19248 Lumpkin St · Detroit, MI 48234

$139,900

3 bd · 1.0 ba · 878 sqft · SingleFamily public records · 75 Days on market

Built 1941 5,227 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• 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

Located at 19248 Lumpkin ST, Detroit, MI, this single-family residence presents an opportunity to craft your ideal home. Built in 1941, this property holds a unique character waiting to be reimagined. The residence includes three bedrooms, offering ample space for rest and relaxation. Envision each room becoming a personal sanctuary, designed to reflect your individual style and preferences. The possibilities are endless to transform these spaces into comfortable and inviting retreats. With one bathroom, this home provides the essentials for daily living. Picture creating a spa-like atmosphere, a tranquil space where you can unwind and rejuvenate. Imagine the soothing ambiance you can cultivate within these walls. This Detroit residence is a canvas awaiting your personal touch, offering the chance to establish a comfortable and stylish home.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1941

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (6.0% below list).
• Recommended offer: $131k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 10.1% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $967 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.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 12 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 $16k; list at $140k implies a 774% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,444 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.94% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $31,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18877 Fleming St	0.24mi	2/1.0 (-1)	870 (-1%)	3mo	$9,900	$11	80
19164 Dequindre St	0.14mi	3/1.5	918 (+5%)	8mo	$80,000	$87	77
18660 Klinger St	0.67mi	4/2.0 (+1)	880 (+0%)	0mo	$21,000	$24	59
19403 Anglin St	0.29mi	3/1.0	1,000 (+14%)	7mo	$22,500	$23	57
18128 Fleming St	0.52mi	2/1.0 (-1)	950 (+8%)	1mo	$21,500	$23	56
18654 Klinger St	0.67mi	3/2.0	860 (-2%)	7mo	$22,000	$26	55
19619 Norwood St	0.68mi	3/1.0	941 (+7%)	2mo	$30,500	$32	55
19444 Yonka St	0.75mi	3/1.0	900 (+2%)	8mo	$85,000	$94	54
17888 Marx St	0.71mi	3/1.0	937 (+7%)	2mo	$34,000	$36	54
18547 Anglin St	0.49mi	3/1.0	1,000 (+14%)	6mo	$93,000	$93	49
18134 Dequindre St	0.55mi	3/2.0	993 (+13%)	8mo	$109,999	$111	42
19210 Cameron St	0.68mi	2/1.0 (-1)	750 (-15%)	5mo	$52,500	$70	35

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,859
• Equity at exit: $20,860

10-year hold

• IRR: 9.3%
• Equity multiple: 1.83×
• Total profit: $32,446
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$734
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $185

Break-even live

Break-even rent $1,081

Max offer price $139,900

Occupancy floor 81%

Sensitivity live

Price	-10% $264	-5% $224	+0% $185	+5% $145	+10% $105
Rent	-10% $81	-5% $133	+0% $185	+5% $237	+10% $288
Rate	-1.0pp $255	-0.5pp $220	base $185	+0.5pp $148	+1.0pp $111

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	45d	1	0.30mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	0.34mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	18d	1	0.42mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.50mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	18d	1	0.56mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	16d	1	0.57mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	0.62mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.68mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	18d	1	0.74mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.90mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	45d	1	0.97mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	19d	1	1.04mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.09mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	1.12mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,281	$5.11	0d	1	1.24mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	23d	1	1.26mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	25d	1	1.28mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	19d	1	1.33mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	6d	1	1.35mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	0d	1	1.37mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	45d	1	1.37mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	45d	1	1.41mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	45d	1	1.45mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	45d	1	1.45mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	25d	1	1.46mi
429 E Milton Ave Hazel Park, MI	3.0	2.0	1075	$1,595	$1.48	0d	1	1.49mi

Listing history 39 events

1. 2026-03-14
   status Pending 853-char remark

   Show marketing remark (853 chars)

   Located at 19248 Lumpkin ST, Detroit, MI, this single-family residence presents an opportunity to craft your ideal home. Built in 1941, this property holds a unique character waiting to be reimagined. The residence includes three bedrooms, offering ample space for rest and relaxation. Envision each room becoming a personal sanctuary, designed to reflect your individual style and preferences. The possibilities are endless to transform these spaces into comfortable and inviting retreats. With one bathroom, this home provides the essentials for daily living. Picture creating a spa-like atmosphere, a tranquil space where you can unwind and rejuvenate. Imagine the soothing ambiance you can cultivate within these walls. This Detroit residence is a canvas awaiting your personal touch, offering the chance to establish a comfortable and stylish home.

2. 2026-03-14
   status Pending

   Show marketing remark (853 chars)

   Located at 19248 Lumpkin ST, Detroit, MI, this single-family residence presents an opportunity to craft your ideal home. Built in 1941, this property holds a unique character waiting to be reimagined. The residence includes three bedrooms, offering ample space for rest and relaxation. Envision each room becoming a personal sanctuary, designed to reflect your individual style and preferences. The possibilities are endless to transform these spaces into comfortable and inviting retreats. With one bathroom, this home provides the essentials for daily living. Picture creating a spa-like atmosphere, a tranquil space where you can unwind and rejuvenate. Imagine the soothing ambiance you can cultivate within these walls. This Detroit residence is a canvas awaiting your personal touch, offering the chance to establish a comfortable and stylish home.

