19471 Dwyer St · Detroit, MI 48234

$100,000

4 bd · 1.5 ba · 1,359 sqft · SingleFamily public records · 97 Days on market

Built 1929 4,792 sqft lot $74/sqft · 77% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Opportunity awaits with this 4-bedroom, 1.5-bath Colonial-style home located in Detroit's Farwell District, a quiet residential neighborhood known for its solid mid-century housing and strong sense of community. With its classic two-story layout and spacious footprint, this property is a true fixer-upper, offering the perfect chance for investors or homeowners to renovate and build equity in an affordable, up-and-coming area. Property is 1 of 11 in a portfolio being sold all within the Downtown Area. Buy 1 or as many as you would like. MLS#s for the other 10 properties: 20261015057, 20261015005, 20261015052, 20261015574, 20261015576, 20261015577, 20261015578, 20261015583, 20261015683, 20261015586

Key facts

• 4,792 sq ft lot
• Garage
• Built 1929

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

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); 226 active listings in the ZIP; 26 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).
• At $1,441/mo this rent would consume 49% of the median local household income ($35k/yr) (locally 2372% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 1.44% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.41%
• DSCR: 1.73
• GRM: 5.8

CMA / ARV

• ARV (median comp): $56,361
• List price: $100,000
• Delta: 77.43%
• 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
4001 E Outer Dr	0.46mi	3/2.0 (-1)	1,400 (+3%)	2mo	$105,000	$75	65
19178 Sherwood St	0.47mi	3/2.5 (-1)	1,381 (+2%)	8mo	$149,000	$108	60
20225 Moenart St	0.65mi	3/1.5 (-1)	1,300 (-4%)	0mo	$105,000	$81	57
19363 Packard St	0.73mi	3/1.5 (-1)	1,368 (+1%)	8mo	$60,000	$44	53
18820 Moenart St	0.59mi	5/3.0 (+1)	1,450 (+7%)	1mo	$65,000	$45	49
20143 Rogge St	0.75mi	3/1.0 (-1)	1,411 (+4%)	7mo	$84,000	$60	46
20000 Concord St	0.56mi	3/1.0 (-1)	1,200 (-12%)	4mo	$140,000	$117	44
19931 Keystone St	0.56mi	3/1.5 (-1)	1,548 (+14%)	7mo	$70,000	$45	40
18665 Helen St	0.70mi	3/2.0 (-1)	1,248 (-8%)	9mo	$98,000	$79	39
19610 Cliff St	0.69mi	3/1.0 (-1)	1,183 (-13%)	8mo	$45,000	$38	32
19466 Packard St	0.74mi	3/1.0 (-1)	1,179 (-13%)	6mo	$62,000	$53	31
18800 Fenelon St	0.72mi	3/1.0 (-1)	1,173 (-14%)	7mo	$50,000	$43	30

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: 11.9%
• Equity multiple: 1.49×
• Total profit: $13,840
• Equity at exit: $14,910

10-year hold

• IRR: 23.8%
• Equity multiple: 3.45×
• Total profit: $68,493
• Equity at exit: $8,646

Cash invested: $28,000 (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: 226
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$524
• Tax from tax record: −$189 /mo · $2,273/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $383

