19925 Greenfield Rd · Detroit, MI 48235

$210,000

4 bd · 2.0 ba · 1,938 sqft · MultiFamily public records · 23 Days on market

Built 1952 3,049 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Updated duplex on Detroit's west side -- a perfect opportunity for an owner-occupant or savvy investor! Live in one unit while the rental income from the other helps offset or potentially cover your mortgage payment. Both identical units feature 2 bedrooms, a spacious living room, dining room, full bathroom, kitchen, and private basements. Freshly painted with beautiful hardwood floors throughout. Stop renting and start building wealth through homeownership and investment!

Key facts

• 3,049 sq ft lot
• 2 parking spots
• Built 1952

Property features AI

Finance

• Other: Property marketed as residential income (multifamily)
• Financial info: Units show rents: $1,300 per month for each 2-bedroom unit

Exterior

• Parking: 2 parking spaces; Asphalt parking surface
• Utilities: Public water; Public sewer / sewer connected; Electricity connected; Natural gas connected
• Home design: Residential income property; Multifamily
• Construction: Brick and vinyl siding construction
• Exterior features: Slate roof; Paved road access; Sidewalks in the community; Publicly maintained road

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 2-bedroom units (each unit listed separately at 19927 and 19925 Greenfield Rd)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Has heating
• Interior features: Full basement; Basement laundry sink
• Laundry & utility: Washer hookup in basement; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive. Per door: $289/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.

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; 5 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).
• At $2,610/mo this rent would consume 80% of the median local household income ($39k/yr) (locally 3064% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 9y 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.
• Current owner paid $34k; list at $210k implies a 527% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $93,024
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19946 Greenfield Rd	0.04mi	4/2.0	2,082 (+7%)	12mo	$99,000	$48	76

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $3,479
• Equity at exit: $31,312

10-year hold

• IRR: 11.4%
• Equity multiple: 1.91×
• Total profit: $53,361
• Equity at exit: $18,157

Cash invested: $58,800 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,610 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$295 /mo · $3,546/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $578

Break-even live

Break-even rent $1,879

Max offer price $210,000

Occupancy floor 73%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,610
Total (2 units)			$2,610

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	3d	1	0.65mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	16d	1	0.75mi
20244 Oakfield St Detroit, MI	3.0	1.0	1915	$1,380	$0.72	43d	1	0.79mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	16d	1	0.82mi
16500 N Park Dr Southfield, MI	1.0–3.0	1.0–2.5	1500	$2,289	$1.53	1d	1	1.30mi

Listing history 43 events

1. 2026-06-18
   days on market $210,000 Active 23 DOM
2. 2026-06-17
   days on market $210,000 Active 22 DOM
3. 2026-06-15
   days on market $210,000 Active 20 DOM
4. 2026-06-13
   days on market $210,000 Active 18 DOM
5. 2026-06-13
   days on market $210,000 Active 17 DOM
6. 2026-06-09
   days on market $210,000 Active 14 DOM
7. 2026-06-08
   days on market $210,000 Active 13 DOM
8. 2026-06-07
   days on market $210,000 Active 12 DOM
9. 2026-06-04
   days on market $210,000 Active 9 DOM
10. 2026-06-03
    days on market $210,000 Active 8 DOM
11. 2026-06-02
    days on market $210,000 Active 7 DOM
12. 2026-06-01
    days on market $210,000 Active 6 DOM
13. 2026-05-31
    days on market $210,000 Active 5 DOM
14. 2026-05-27
    listed $210,000 Active
15. 2026-05-25
    listed $1,300

    Show marketing remark (477 chars)

    Updated duplex on Detroit's west side -- a perfect opportunity for an owner-occupant or savvy investor! Live in one unit while the rental income from the other helps offset or potentially cover your mortgage payment. Both identical units feature 2 bedrooms, a spacious living room, dining room, full bathroom, kitchen, and private basements. Freshly painted with beautiful hardwood floors throughout. Stop renting and start building wealth through homeownership and investment!

16. 2026-05-25
    listed $210,000 Active 477-char remark

    Show marketing remark (477 chars)

    Updated duplex on Detroit's west side -- a perfect opportunity for an owner-occupant or savvy investor! Live in one unit while the rental income from the other helps offset or potentially cover your mortgage payment. Both identical units feature 2 bedrooms, a spacious living room, dining room, full bathroom, kitchen, and private basements. Freshly painted with beautiful hardwood floors throughout. Stop renting and start building wealth through homeownership and investment!

