19132 Glenmore · Redford, MI 48240

$120,000

3 bd · 1.0 ba · 762 sqft · SingleFamily public records · 25 Days on market

Built 1951 5,227 sqft lot Est $138k · 13% under

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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 +25.3/30.0
• ARV discount +13.3/15.0
• DSCR +8.3/10.0
• 1% rule +5.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom bungalow located in the heart of Redford! This well-maintained home offers a comfortable layout with plenty of natural light, spacious living areas, and endless potential to make it your own. Featuring an eat-in kitchen, full basement, and a cozy backyard perfect for relaxing or entertaining. Conveniently located near local freeways, shopping, grocery stores, restaurants, parks, and everyday amenities, making commuting and daily errands a breeze. Whether you're a first-time home buyer, downsizing, or looking for a great investment opportunity, this home is one you won’t want to miss. Schedule your showing today!

Key facts

• 5,227 sq ft lot
• Built 1951
• Listed 25 days

Property features AI

Finance

• Other: Lot on a paved street with 40' frontage; Acreage approximately 0.12

Exterior

• Utilities: Public water; Natural gas
• Home design: Residential 1 1/2-story home; Built in 1951; Basement entry level; Located in a township (Redford Twp), Mortenson Grand Gardens Subdivision
• Construction: Vinyl siding exterior; Basement foundation
• Exterior features: Vinyl siding; Deck; Porch; Shed

Interior

• Kitchen: Kitchen on entry level — 10 x 10
• Bedrooms: Bedroom 1 (Entry level) — 12 x 10; Bedroom 2 (Entry level) — 11 x 9; Bedroom 3 (Second level) — 10 (width)
• Bathrooms: 1 full bathroom (Entry level)
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling; Gas water heater
• Interior features: 6 total rooms; Finished basement
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Redford Union Schools District No. 1 (suburban): math 8% / reading 23% proficiency, ranked #489 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $93k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $137,922
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19357 Centralia	0.22mi	3/1.0	788 (+3%)	2mo	$70,000	$89	82
19363 Centralia	0.23mi	2/1.0 (-1)	737 (-3%)	9mo	$143,000	$194	72
18705 Delaware Ave	0.62mi	2/1.0 (-1)	773 (+1%)	0mo	$140,000	$181	64
18404 Dalby St	0.46mi	2/1.0 (-1)	719 (-6%)	2mo	$162,500	$226	62
18515 Sumner	0.30mi	2/1.0 (-1)	860 (+13%)	5mo	$87,000	$101	55
18680 Five Points St	0.47mi	2/1.5 (-1)	837 (+10%)	1mo	$95,000	$114	54
17606 Norborne	0.71mi	3/2.0	818 (+7%)	0mo	$157,500	$193	50
18714 Gaylord	0.65mi	2/1.0 (-1)	693 (-9%)	1mo	$165,000	$238	49
17730 Kinloch	0.64mi	2/1.0 (-1)	730 (-4%)	12mo	$150,000	$205	48
18671 Five Points St	0.45mi	2/1.0 (-1)	876 (+15%)	2mo	$72,000	$82	47
18646 Gaylord	0.67mi	3/1.0	840 (+10%)	10mo	$150,000	$179	43
19916 Salem St	0.70mi	2/1.0 (-1)	816 (+7%)	11mo	$64,000	$78	41

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,167
• Equity at exit: $17,892

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $20,231
• Equity at exit: $10,375

Cash invested: $33,600 (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 48240

• Active inventory: 86
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,258 high
• Mortgage (P&I): −$629
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $272

Break-even live

Break-even rent $913

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	12d	1	0.56mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	24d	1	0.56mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	10d	1	0.84mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	4d	1	0.84mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	43d	3	0.86mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	4d	1	0.86mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	43d	1	0.92mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	24d	1	0.97mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	43d	1	0.97mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	43d	1	0.97mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.98mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.98mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	1.00mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	24d	1	1.01mi
20516 Denby Redford, MI	4.0	1.5	950	$1,800	$1.89	17d	1	1.10mi
25740 Shiawassee St Southfield, MI	1.0–2.0	1.0	850	$1,253	$1.47	43d	10	1.11mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	43d	1	1.12mi
20524 Indian Redford, MI	3.0	1.0	988	$1,600	$1.62	24d	1	1.15mi
25400 Basin St Southfield, MI	1.0–2.0	1.0	825	$1,400	$1.70	4d	11	1.15mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	43d	2	1.18mi
20091 Inkster Rd Livonia, MI	2.0	1.0	756	$1,400	$1.85	4d	1	1.25mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	17d	1	1.44mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	43d	1	1.48mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	4d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $120,000 Active 25 DOM
2. 2026-06-17
   days on market $120,000 Active 24 DOM
3. 2026-06-16
   days on market $120,000 Active 23 DOM
4. 2026-06-15
   price $120,000 Active 22 DOM
5. 2026-06-15
   days on market $130,000 Active 22 DOM
6. 2026-06-13
   days on market $130,000 Active 20 DOM
7. 2026-06-13
   days on market $130,000 Active 19 DOM
8. 2026-06-09
   days on market $130,000 Active 16 DOM
9. 2026-06-08
   days on market $130,000 Active 15 DOM
10. 2026-06-07
    days on market $130,000 Active 14 DOM
11. 2026-06-04
    days on market $130,000 Active 11 DOM
12. 2026-06-03
    days on market $130,000 Active 10 DOM
13. 2026-06-02
    days on market $130,000 Active 9 DOM
14. 2026-06-01
    days on market $130,000 Active 8 DOM
15. 2026-05-31
    days on market $130,000 Active 7 DOM
16. 2026-05-23
    listed $130,000 Active
17. 2026-05-19
    historical $130,000
18. 2003-03-17
    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: $507 · $42/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$670/yr (+$56/mo · 132.1%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,093
• − Mortgage interest: −$6,722
• − Property taxes: −$507
• − Insurance: −$600
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,491
• Taxable income: $1,358
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $2,938/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: Redford Union Schools District No. 1
• NCES district ID: 2629460
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 23% ▬ 0.00%
• Median HH income: $49,778
• Composite: 14.1/100
• National rank: #9460
• State rank: #489 of 540 in MI

Livability — Redford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 36,976
• Population (ZIP): 17,097

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -177.98%
• Current HPI: 236.2958
• Rent YoY: —
• Metro: —
• 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

+39.8% since first listed

3 events — show timeline

• 2026-05-23 Listed $130,000 MiRealSource-MiMLS
• 2026-05-19 Coming Soon $130,000 MiRealSource-MiMLS
• 2003-03-17 Sold (Public Records) $93,000 Public Records

Property tax history

-5.1%/yr

Latest (2025): $507 · -62.2% YoY. Source: county tax records.