Break-even live

Break-even rent $956

Max offer price $100,000

Occupancy floor 68%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	0.06mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	0.39mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	0.50mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	43d	1	0.50mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	16d	1	0.53mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	1d	1	0.56mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	0.59mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	0.60mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.71mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	0.75mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	43d	1	0.97mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	1.08mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	2d	1	1.09mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	43d	1	1.09mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	43d	1	1.10mi
19458 Binder St Detroit, MI	3.0	1.5	1550	$1,500	$0.97	3d	1	1.13mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.16mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	1.18mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	1.29mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	24d	1	1.33mi
18557 Wexford St Detroit, MI	3.0	1.0	1216	$1,250	$1.03	24d	1	1.34mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	1.34mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	1.35mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	22d	1	1.41mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	1.45mi
7044 Hudson Ave Warren, MI	3.0	1.5	1730	$1,700	$0.98	24d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $100,000 Active 97 DOM
2. 2026-06-17
   days on market $100,000 Active 96 DOM
3. 2026-06-15
   days on market $100,000 Active 94 DOM
4. 2026-06-13
   days on market $100,000 Active 92 DOM
5. 2026-06-13
   days on market $100,000 Active 91 DOM
6. 2026-06-09
   days on market $100,000 Active 88 DOM
7. 2026-06-08
   days on market $100,000 Active 87 DOM
8. 2026-06-07
   days on market $100,000 Active 86 DOM
9. 2026-06-04
   days on market $100,000 Active 83 DOM
10. 2026-06-03
    days on market $100,000 Active 82 DOM
11. 2026-06-01
    days on market $100,000 Active 80 DOM
12. 2026-05-31
    days on market $100,000 Active 79 DOM
13. 2026-03-14
    listed $129,000 Active 705-char remark

    Show marketing remark (711 chars)

    Opportunity awaits with this 4-bedroom, 1.5-bath Colonial-style home located in Detroit’s Farwell District, a quiet residential neighborhood known for its solid mid-century housing and strong sense of community. With its classic two-story layout and spacious footprint, this property is a true fixer-upper, offering the perfect chance for investors or homeowners to renovate and build equity in an affordable, up-and-coming area. Property is 1 of 11 in a portfolio being sold all within the Downtown Area. Buy 1 or as many as you would like. MLS#s for the other 10 properties: 20261015057, 20261015005, 20261015052, 20261015574, 20261015576, 20261015577, 20261015578, 20261015583, 20261015683, 20261015586

14. 2026-03-14
    listed $129,000 Active 711-char remark

    Show marketing remark (711 chars)

    Opportunity awaits with this 4-bedroom, 1.5-bath Colonial-style home located in Detroit’s Farwell District, a quiet residential neighborhood known for its solid mid-century housing and strong sense of community. With its classic two-story layout and spacious footprint, this property is a true fixer-upper, offering the perfect chance for investors or homeowners to renovate and build equity in an affordable, up-and-coming area. Property is 1 of 11 in a portfolio being sold all within the Downtown Area. Buy 1 or as many as you would like. MLS#s for the other 10 properties: 20261015057, 20261015005, 20261015052, 20261015574, 20261015576, 20261015577, 20261015578, 20261015583, 20261015683, 20261015586

15. 2026-03-11
    historical $129,000 705-char remark

    Show marketing remark (705 chars)

    Opportunity awaits with this 4-bedroom, 1.5-bath Colonial-style home located in Detroit's Farwell District, a quiet residential neighborhood known for its solid mid-century housing and strong sense of community. With its classic two-story layout and spacious footprint, this property is a true fixer-upper, offering the perfect chance for investors or homeowners to renovate and build equity in an affordable, up-and-coming area. Property is 1 of 11 in a portfolio being sold all within the Downtown Area. Buy 1 or as many as you would like. MLS#s for the other 10 properties: 20261015057, 20261015005, 20261015052, 20261015574, 20261015576, 20261015577, 20261015578, 20261015583, 20261015683, 20261015586

16. 2023-06-08
    soldstatus $127,500

ⓘ 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: $2,273 · $189/mo
• Projected year-2 tax: $2,273 · $189/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,292
• − Mortgage interest: −$5,602
• − Property taxes: −$2,273
• − Insurance: −$500
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$2,909
• Taxable income: $3,242
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $3,817/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

+1.2% since first listed

4 events — show timeline

• 2026-03-14 Listed $129,000 MiRealSource-MiMLS
• 2026-03-14 Listed $129,000 REALCOMP
• 2026-03-11 Coming Soon $129,000 MiRealSource-MiMLS
• 2023-06-08 Sold (Public Records) $127,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,273 · -37.8% YoY. Source: county tax records.