19954 Houghton St · Detroit, MI 48219 1255

$90,000

3 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 142 Days on market

Built 1951 Good condition 5,227 sqft lot $85/sqft · 8% below area Est $126k · 28% under

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Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Listing remarks MLS

Great investment opportunity in a highly desirable Detroit location! This 3-bedroom, 1.5-bath home offers immediate income potential with a reliable tenant already in place, consistently paying $1,300/month. The property features a functional layout, full basement, and a 1-car garage ideal for long-term value and tenant appeal. Conveniently located near major roads, providing easy access to shopping, dining, and transportation, making it an attractive option for renters. This property presents an excellent opportunity for investors looking to add immediate cash-flowing assets to their portfolio. Please do not approach the tenant at all. With Detroit continuing to attract investors nationwide, deals like this don't last long. Request a showing today!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1951

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$125,622) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 9.9% 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: 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.
• Zoned schools: Emerson Elementarymiddle School (519 students, 90% FRL); Henry Ford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 712 students, 86% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $90k implies a 791% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 1.48% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.81%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $125,622
• List price: $90,000
• Delta: -28.36%
• 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
20181 Mcintyre St	0.25mi	3/1.5	1,075 (+2%)	0mo	$80,000	$74	83
20300 Chapel St	0.40mi	3/1.0	1,043 (-1%)	2mo	$122,500	$117	77
19711 Chapel St	0.35mi	3/1.0	1,014 (-4%)	3mo	$120,000	$118	75
19711 Bentler St	0.40mi	3/1.0	1,001 (-5%)	0mo	$43,000	$43	72
19467 Greydale Ave	0.31mi	3/1.0	975 (-8%)	0mo	$85,000	$87	72
20090 Lahser Rd	0.17mi	3/1.0	932 (-12%)	1mo	$79,900	$86	71
20116 Greydale Ave	0.23mi	3/1.0	1,164 (+10%)	3mo	$149,500	$128	70
19286 Northrop St	0.40mi	3/1.0	981 (-7%)	1mo	$130,000	$133	68
19212 Northrop St	0.47mi	3/1.0	981 (-7%)	4mo	$65,000	$66	63
21338 Pembroke Ave	0.39mi	3/1.0	930 (-12%)	2mo	$115,000	$124	60
18975 Greydale Ave	0.72mi	3/1.0	1,173 (+11%)	2mo	$53,500	$46	47
20370 Cherokee St	0.56mi	3/1.5	1,208 (+14%)	2mo	$117,000	$97	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.1%
• Equity multiple: 2.54×
• Total profit: $38,691
• Equity at exit: $40,468

10-year hold

• IRR: 27.7%
• Equity multiple: 4.92×
• Total profit: $98,770
• Equity at exit: $62,366

Cash invested: $25,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 38 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $94,950 ($88/sqft)
• Median days on market: 54 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: +35.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48219 1255

• Active inventory: 1
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$472
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $437

Break-even live

Break-even rent $783

Max offer price $90,000

Occupancy floor 62%

Sensitivity live

Price	-10% $488	-5% $462	+0% $437	+5% $412	+10% $386
Rent	-10% $331	-5% $384	+0% $437	+5% $490	+10% $543
Rate	-1.0pp $482	-0.5pp $460	base $437	+0.5pp $414	+1.0pp $390

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	60d	1	0.07mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	93d	1	0.11mi
19779 Cooley St Detroit, MI	3.0	1.0	1009	$1,350	$1.34	18d	1	0.17mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	93d	2	0.29mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	66d	1	0.36mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	66d	1	0.39mi
19286 Lahser Rd Detroit, MI	2.0	1.0	890	$995	$1.12	42d	1	0.45mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	93d	1	0.52mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	93d	1	0.56mi
19137 Cooley St Detroit, MI	3.0	1.0	1105	$1,350	$1.22	38d	1	0.57mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	93d	1	0.64mi
20200 Burt Rd Detroit, MI	3.0	1.5	1025	$1,500	$1.46	31d	1	0.65mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	93d	1	0.70mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	93d	2	0.75mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	93d	1	0.79mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	54d	1	0.79mi
19132 Appleton St Detroit, MI	1.0–2.0	1.0	1025	$1,100	$1.07	27d	1	0.84mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,276	$1.28	42d	1	0.84mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	93d	1	0.95mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	93d	1	0.95mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	73d	1	0.96mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	73d	1	0.96mi
19010 Riverview St Detroit, MI	3.0	1.0	1262	$1,300	$1.03	18d	1	0.99mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	93d	1	1.02mi
18331 Burgess Detroit, MI	3.0	1.0	1100	$1,200	$1.09	22d	1	1.02mi
18331 Burgess Detroit, MI	3.0	1.0	1152	$1,200	$1.04	18d	1	1.02mi
19035 Fielding St Detroit, MI	3.0	1.0	879	$1,300	$1.48	36d	1	1.05mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	93d	1	1.06mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,346	$1.54	29d	1	1.08mi
18327 Codding St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	31d	1	1.11mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	93d	1	1.14mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,000	$0.96	21d	1	1.20mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	66d	1	1.21mi
19367 Plainview Ave Detroit, MI	3.0	2.0	1208	$1,400	$1.16	47d	1	1.22mi
20284 Melrose St Southfield, MI	3.0	1.0	1200	$1,550	$1.29	93d	1	1.22mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,200	$1.65	12d	1	1.24mi
22419 Fairway Dr Southfield, MI	3.0	1.0	1262	$1,850	$1.47	73d	1	1.26mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	52d	1	1.27mi
18450 Stout St Detroit, MI	3.0	1.0	923	$1,150	$1.25	31d	1	1.29mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	66d	1	1.30mi

