19145 Fielding St · Detroit, MI 48219

$104,000

3 bd · 1.0 ba · 1,143 sqft · SingleFamily public records · 168 Days on market

Built 1941 4,792 sqft lot $91/sqft · 12% above area Est $75k · 39% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +8.1/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 3 bedrooms, 1 bath, with a full basement with lots of potential. Great house and location for investors or first-time buyers. The house is ready to move in, painted, new carpet /floors, kitchen cabinets, roof, and most windows are new. The basement has the plumbing ready for a second bathroom

Key facts

• New carpet
• Full basement
• New kitchen cabinets

Tags

• FULL BASEMENT
• NEW CARPET
• NEW KITCHEN CABINETS
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $92k (12.0% 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 fast (+8.0%/yr); 309 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% 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 $719 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $104k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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 1941 — 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: 1.31% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 6.4

CMA / ARV

• ARV (median comp): $74,857
• List price: $104,000
• Delta: 38.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18995 Fielding St	0.13mi	3/1.0	1,042 (-9%)	5mo	$102,500	$98	75
18424 Fielding St	0.38mi	3/1.0	1,100 (-4%)	3mo	$40,000	$36	74
19211 Pierson St	0.17mi	3/1.0	1,272 (+11%)	2mo	$69,000	$54	71
18525 Burt Rd	0.36mi	3/1.5	1,091 (-4%)	6mo	$95,000	$87	69
19749 Huntington Rd	0.66mi	3/1.5	1,093 (-4%)	0mo	$169,999	$156	60
19352 Margareta St	0.63mi	3/1.0	1,060 (-7%)	3mo	$105,000	$99	56
18970 Bentler St	0.48mi	3/1.0	1,020 (-11%)	5mo	$21,000	$21	56
19711 Chapel St	0.63mi	3/1.0	1,014 (-11%)	1mo	$120,000	$118	51
19411 Chapel St	0.57mi	3/1.0	1,014 (-11%)	5mo	$65,000	$64	50
18431 Edinborough Rd	0.62mi	3/1.0	1,000 (-12%)	4mo	$95,000	$95	47
20242 Braile St	0.74mi	3/1.0	1,015 (-11%)	6mo	$115,000	$113	42
20089 Trinity St	0.71mi	3/2.0	1,025 (-10%)	4mo	$201,349	$196	42

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: 4.3%
• Equity multiple: 1.18×
• Total profit: $5,171
• Equity at exit: $15,507

10-year hold

• IRR: 18.5%
• Equity multiple: 2.94×
• Total profit: $56,631
• Equity at exit: $8,992

Cash invested: $29,120 (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: 309
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$545
• Tax from tax record: −$256 /mo · $3,075/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $231

Break-even live

Break-even rent $1,070

Max offer price $104,000

Occupancy floor 78%

Sensitivity live

Price	-10% $290	-5% $261	+0% $231	+5% $202	+10% $172
Rent	-10% $124	-5% $177	+0% $231	+5% $285	+10% $339
Rate	-1.0pp $284	-0.5pp $258	base $231	+0.5pp $204	+1.0pp $177

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	0.27mi
19367 Plainview Ave Detroit, MI	3.0	2.0	1208	$1,400	$1.16	0d	1	0.36mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	6d	1	0.36mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	45d	1	0.37mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	18d	1	0.42mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	0.42mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	16d	1	0.46mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	25d	1	0.48mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	25d	1	0.51mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	45d	1	0.57mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	18d	1	0.59mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	45d	1	0.60mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	0.62mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	45d	1	0.63mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,025	$1.40	0d	1	0.65mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	6d	1	0.66mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	45d	1	0.67mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	45d	1	0.67mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	0.67mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	45d	1	0.68mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,323	$1.73	0d	1	0.68mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	18d	1	0.70mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	0.75mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	0.79mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	18d	1	0.80mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	0.83mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	18d	1	0.86mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	45d	1	0.91mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	25d	1	0.96mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	13d	1	0.97mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	18d	1	0.98mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	45d	2	0.99mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	0.99mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	12d	1	0.99mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	1.02mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	45d	1	1.02mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	1.06mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	45d	1	1.11mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	45d	1	1.12mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	18d	1	1.15mi

Listing history 36 events

1. 2026-05-13
   status Pending 298-char remark

   Show marketing remark (299 chars)

   Cozy 3 bedrooms, 1 bath, with a full basement with lots of potential. Great house and location for investors or first-time buyers. The house is ready to move in, painted, new carpet /floors, kitchen cabinets, roof, and most windows are new. The basement has the plumbing ready for a second bathroom

2. 2026-05-13
   status Pending 299-char remark

   Show marketing remark (299 chars)

   Cozy 3 bedrooms, 1 bath, with a full basement with lots of potential. Great house and location for investors or first-time buyers. The house is ready to move in, painted, new carpet /floors, kitchen cabinets, roof, and most windows are new. The basement has the plumbing ready for a second bathroom

3. 2026-04-18
   price $104,000 298-char remark

   Show marketing remark (298 chars)

   Cozy 3 bedrooms, 1 bath, with a full basement with lots of potential. Great house and location for investors or first-time buyers. The house is ready to move in, painted, new carpet /floors, kitchen cabinets, roof, and most windows are new. The basement has the plumbing ready for a second bathroom

