19452 Prevost St · Detroit, MI 48235

$75,000

3 bd · 1.0 ba · 890 sqft · SingleFamily public records · 33 Days on market

Built 1943 4,792 sqft lot $84/sqft · 25% above area Est $60k · 25% over

---

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 +3.3/5.0
• 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

Welcome to this west-side home. Perfect for a handyman or an investor. Seller is eager. Being sold-as is.

Key facts

• 4,792 sq ft lot
• Built 1943
• Listed 33 days

Property features AI

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water available; Public sewer available
• Home design: Single-family residence; One-and-a-half stories; Ground-level entry with steps; Vinyl siding exterior
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot roughly 40 x 115 (0.11 acre)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Five total rooms

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 $570 ($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: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 10.0% 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: 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.
• Zoned schools: Bow Elementarymiddle School (math 5% / reading 5%, grade F, #1,325 of 1,397 statewide, top 99%, 574 students, 93% FRL); Henry Ford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 712 students, 86% FRL) — zoned schools at 90% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 293 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($39k/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 + 3.2% 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 33 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y 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 $62k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.84% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.57%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (median comp): $59,975
• List price: $75,000
• Delta: 25.05%
• 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
19966 Prevost St	0.29mi	3/1.0	890 (0%)	7mo	$130,000	$146	81
19975 Ferguson St	0.49mi	3/1.0	889 (-0%)	1mo	$50,650	$57	76
19348 Montrose St	0.15mi	3/1.5	990 (+11%)	5mo	$145,900	$147	68
20232 Prevost St	0.47mi	3/1.0	933 (+5%)	4mo	$110,000	$118	66
19470 Forrer St	0.06mi	2/1.0 (-1)	771 (-13%)	6mo	$27,000	$35	65
19165 Rutherford St	0.25mi	3/1.0	1,013 (+14%)	6mo	$43,500	$43	60
18937 Lindsay St	0.65mi	3/1.0	951 (+7%)	2mo	$59,000	$62	57
19377 Fenmore St	0.75mi	3/1.0	912 (+2%)	6mo	$94,500	$104	56
20069 Asbury Park	0.49mi	3/1.0	1,008 (+13%)	6mo	$73,000	$72	50
19152 Whitcomb St	0.43mi	2/1.5 (-1)	1,012 (+14%)	2mo	$110,000	$109	49
18950 Biltmore St	0.53mi	2/1.0 (-1)	781 (-12%)	1mo	$46,000	$59	48
19950 Oakfield St	0.64mi	3/1.0	1,001 (+12%)	5mo	$40,000	$40	45

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.17×
• Total profit: $24,518
• Equity at exit: $11,183

10-year hold

• IRR: 35.6%
• Equity multiple: 4.31×
• Total profit: $69,614
• 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 48235

• Rents YoY: 3.2%
• Active inventory: 293
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $570

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 54%

Sensitivity live

Price	-10% $622	-5% $596	+0% $570	+5% $544	+10% $518
Rent	-10% $461	-5% $516	+0% $570	+5% $624	+10% $679
Rate	-1.0pp $608	-0.5pp $589	base $570	+0.5pp $551	+1.0pp $531

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 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	26d	1	0.06mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	19d	1	0.09mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	15d	1	0.46mi
19307 Lindsay St Detroit, MI	2.0	1.0	900	$1,100	$1.22	1d	1	0.56mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	26d	1	0.60mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	17d	5	0.62mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	7d	1	0.66mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	21d	1	0.66mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	7d	1	0.69mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	6d	1	0.69mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	7d	1	0.71mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	46d	1	0.75mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	19d	1	0.76mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	19d	1	0.78mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	17d	1	0.80mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,423	$1.38	1d	1	0.81mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	46d	1	0.90mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	46d	1	0.93mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	19d	1	1.02mi
17573 Asbury Park Detroit, MI	3.0	2.0	990	$1,400	$1.41	1d	1	1.03mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	26d	1	1.10mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	46d	1	1.10mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	46d	1	1.18mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	7d	1	1.21mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	7d	1	1.22mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	46d	1	1.25mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	4d	1	1.25mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	26d	1	1.34mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,500	$1.49	1d	1	1.42mi
16500 N Park Dr Southfield, MI	1.0–3.0	1.0–2.5	1500	$2,289	$1.53	0d	1	1.43mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,025	$1.40	1d	1	1.44mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	7d	1	1.46mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	46d	1	1.47mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,323	$1.73	1d	1	1.48mi

Listing history 27 events

1. 2026-04-14
   listed $75,000 Active 105-char remark

   Show marketing remark (105 chars)

   Welcome to this west-side home. Perfect for a handyman or an investor. Seller is eager. Being sold-as is.

