19665 Justine St · Detroit, MI 48234

$75,000

3 bd · 1.0 ba · 914 sqft · SingleFamily public records · 158 Days on market

Built 1947 3,920 sqft lot $82/sqft · 154% above area ↓ 12% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A NEW price provides a new opportunity to stop financing another's portfolio. Use your tax refund to own this three-bedroom home in a classic eastside Detroit neighborhood near Eight Mile and Outer Drive. Just steps from Farwell Park and recreation center. This bungalow will cost you less than HALF the average rental in the Motor City, has wood floors throughout, a spacious upstairs bedroom with sitting area, a kitchen + eating area, stove and fridge, and a basement with washer, dryer and a workshop. Owned by the same family that built it. Extra Benefit: This Zip Code qualifies for up to $25,000 in down payment assistance courtesy of Detroit Mayor Mary Sheffield, as part of her home-ownership initiative. Recently painted, move-in ready, and just waiting for your personal touch. Public transportation nearby, and less than two miles from the Original Buddy's Pizza (home of Detroit-style, deep-dish pizza). BATVAI

Key facts

• 3,920 sq ft lot
• Built 1947
• Listed 157 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 10.1% 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 fast (+6.7%/yr); 227 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 45% of the median local income ($35k/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 $519 of loan paydown is wiped out by about $2k 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 + 6.7% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 1947 — 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: 1.76% ✓
• Cap rate: 15.18%
• Cash-on-cash: 31.74%
• DSCR: 2.41
• GRM: 4.7

CMA / ARV

• ARV (median comp): $45,303
• List price: $75,000
• Delta: 65.55%
• 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
19227 Ryan Rd	0.35mi	3/1.0	919 (+0%)	1mo	$38,000	$41	82
19451 Conley St	0.33mi	3/1.0	900 (-2%)	3mo	$54,000	$60	80
19392 Justine St	0.14mi	3/1.0	1,000 (+9%)	3mo	$45,000	$45	75
19619 Norwood St	0.43mi	3/1.0	941 (+3%)	2mo	$30,500	$32	74
20012 Binder St	0.33mi	3/1.0	871 (-5%)	3mo	$50,500	$58	74
19672 Justine St	0.03mi	3/1.0	1,050 (+15%)	2mo	$47,500	$45	72
19235 Lamont St	0.34mi	2/1.0 (-1)	960 (+5%)	1mo	$40,000	$42	70
20426 Wexford St	0.55mi	3/1.5	1,009 (+10%)	1mo	$117,000	$116	54
19608 Buffalo St	0.58mi	3/1.0	1,014 (+11%)	1mo	$68,000	$67	54
19360 Revere St	0.48mi	3/1.0	1,050 (+15%)	2mo	$78,000	$74	51
20409 Yonka St	0.59mi	3/1.0	1,050 (+15%)	1mo	$93,000	$89	47
19662 Charest St	0.61mi	3/1.0	1,041 (+14%)	2mo	$69,000	$66	46

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.35×
• Total profit: $28,360
• Equity at exit: $11,183

10-year hold

• IRR: 39.9%
• Equity multiple: 5.43×
• Total profit: $93,013
• Equity at exit: $6,485

Cash invested: $21,000 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 227
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$393
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $555

Break-even live

Break-even rent $620

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $598	-5% $577	+0% $555	+5% $534	+10% $513
Rent	-10% $451	-5% $503	+0% $555	+5% $608	+10% $660
Rate	-1.0pp $593	-0.5pp $574	base $555	+0.5pp $536	+1.0pp $516

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	6d	1	0.27mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.31mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.43mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	25d	1	0.45mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	0.46mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	0.50mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	0.56mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	16d	1	0.58mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	0.59mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	0.61mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	23d	1	0.67mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	0.67mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	0.72mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	44d	1	0.76mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	25d	1	0.82mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	0.88mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.91mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	25d	1	1.09mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	44d	1	1.17mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	1.21mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	1.23mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	1.26mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	1.35mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	1.35mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.36mi

Listing history 18 events

1. 2026-06-21
   days on market $75,000 Active 158 DOM
2. 2026-06-18
   days on market $75,000 Active 155 DOM
3. 2026-06-17
   days on market $75,000 Active 154 DOM
4. 2026-06-15
   days on market $75,000 Active 152 DOM
5. 2026-06-13
   days on market $75,000 Active 150 DOM
6. 2026-06-13
   days on market $75,000 Active 149 DOM
7. 2026-06-09
   days on market $75,000 Active 146 DOM
8. 2026-06-08
   days on market $75,000 Active 145 DOM
9. 2026-06-07
   days on market $75,000 Active 144 DOM
10. 2026-06-04
    days on market $75,000 Active 141 DOM
11. 2026-06-03
    days on market $75,000 Active 140 DOM
12. 2026-06-01
    days on market $75,000 Active 138 DOM
13. 2026-05-31
    days on market $75,000 Active 137 DOM
14. 2026-04-24
    price $75,000 923-char remark

    Show marketing remark (923 chars)