Listing history 50 events

1. 2026-08-08
   days on market $90,000 Active 142 DOM
2. 2026-08-06
   days on market $90,000 Active 140 DOM
3. 2026-08-05
   days on market $90,000 Active 139 DOM
4. 2026-08-04
   days on market $90,000 Active 138 DOM
5. 2026-08-03
   days on market $90,000 Active 137 DOM
6. 2026-07-31
   days on market $90,000 Active 134 DOM
7. 2026-07-30
   days on market $90,000 Active 133 DOM
8. 2026-07-30
   days on market $90,000 Active 132 DOM
9. 2026-07-28
   days on market $90,000 Active 131 DOM
10. 2026-07-26
    days on market $90,000 Active 129 DOM
11. 2026-07-24
    days on market $90,000 Active 127 DOM
12. 2026-07-23
    listing id $90,000 Active 126 DOM
13. 2026-07-23
    days on market $90,000 Active 126 DOM
14. 2026-07-22
    days on market $90,000 Active 125 DOM
15. 2026-07-21
    days on market $90,000 Active 124 DOM
16. 2026-07-20
    days on market $90,000 Active 123 DOM
17. 2026-07-18
    days on market $90,000 Active 121 DOM
18. 2026-07-18
    days on market $90,000 Active 120 DOM
19. 2026-07-16
    days on market $90,000 Active 119 DOM
20. 2026-07-15
    days on market $90,000 Active 118 DOM
21. 2026-07-14
    days on market $90,000 Active 117 DOM
22. 2026-07-13
    days on market $90,000 Active 116 DOM
23. 2026-07-13
    days on market $90,000 Active 115 DOM
24. 2026-07-11
    days on market $90,000 Active 114 DOM
25. 2026-07-10
    days on market $90,000 Active 113 DOM
26. 2026-07-09
    days on market $90,000 Active 112 DOM
27. 2026-07-07
    days on market $90,000 Active 110 DOM
28. 2026-07-06
    days on market $90,000 Active 109 DOM
29. 2026-07-06
    days on market $90,000 Active 108 DOM
30. 2026-07-05
    days on market $90,000 Active 107 DOM
31. 2026-07-03
    days on market $90,000 Active 106 DOM
32. 2026-07-02
    days on market $90,000 Active 105 DOM
33. 2026-07-01
    days on market $90,000 Active 104 DOM
34. 2026-06-30
    days on market $90,000 Active 103 DOM
35. 2026-06-29
    days on market $90,000 Active 102 DOM
36. 2026-06-28
    days on market $90,000 Active 101 DOM
37. 2026-06-27
    days on market $90,000 Active 100 DOM
38. 2026-06-26
    days on market $90,000 Active 99 DOM
39. 2026-06-24
    days on market $90,000 Active 97 DOM
40. 2026-06-22
    days on market $90,000 Active 95 DOM
41. 2026-06-21
    days on market $90,000 Active 94 DOM
42. 2026-06-18
    days on market $90,000 Active 91 DOM
43. 2026-06-17
    days on market $90,000 Active 90 DOM
44. 2026-06-15
    days on market $90,000 Active 88 DOM
45. 2026-06-13
    days on market $90,000 Active 86 DOM
46. 2026-06-13
    days on market $90,000 Active 85 DOM
47. 2026-06-09
    days on market $90,000 Active 82 DOM
48. 2026-06-08
    days on market $90,000 Active 81 DOM
49. 2026-06-07
    days on market $90,000 Active 80 DOM
50. 2026-06-04
    days on market $90,000 Active 77 DOM

ⓘ 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: $1,306 · $109/mo
• Projected year-2 tax: $1,346 · $112/mo
• Expected delta: +$40/yr (+$3/mo · 3.0%)

ⓘ 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 2/10 Low 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,030
• − Mortgage interest: −$5,041
• − Property taxes: −$1,306
• − Insurance: −$450
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,618
• Taxable income: $4,049
• Est. tax owed @ 24.0%: −$972
• After-tax cash flow: $4,272/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $5,290–$15,870 screening

This 3-bedroom, 1.5-bath home in Detroit is in good condition with a reliable tenant already in place. It offers immediate income potential and is located in a highly desirable area.

Components & finishes AI

Roof asphalt shingle · good Flooring wood Appliances stainless steel

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Emerson Elementarymiddle School High Henry Ford High School F MI #481/713 Nat'l #12,478/17,239

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

B Composite livability gradescore 73/100

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

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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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

+747.8% since first listed

13 events — show timeline

• 2026-05-01 Price Changed $90,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $90,000 REALCOMP
• 2026-03-20 Listed $100,000 MiRealSource-MiMLS
• 2026-03-20 Listed $100,000 REALCOMP
• 2026-03-20 Coming Soon $100,000 MiRealSource-MiMLS
• 2008-12-16 Listing Removed — MiRealSource-MiMLS
• 2008-12-16 Listing Removed — REALCOMP
• 2008-07-28 Listed $11,900 REALCOMP
• 2008-07-07 Listed $11,900 MiRealSource-MiMLS
• 2007-12-31 Listing Removed — REALCOMP
• 2007-06-22 Listed $109,900 REALCOMP
• 1994-08-03 Sold (Public Records) $10,100 Public Records
• 1994-06-28 Sold (Public Records) $10,616 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,306 · -54.0% YoY. Source: county tax records.