3. 2025-12-29
   listed $139,900 Active
4. 2025-12-28
   listed $139,900 Active 853-char remark

   Show marketing remark (853 chars)

   Located at 19248 Lumpkin ST, Detroit, MI, this single-family residence presents an opportunity to craft your ideal home. Built in 1941, this property holds a unique character waiting to be reimagined. The residence includes three bedrooms, offering ample space for rest and relaxation. Envision each room becoming a personal sanctuary, designed to reflect your individual style and preferences. The possibilities are endless to transform these spaces into comfortable and inviting retreats. With one bathroom, this home provides the essentials for daily living. Picture creating a spa-like atmosphere, a tranquil space where you can unwind and rejuvenate. Imagine the soothing ambiance you can cultivate within these walls. This Detroit residence is a canvas awaiting your personal touch, offering the chance to establish a comfortable and stylish home.

5. 2022-07-07
   historical
6. 2022-02-03
   status Pending
7. 2022-02-03
   status Pending
8. 2022-02-03
   historical
9. 2021-12-23
   price $59,900
10. 2021-12-22
    status Active
11. 2021-12-18
    price $59,900
12. 2021-12-18
    status Active
13. 2021-08-23
    status Pending
14. 2021-08-23
    status Pending
15. 2021-07-15
    status Active
16. 2021-07-15
    status Active
17. 2021-06-14
    status Pending
18. 2021-06-14
    status Pending
19. 2021-05-22
    price $49,900
20. 2021-05-22
    price $49,900
21. 2021-03-02
    price $44,900
22. 2021-03-02
    price $44,900
23. 2020-10-28
    listed $49,600 Active
24. 2020-10-28
    listed $49,600 Active
25. 2020-10-27
    historical
26. 2020-10-27
    historical
27. 2017-09-14
    historical
28. 2017-09-13
    historical
29. 2017-07-12
    price $29,900
30. 2017-07-11
    price $29,900
31. 2017-03-29
    price $31,500
32. 2017-03-28
    price $31,500
33. 2017-03-28
    status Active
34. 2017-03-28
    status Active
35. 2017-03-13
    status Pending
36. 2017-03-13
    status Pending
37. 2017-02-14
    listed $34,500 Active
38. 2017-02-13
    listed $34,500 Active
39. 1999-01-21
    soldstatus $16,000

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $1,448 · $121/mo
• Expected delta: +$706/yr (+$59/mo · 95.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 14% 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: $15,773
• − Mortgage interest: −$7,837
• − Property taxes: −$742
• − Insurance: −$700
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,070
• Taxable loss: −$99
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $2,239/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

+774.4% since first listed

39 events — show timeline

• 2026-03-14 Pending — MiRealSource-MiMLS
• 2026-03-14 Pending — REALCOMP
• 2025-12-29 Listed $139,900 REALCOMP
• 2025-12-28 Listed $139,900 MiRealSource-MiMLS
• 2022-07-07 Listing Removed — REALCOMP
• 2022-02-03 Pending — MiRealSource-MiMLS
• 2022-02-03 Pending — REALCOMP
• 2022-02-03 Listing Removed — MiRealSource-MiMLS
• 2021-12-23 Price Changed $59,900 MiRealSource-MiMLS
• 2021-12-22 Relisted — MiRealSource-MiMLS
• 2021-12-18 Price Changed $59,900 REALCOMP
• 2021-12-18 Relisted — REALCOMP
• 2021-08-23 Pending — MiRealSource-MiMLS
• 2021-08-23 Pending — REALCOMP
• 2021-07-15 Relisted — MiRealSource-MiMLS
• 2021-07-15 Relisted — REALCOMP
• 2021-06-14 Pending — MiRealSource-MiMLS
• 2021-06-14 Pending — REALCOMP
• 2021-05-22 Price Changed $49,900 MiRealSource-MiMLS
• 2021-05-22 Price Changed $49,900 REALCOMP
• 2021-03-02 Price Changed $44,900 MiRealSource-MiMLS
• 2021-03-02 Price Changed $44,900 REALCOMP
• 2020-10-28 Listed $49,600 MiRealSource-MiMLS
• 2020-10-28 Listed $49,600 REALCOMP
• 2020-10-27 Coming Soon — MiRealSource-MiMLS
• 2020-10-27 Coming Soon — REALCOMP
• 2017-09-14 Listing Removed — REALCOMP
• 2017-09-13 Listing Removed — MiRealSource-MiMLS
• 2017-07-12 Price Changed $29,900 MiRealSource-MiMLS
• 2017-07-11 Price Changed $29,900 REALCOMP
• 2017-03-29 Price Changed $31,500 MiRealSource-MiMLS
• 2017-03-28 Price Changed $31,500 REALCOMP
• 2017-03-28 Relisted — MiRealSource-MiMLS
• 2017-03-28 Relisted — REALCOMP
• 2017-03-13 Pending — MiRealSource-MiMLS
• 2017-03-13 Pending — REALCOMP
• 2017-02-14 Listed $34,500 MiRealSource-MiMLS
• 2017-02-13 Listed $34,500 REALCOMP
• 1999-01-21 Sold (Public Records) $16,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $742 · -53.3% YoY. Source: county tax records.