4. 2026-04-17
   price $104,000 299-char remark

   Show marketing remark (299 chars)

   Cozy 3 bedrooms, 1 bath, with a full basement with lots of potential. Great house and location for investors or first-time buyers. The house is ready to move in, painted, new carpet /floors, kitchen cabinets, roof, and most windows are new. The basement has the plumbing ready for a second bathroom

5. 2025-11-25
   listed $110,000 Active 299-char remark

   Show marketing remark (298 chars)

   Cozy 3 bedrooms, 1 bath, with a full basement with lots of potential. Great house and location for investors or first-time buyers. The house is ready to move in, painted, new carpet /floors, kitchen cabinets, roof, and most windows are new. The basement has the plumbing ready for a second bathroom

6. 2025-11-25
   listed $110,000 Active 298-char remark

   Show marketing remark (298 chars)

   Cozy 3 bedrooms, 1 bath, with a full basement with lots of potential. Great house and location for investors or first-time buyers. The house is ready to move in, painted, new carpet /floors, kitchen cabinets, roof, and most windows are new. The basement has the plumbing ready for a second bathroom

7. 2025-11-01
   historical
8. 2025-11-01
   historical
9. 2025-09-11
   price $112,000
10. 2025-09-11
    price $112,000
11. 2025-08-19
    price $110,000
12. 2025-08-18
    price $110,000
13. 2025-08-11
    price $114,000
14. 2025-08-11
    price $114,000
15. 2025-08-02
    price $117,000
16. 2025-08-02
    price $117,000
17. 2025-08-02
    price $117
18. 2025-07-22
    price $122,000
19. 2025-07-22
    price $122,000
20. 2025-07-10
    listed $127,000 Active
21. 2025-07-10
    listed $127,000 Active
22. 2022-05-17
    soldstatus $60,000
23. 2022-05-10
    soldstatus $60,000 Sold
24. 2022-05-10
    soldstatus $60,000 Closed
25. 2022-04-27
    status Pending
26. 2022-04-27
    status Pending
27. 2022-04-15
    listed $59,900 Active
28. 2022-04-15
    listed $59,900 Active
29. 2017-06-01
    soldstatus $23,299
30. 2017-05-30
    soldstatus $23,506 Sold
31. 2017-05-30
    soldstatus $23,506 Closed
32. 2017-05-12
    status Pending
33. 2017-05-12
    status Pending
34. 2017-05-02
    listed $17,000 Active
35. 2017-05-02
    listed $17,000 Active
36. 2004-06-08
    soldstatus $93,000

ⓘ 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: $3,075 · $256/mo
• Projected year-2 tax: $3,075 · $256/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: $16,347
• − Mortgage interest: −$5,826
• − Property taxes: −$3,075
• − Insurance: −$520
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$3,025
• Taxable income: $1,286
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,466/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

+11.8% since first listed

36 events — show timeline

• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-04-18 Price Changed $104,000 MiRealSource-MiMLS
• 2026-04-17 Price Changed $104,000 REALCOMP
• 2025-11-25 Listed $110,000 REALCOMP
• 2025-11-25 Listed $110,000 MiRealSource-MiMLS
• 2025-11-01 Listing Removed — MiRealSource-MiMLS
• 2025-11-01 Listing Removed — REALCOMP
• 2025-09-11 Price Changed $112,000 MiRealSource-MiMLS
• 2025-09-11 Price Changed $112,000 REALCOMP
• 2025-08-19 Price Changed $110,000 MiRealSource-MiMLS
• 2025-08-18 Price Changed $110,000 REALCOMP
• 2025-08-11 Price Changed $114,000 MiRealSource-MiMLS
• 2025-08-11 Price Changed $114,000 REALCOMP
• 2025-08-02 Price Changed $117,000 MiRealSource-MiMLS
• 2025-08-02 Price Changed $117,000 REALCOMP
• 2025-08-02 Price Changed $117 REALCOMP
• 2025-07-22 Price Changed $122,000 MiRealSource-MiMLS
• 2025-07-22 Price Changed $122,000 REALCOMP
• 2025-07-10 Listed $127,000 MiRealSource-MiMLS
• 2025-07-10 Listed $127,000 REALCOMP
• 2022-05-17 Sold (Public Records) $60,000 Public Records
• 2022-05-10 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2022-05-10 Sold (MLS) $60,000 REALCOMP
• 2022-04-27 Pending — MiRealSource-MiMLS
• 2022-04-27 Pending — REALCOMP
• 2022-04-15 Listed $59,900 MiRealSource-MiMLS
• 2022-04-15 Listed $59,900 REALCOMP
• 2017-06-01 Sold (Public Records) $23,299 Public Records
• 2017-05-30 Sold (MLS) $23,506 MiRealSource-MiMLS
• 2017-05-30 Sold (MLS) $23,506 REALCOMP
• 2017-05-12 Pending — MiRealSource-MiMLS
• 2017-05-12 Pending — REALCOMP
• 2017-05-02 Listed $17,000 MiRealSource-MiMLS
• 2017-05-02 Listed $17,000 REALCOMP
• 2004-06-08 Sold (Public Records) $93,000 Public Records

Property tax history

+40.7%/yr

Latest (2025): $3,075 · -10.7% YoY. Source: county tax records.