    A NEW price provides a new opportunity to stop financing another's portfolio. Use your tax refund to own this three-bedroom home in a classic eastside Detroit neighborhood near Eight Mile and Outer Drive. Just steps from Farwell Park and recreation center. This bungalow will cost you less than HALF the average rental in the Motor City, has wood floors throughout, a spacious upstairs bedroom with sitting area, a kitchen + eating area, stove and fridge, and a basement with washer, dryer and a workshop. Owned by the same family that built it. Extra Benefit: This Zip Code qualifies for up to $25,000 in down payment assistance courtesy of Detroit Mayor Mary Sheffield, as part of her home-ownership initiative. Recently painted, move-in ready, and just waiting for your personal touch. Public transportation nearby, and less than two miles from the Original Buddy's Pizza (home of Detroit-style, deep-dish pizza). BATVAI

15. 2026-04-23
    price $75,000 923-char remark

    Show marketing remark (923 chars)

    A NEW price provides a new opportunity to stop financing another's portfolio. Use your tax refund to own this three-bedroom home in a classic eastside Detroit neighborhood near Eight Mile and Outer Drive. Just steps from Farwell Park and recreation center. This bungalow will cost you less than HALF the average rental in the Motor City, has wood floors throughout, a spacious upstairs bedroom with sitting area, a kitchen + eating area, stove and fridge, and a basement with washer, dryer and a workshop. Owned by the same family that built it. Extra Benefit: This Zip Code qualifies for up to $25,000 in down payment assistance courtesy of Detroit Mayor Mary Sheffield, as part of her home-ownership initiative. Recently painted, move-in ready, and just waiting for your personal touch. Public transportation nearby, and less than two miles from the Original Buddy's Pizza (home of Detroit-style, deep-dish pizza). BATVAI

16. 2026-01-15
    listed $85,000 Active 923-char remark

    Show marketing remark (923 chars)

    A NEW price provides a new opportunity to stop financing another's portfolio. Use your tax refund to own this three-bedroom home in a classic eastside Detroit neighborhood near Eight Mile and Outer Drive. Just steps from Farwell Park and recreation center. This bungalow will cost you less than HALF the average rental in the Motor City, has wood floors throughout, a spacious upstairs bedroom with sitting area, a kitchen + eating area, stove and fridge, and a basement with washer, dryer and a workshop. Owned by the same family that built it. Extra Benefit: This Zip Code qualifies for up to $25,000 in down payment assistance courtesy of Detroit Mayor Mary Sheffield, as part of her home-ownership initiative. Recently painted, move-in ready, and just waiting for your personal touch. Public transportation nearby, and less than two miles from the Original Buddy's Pizza (home of Detroit-style, deep-dish pizza). BATVAI

17. 2026-01-15
    listed $85,000 Active 923-char remark

    Show marketing remark (923 chars)

    A NEW price provides a new opportunity to stop financing another's portfolio. Use your tax refund to own this three-bedroom home in a classic eastside Detroit neighborhood near Eight Mile and Outer Drive. Just steps from Farwell Park and recreation center. This bungalow will cost you less than HALF the average rental in the Motor City, has wood floors throughout, a spacious upstairs bedroom with sitting area, a kitchen + eating area, stove and fridge, and a basement with washer, dryer and a workshop. Owned by the same family that built it. Extra Benefit: This Zip Code qualifies for up to $25,000 in down payment assistance courtesy of Detroit Mayor Mary Sheffield, as part of her home-ownership initiative. Recently painted, move-in ready, and just waiting for your personal touch. Public transportation nearby, and less than two miles from the Original Buddy's Pizza (home of Detroit-style, deep-dish pizza). BATVAI

18. 2026-01-15
    historical $85,000 923-char remark

    Show marketing remark (923 chars)

    A NEW price provides a new opportunity to stop financing another's portfolio. Use your tax refund to own this three-bedroom home in a classic eastside Detroit neighborhood near Eight Mile and Outer Drive. Just steps from Farwell Park and recreation center. This bungalow will cost you less than HALF the average rental in the Motor City, has wood floors throughout, a spacious upstairs bedroom with sitting area, a kitchen + eating area, stove and fridge, and a basement with washer, dryer and a workshop. Owned by the same family that built it. Extra Benefit: This Zip Code qualifies for up to $25,000 in down payment assistance courtesy of Detroit Mayor Mary Sheffield, as part of her home-ownership initiative. Recently painted, move-in ready, and just waiting for your personal touch. Public transportation nearby, and less than two miles from the Original Buddy's Pizza (home of Detroit-style, deep-dish pizza). BATVAI

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$186/yr (+$16/mo · 23.8%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,876
• − Mortgage interest: −$4,201
• − Property taxes: −$783
• − Insurance: −$375
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$2,182
• Taxable income: $5,795
• Est. tax owed @ 24.0%: −$1,391
• After-tax cash flow: $5,274/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

5 events — show timeline

• 2026-04-24 Price Changed $75,000 MiRealSource-MiMLS
• 2026-04-23 Price Changed $75,000 REALCOMP
• 2026-01-15 Listed $85,000 MiRealSource-MiMLS
• 2026-01-15 Listed $85,000 REALCOMP
• 2026-01-15 Coming Soon $85,000 MiRealSource-MiMLS

Property tax history

-2.2%/yr

Latest (2025): $783 · -45.2% YoY. Source: county tax records.