19120 Orleans St · Detroit, MI 48203

$44,900

3 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 153 Days on market

Built 1925 4,356 sqft lot $41/sqft · 14% above area Est $40k · 14% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * INVESTORS * * This 3 bedroom, 1 bathroom bungalow would be the perfect addition to your rental portfolio, with rents to a Sec 8 tenant as high as $1,350/month in this area. The property features 2 first floor bedrooms, a living room, dining room, and kitchen, as well as a spacious 2nd floor primary bedroom. Other features include forced air heating, copper/PEX/PVC plumbing, an updated 100 amp electrical panel w/ some romex wiring, a 3D architectural shingle roof, and some updated vinyl windows. Property has a Highland Park mailing address, but Detroit taxes and schools. NO SELLER FINANCING. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed, or HELOC.

Key facts

• Kitchen
• First floor bedrooms
• Living room

Tags

• FIRST FLOOR BEDROOMS
• LIVING ROOM
• DINING ROOM
• KITCHEN
• FORCED AIR HEATING
• COPPER PEX PVC PLUMBING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.8% vs local median 10.2% 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: 216 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 42% of the median local income ($38k/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 $310 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1925 — 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: 2.96% ✓
• Cap rate: 24.83%
• Cash-on-cash: 66.20%
• DSCR: 3.95
• GRM: 2.8

CMA / ARV

• ARV (median comp): $39,521
• List price: $44,900
• Delta: 13.61%
• 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
19163 Orleans St	0.04mi	2/1.0 (-1)	1,080 (-1%)	2mo	$32,500	$30	89
19181 Marx St	0.06mi	3/1.0	1,152 (+5%)	1mo	$40,500	$35	88
19145 Riopelle St	0.09mi	3/2.0	1,152 (+5%)	2mo	$80,000	$69	81
19365 Goddard St	0.40mi	3/1.0	1,100 (+0%)	0mo	$97,500	$89	80
19711 Greeley St	0.44mi	3/1.0	1,125 (+3%)	4mo	$75,000	$67	72
19710 Greeley St	0.43mi	3/1.5	1,143 (+4%)	3mo	$80,000	$70	68
19640 Yacama Rd	0.68mi	3/1.0	1,156 (+6%)	1mo	$15,000	$13	58
1737 E Outer Dr	0.68mi	3/1.5	1,124 (+3%)	4mo	$96,000	$85	58
18128 Fleming St	0.50mi	2/1.0 (-1)	950 (-13%)	1mo	$21,500	$23	49
17888 Marx St	0.58mi	3/1.0	937 (-14%)	2mo	$34,000	$36	47
20041 Marx St	0.61mi	3/1.5	1,233 (+13%)	2mo	$130,500	$106	47
19155 Gallagher St	0.75mi	3/1.5	1,208 (+10%)	0mo	$129,900	$108	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.5%
• Equity multiple: 3.94×
• Total profit: $36,945
• Equity at exit: $6,695

10-year hold

• IRR: 69.8%
• Equity multiple: 8.10×
• Total profit: $89,246
• Equity at exit: $3,882

Cash invested: $12,572 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$235
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $694

Break-even live

Break-even rent $451

Max offer price $44,900

Occupancy floor 43%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	43d	1	0.11mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	0.32mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	0.34mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.35mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	16d	1	0.55mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	0.66mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	22d	1	0.71mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.87mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.89mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.90mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.97mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	0.98mi
18557 Wexford St Detroit, MI	3.0	1.0	1216	$1,250	$1.03	24d	1	1.03mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	24d	1	1.09mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	22d	1	1.09mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	1.12mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	1.17mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	1.17mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.19mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	1.24mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	1.26mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	1.31mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	43d	1	1.31mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	1.32mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	43d	1	1.33mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	17d	1	1.35mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	22d	1	1.40mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	1.40mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	1.42mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	18d	1	1.42mi

Listing history 37 events

1. 2026-06-18
   days on market $44,900 Active 153 DOM
2. 2026-06-17
   days on market $44,900 Active 152 DOM
3. 2026-06-15
   days on market $44,900 Active 150 DOM
4. 2026-06-13
   days on market $44,900 Active 148 DOM
5. 2026-06-13
   days on market $44,900 Active 147 DOM
6. 2026-06-09
   days on market $44,900 Active 144 DOM
7. 2026-06-08
   days on market $44,900 Active 143 DOM
8. 2026-06-07
   days on market $44,900 Active 142 DOM
9. 2026-06-04
   days on market $44,900 Active 139 DOM
10. 2026-06-03
    days on market $44,900 Active 138 DOM
11. 2026-06-01
    days on market $44,900 Active 136 DOM
12. 2026-05-31
    days on market $44,900 Active 135 DOM
13. 2026-01-17
    listed $44,900 Active 784-char remark

