1,200 (-2%)	0mo	$75,000	$63	65
19009 Ashton Ave	0.49mi	3/3.0 (-1)	1,225 (+0%)	2mo	$170,000	$139	62
19749 Huntington Rd	0.33mi	3/1.5 (-1)	1,093 (-11%)	0mo	$169,999	$156	59
19338 Fenmore St	0.52mi	3/1.0 (-1)	1,120 (-8%)	1mo	$116,000	$104	56
20534 Grandville Ave	0.69mi	3/1.5 (-1)	1,155 (-6%)	3mo	$213,500	$185	49
18926 Ashton Ave	0.56mi	3/1.0 (-1)	1,095 (-10%)	3mo	$125,000	$114	49
20014 Southfield Rd	0.61mi	3/1.0 (-1)	1,357 (+11%)	1mo	$88,000	$65	48
19352 Margareta St	0.50mi	3/1.0 (-1)	1,060 (-13%)	3mo	$105,000	$99	47
18801 Margareta St	0.50mi	3/1.0 (-1)	1,045 (-15%)	3mo	$60,000	$57	44
20220 Ashton Ave	0.64mi	3/1.0 (-1)	1,362 (+11%)	5mo	$155,000	$114	42
20310 Annchester Rd	0.68mi	3/1.5 (-1)	1,365 (+12%)	1mo	$97,000	$71	41
18423 Ashton Ave	0.70mi	3/2.5 (-1)	1,350 (+10%)	0mo	$199,900	$148	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.91×
• Total profit: $21,195
• Equity at exit: $12,450

10-year hold

• IRR: 32.5%
• Equity multiple: 4.81×
• Total profit: $89,087
• Equity at exit: $7,220

Cash invested: $23,380 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$438
• Tax from tax record: −$278 /mo · $3,332/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $420

Break-even live

Break-even rent $950

Max offer price $83,500

Occupancy floor 67%

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: $20,875
• Closing costs: $2,505
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	43d	1	0.05mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	43d	1	0.12mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	0.29mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.35mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	0.47mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	43d	1	0.49mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	0.52mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	43d	1	0.54mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	23d	1	0.59mi
20200 Ashton Ave Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	0.60mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	16d	1	0.60mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	16d	1	0.62mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	43d	1	0.62mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	16d	1	0.67mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	0.67mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	1d	1	0.79mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	16d	1	0.80mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	0.86mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.87mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	0.87mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	43d	1	0.88mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	16d	1	0.89mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	24d	1	0.95mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	0.95mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	5d	1	0.98mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	1.00mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	1.08mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	16d	1	1.09mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	16d	1	1.14mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	43d	1	1.15mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.17mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	43d	1	1.19mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	43d	1	1.25mi
20284 Melrose St Southfield, MI	3.0	1.0	1200	$1,550	$1.29	43d	1	1.27mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	1.28mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	1.34mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	1.35mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	16d	1	1.36mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	17d	1	1.38mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $83,500 Active 43 DOM
2. 2026-06-17
   days on market $83,500 Active 42 DOM
3. 2026-06-15
   days on market $83,500 Active 40 DOM
4. 2026-06-13
   days on market $83,500 Active 38 DOM
5. 2026-06-13
   days on market $83,500 Active 37 DOM
6. 2026-06-09
   days on market $83,500 Active 34 DOM
7. 2026-06-08
   days on market $83,500 Active 33 DOM
8. 2026-06-07
   days on market $83,500 Active 32 DOM
9. 2026-06-04
   days on market $83,500 Active 29 DOM
10. 2026-06-03
    days on market $83,500 Active 28 DOM
11. 2026-06-02
    days on market $83,500 Active 27 DOM
12. 2026-06-01
    days on market $83,500 Active 26 DOM
13. 2026-05-31
    days on market $83,500 Active 25 DOM
14. 2026-05-06
    listed $83,500 Active 486-char remark

    Show marketing remark (480 chars)

    Great investment opportunity in Detroit! This tenant-occupied 4-bedroom home features 1 full bath and 2 half baths, offering plenty of space and strong rental appeal. The property provides immediate income potential with an existing tenant already in place, making it a great addition to an investor's portfolio. Conveniently located near major roads, shopping, schools, and local amenities. Please do not disturb tenant. Showings subject to tenant rights and notice requirements.

15. 2026-05-06
    listed $83,500 Active 480-char remark

    Show marketing remark (480 chars)

    Great investment opportunity in Detroit! This tenant-occupied 4-bedroom home features 1 full bath and 2 half baths, offering plenty of space and strong rental appeal. The property provides immediate income potential with an existing tenant already in place, making it a great addition to an investor's portfolio. Conveniently located near major roads, shopping, schools, and local amenities. Please do not disturb tenant. Showings subject to tenant rights and notice requirements.

16. 2023-05-31
    soldstatus $101,300
17. 2022-06-21
    soldstatus $52,500

ⓘ 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: $3,332 · $278/mo
• Projected year-2 tax: $3,332 · $278/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 ≥98°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: $17,781
• − Mortgage interest: −$4,677
• − Property taxes: −$3,332
• − Insurance: −$418
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$2,429
• Taxable income: $4,080
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $4,064/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+59.0% since first listed

4 events — show timeline

• 2026-05-06 Listed $83,500 REALCOMP
• 2026-05-06 Listed $83,500 MiRealSource-MiMLS
• 2023-05-31 Sold (Public Records) $101,300 Public Records
• 2022-06-21 Sold (Public Records) $52,500 Public Records

Property tax history

+15.3%/yr

Latest (2025): $3,332 · -0.3% YoY. Source: county tax records.