17. 2022-12-01
    soldstatus $33,500
18. 2022-11-22
    soldstatus $80,500 Sold 218-char remark

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

19. 2022-11-22
    soldstatus $80,500 Closed

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

20. 2022-09-21
    status Pending

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

21. 2022-09-21
    status Pending 218-char remark

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

22. 2022-09-15
    status Active

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

23. 2022-09-15
    status Active 218-char remark

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

24. 2022-06-20
    status Pending

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

25. 2022-06-20
    status Pending 218-char remark

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

26. 2022-06-06
    status Active

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

27. 2022-06-06
    status Active 218-char remark

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

28. 2022-05-17
    status Pending

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

29. 2022-05-17
    status Pending 218-char remark

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

30. 2022-05-15
    historical Accepting Backup Offers

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

31. 2022-05-15
    historical Accepting Backup Offers 218-char remark

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

32. 2022-05-11
    listed $90,000 Active 218-char remark

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

33. 2022-05-11
    listed $90,000 Active

    Show marketing remark (218 chars)

    Two unit duplex, each unit has two bedroom and one bath. Off street parking, seperate utility meters, some work needed. Live in one and rent the other, instant income! All room sizes are estimated, property sold as-is.

34. 2021-10-11
    historical
35. 2021-10-11
    historical
36. 2021-10-07
    listed $80,000 Active
37. 2021-10-07
    listed $80,000 Active
38. 2017-08-22
    soldstatus $53,000
39. 2017-08-08
    soldstatus $26,500
40. 2017-08-08
    soldstatus $26,500
41. 2017-06-15
    listed $29,900
42. 2017-06-15
    listed $29,900
43. 2005-05-13
    soldstatus $51,000

ⓘ 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: $3,546 · $295/mo
• Projected year-2 tax: $3,546 · $295/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,320
• − Mortgage interest: −$11,763
• − Property taxes: −$3,546
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − Depreciation: −$6,109
• Taxable income: $3,841
• Est. tax owed @ 24.0%: −$922
• After-tax cash flow: $6,010/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

+311.8% since first listed

30 events — show timeline

• 2026-05-27 Listed $210,000 REALCOMP
• 2026-05-25 Listed for Rent $1,300 REALCOMP
• 2026-05-25 Listed $210,000 MiRealSource-MiMLS
• 2022-12-01 Sold (Public Records) $33,500 Public Records
• 2022-11-22 Sold (MLS) $80,500 MiRealSource-MiMLS
• 2022-11-22 Sold (MLS) $80,500 REALCOMP
• 2022-09-21 Pending — MiRealSource-MiMLS
• 2022-09-21 Pending — REALCOMP
• 2022-09-15 Relisted — MiRealSource-MiMLS
• 2022-09-15 Relisted — REALCOMP
• 2022-06-20 Pending — MiRealSource-MiMLS
• 2022-06-20 Pending — REALCOMP
• 2022-06-06 Relisted — MiRealSource-MiMLS
• 2022-06-06 Relisted — REALCOMP
• 2022-05-17 Pending — MiRealSource-MiMLS
• 2022-05-17 Pending — REALCOMP
• 2022-05-15 Contingent — MiRealSource-MiMLS
• 2022-05-15 Contingent — REALCOMP
• 2022-05-11 Listed $90,000 MiRealSource-MiMLS
• 2022-05-11 Listed $90,000 REALCOMP
• 2021-10-11 Listing Removed — REALCOMP
• 2021-10-11 Listing Removed — MiRealSource-MiMLS
• 2021-10-07 Listed $80,000 MiRealSource-MiMLS
• 2021-10-07 Listed $80,000 REALCOMP
• 2017-08-22 Sold (Public Records) $53,000 Public Records
• 2017-08-08 Sold (MLS) $26,500 MiRealSource-MiMLS
• 2017-08-08 Sold (MLS) $26,500 REALCOMP
• 2017-06-15 Listed $29,900 MiRealSource-MiMLS
• 2017-06-15 Listed $29,900 REALCOMP
• 2005-05-13 Sold (Public Records) $51,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $3,546 · +64.9% YoY. Source: county tax records.