2. 2026-04-14
   listed $75,000 Active 105-char remark

   Show marketing remark (105 chars)

   Welcome to this west-side home. Perfect for a handyman or an investor. Seller is eager. Being sold-as is.

3. 2026-04-13
   historical
4. 2026-04-13
   historical
5. 2026-02-18
   listed $75,000 Active
6. 2026-02-18
   listed $75,000 Active
7. 2024-10-17
   soldstatus $55,000
8. 2024-10-04
   soldstatus $55,000 Sold
9. 2024-10-04
   soldstatus $55,000 Closed
10. 2024-08-15
    status Pending
11. 2024-08-15
    status Pending
12. 2024-08-01
    listed $49,999 Active
13. 2024-08-01
    listed $49,999 Active
14. 2022-07-15
    soldstatus $47,000
15. 2022-07-07
    soldstatus $47,000 Sold
16. 2022-07-07
    soldstatus $47,000 Closed
17. 2022-04-18
    status Pending
18. 2022-04-18
    status Pending
19. 2022-04-04
    listed $45,000 Active
20. 2022-04-04
    listed $45,000 Active
21. 2015-05-20
    historical
22. 2015-05-19
    historical
23. 2015-02-27
    listed $30,000 Active
24. 2015-02-25
    listed $30,000
25. 2000-10-02
    soldstatus $50,000
26. 2000-02-18
    soldstatus $57,900
27. 1999-07-27
    listed $57,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,531
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$2,182
• Taxable income: $6,003
• Est. tax owed @ 24.0%: −$1,441
• After-tax cash flow: $5,399/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+7.1% since first listed

31 events — show timeline

• 2026-06-11 Sold (MLS) $62,000 MiRealSource-MiMLS
• 2026-06-11 Sold (MLS) $62,000 REALCOMP
• 2026-05-21 Pending — REALCOMP
• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-04-14 Listed $75,000 MiRealSource-MiMLS
• 2026-04-14 Listed $75,000 REALCOMP
• 2026-04-13 Listing Removed — REALCOMP
• 2026-04-13 Listing Removed — MiRealSource-MiMLS
• 2026-02-18 Listed $75,000 REALCOMP
• 2026-02-18 Listed $75,000 MiRealSource-MiMLS
• 2024-10-17 Sold (Public Records) $55,000 Public Records
• 2024-10-04 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2024-10-04 Sold (MLS) $55,000 REALCOMP
• 2024-08-15 Pending — REALCOMP
• 2024-08-15 Pending — MiRealSource-MiMLS
• 2024-08-01 Listed $49,999 MiRealSource-MiMLS
• 2024-08-01 Listed $49,999 REALCOMP
• 2022-07-15 Sold (Public Records) $47,000 Public Records
• 2022-07-07 Sold (MLS) $47,000 MiRealSource-MiMLS
• 2022-07-07 Sold (MLS) $47,000 REALCOMP
• 2022-04-18 Pending — MiRealSource-MiMLS
• 2022-04-18 Pending — REALCOMP
• 2022-04-04 Listed $45,000 MiRealSource-MiMLS
• 2022-04-04 Listed $45,000 REALCOMP
• 2015-05-20 Listing Removed — REALCOMP
• 2015-05-19 Listing Removed — MiRealSource-MiMLS
• 2015-02-27 Listed $30,000 REALCOMP
• 2015-02-25 Listed $30,000 MiRealSource-MiMLS
• 2000-10-02 Sold (Public Records) $50,000 Public Records
• 2000-02-18 Sold (MLS) $57,900 REALCOMP
• 1999-07-27 Listed $57,900 REALCOMP

Property tax history

+30.5%/yr

Latest (2025): $5,539 · +149.3% YoY. Source: county tax records.