    Show marketing remark (784 chars)

    * * INVESTORS * * This 3 bedroom, 1 bathroom bungalow would be the perfect addition to your rental portfolio, with rents to a Sec 8 tenant as high as $1,350/month in this area. The property features 2 first floor bedrooms, a living room, dining room, and kitchen, as well as a spacious 2nd floor primary bedroom. Other features include forced air heating, copper/PEX/PVC plumbing, an updated 100 amp electrical panel w/ some romex wiring, a 3D architectural shingle roof, and some updated vinyl windows. Property has a Highland Park mailing address, but Detroit taxes and schools. NO SELLER FINANCING. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed, or HELOC.

14. 2026-01-16
    listed $44,900 Active 784-char remark

    Show marketing remark (784 chars)

    * * INVESTORS * * This 3 bedroom, 1 bathroom bungalow would be the perfect addition to your rental portfolio, with rents to a Sec 8 tenant as high as $1,350/month in this area. The property features 2 first floor bedrooms, a living room, dining room, and kitchen, as well as a spacious 2nd floor primary bedroom. Other features include forced air heating, copper/PEX/PVC plumbing, an updated 100 amp electrical panel w/ some romex wiring, a 3D architectural shingle roof, and some updated vinyl windows. Property has a Highland Park mailing address, but Detroit taxes and schools. NO SELLER FINANCING. Transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all-cash, privately financed, or HELOC.

15. 2026-01-01
    historical
16. 2026-01-01
    historical
17. 2025-11-13
    price $44,900
18. 2025-11-12
    price $44,900
19. 2025-08-27
    price $47,500
20. 2025-08-27
    price $47,500
21. 2025-08-07
    price $49,900
22. 2025-08-06
    price $49,900
23. 2025-07-23
    status Active
24. 2025-07-22
    historical
25. 2025-07-08
    price $54,900
26. 2025-07-07
    price $54,900
27. 2025-06-19
    listed $59,900 Active
28. 2025-06-19
    listed $59,900 Active
29. 2021-09-22
    soldstatus $59,900
30. 2021-06-08
    soldstatus $33,000 Sold
31. 2021-06-08
    soldstatus $33,000 Closed
32. 2021-05-30
    status Pending
33. 2021-05-30
    status Pending
34. 2021-05-27
    listed $30,000 Active
35. 2021-05-27
    listed $30,000 Active
36. 1999-02-16
    historical
37. 1998-07-16
    listed $40,000

ⓘ 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: $1,223 · $102/mo
• Projected year-2 tax: $1,223 · $102/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 ≥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: $15,944
• − Mortgage interest: −$2,515
• − Property taxes: −$1,223
• − Insurance: −$224
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$1,306
• Taxable income: $8,124
• Est. tax owed @ 24.0%: −$1,950
• After-tax cash flow: $6,373/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): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

+12.2% since first listed

25 events — show timeline

• 2026-01-17 Listed $44,900 REALCOMP
• 2026-01-16 Listed $44,900 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-11-13 Price Changed $44,900 MiRealSource-MiMLS
• 2025-11-12 Price Changed $44,900 REALCOMP
• 2025-08-27 Price Changed $47,500 MiRealSource-MiMLS
• 2025-08-27 Price Changed $47,500 REALCOMP
• 2025-08-07 Price Changed $49,900 MiRealSource-MiMLS
• 2025-08-06 Price Changed $49,900 REALCOMP
• 2025-07-23 Relisted — REALCOMP
• 2025-07-22 Listing Removed — REALCOMP
• 2025-07-08 Price Changed $54,900 MiRealSource-MiMLS
• 2025-07-07 Price Changed $54,900 REALCOMP
• 2025-06-19 Listed $59,900 REALCOMP
• 2025-06-19 Listed $59,900 MiRealSource-MiMLS
• 2021-09-22 Sold (Public Records) $59,900 Public Records
• 2021-06-08 Sold (MLS) $33,000 MiRealSource-MiMLS
• 2021-06-08 Sold (MLS) $33,000 REALCOMP
• 2021-05-30 Pending — MiRealSource-MiMLS
• 2021-05-30 Pending — REALCOMP
• 2021-05-27 Listed $30,000 MiRealSource-MiMLS
• 2021-05-27 Listed $30,000 REALCOMP
• 1999-02-16 Listing Removed — REALCOMP
• 1998-07-16 Listed $40,000 REALCOMP

Property tax history

+2.1%/yr

Latest (2025): $1,223 · -37.1% YoY. Source: county tax records.