19234 Dequindre St · Detroit, MI 48234

$69,900

3 bd · 1.0 ba · 974 sqft · SingleFamily public records · 38 Days on market

Built 1961 4,792 sqft lot Est $64k · 9% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• ARV discount +3.6/15.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 3 Bedroom Brick Ranch. One Full Bath. Half Bath in Basement. Side Drive. Perfect For First Time HomeBuyers. Immediate Occupancy. Family Oriented Neighborhood.

Key facts

• 4,792 sq ft lot
• Built 1961
• Listed 38 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Sewer available; Water available
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Brick construction; Asphalt roof
• Exterior features: Paved road access; 40 x 120 lot (approximately 0.11 acres)

Interior

• Bedrooms: Total of 6 rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 10.1% 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: Rents rising fast (+6.7%/yr); 227 active listings in the ZIP; 25 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 $483 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 + 6.7% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1961 — 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: 1.88% ✓
• Cap rate: 16.09%
• Cash-on-cash: 34.98%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $64,284
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19164 Dequindre St	0.06mi	3/1.5	918 (-6%)	8mo	$80,000	$87	79
19403 Anglin St	0.41mi	3/1.0	1,000 (+3%)	7mo	$22,500	$23	71
19163 Orleans St	0.17mi	2/1.0 (-1)	1,080 (+11%)	2mo	$32,500	$30	67
19365 Goddard St	0.24mi	3/1.0	1,100 (+13%)	1mo	$97,500	$89	67
18128 Fleming St	0.54mi	2/1.0 (-1)	950 (-2%)	1mo	$21,500	$23	65
18547 Anglin St	0.56mi	3/1.0	1,000 (+3%)	6mo	$93,000	$93	65
18877 Fleming St	0.28mi	2/1.0 (-1)	870 (-11%)	3mo	$9,900	$11	62
17888 Marx St	0.68mi	3/1.0	937 (-4%)	2mo	$34,000	$36	60
19662 Charest St	0.64mi	3/1.0	1,041 (+7%)	2mo	$69,000	$66	57
20206 Greeley St	0.68mi	3/1.0	1,016 (+4%)	5mo	$52,000	$51	56
19640 Charest St	0.64mi	3/1.0	1,100 (+13%)	5mo	$94,999	$86	44
20031 Hawthorne St	0.71mi	4/2.0 (+1)	1,040 (+7%)	8mo	$121,000	$116	40

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: 34.6%
• Equity multiple: 2.54×
• Total profit: $30,121
• Equity at exit: $10,422

10-year hold

• IRR: 43.4%
• Equity multiple: 5.89×
• Total profit: $95,657
• Equity at exit: $6,044

Cash invested: $19,572 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 227
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$367
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $571

Break-even live

Break-even rent $591

Max offer price $69,900

Occupancy floor 52%

Sensitivity live

Price	-10% $610	-5% $590	+0% $571	+5% $551	+10% $531
Rent	-10% $467	-5% $519	+0% $571	+5% $622	+10% $674
Rate	-1.0pp $606	-0.5pp $588	base $571	+0.5pp $552	+1.0pp $534

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	44d	1	0.23mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	0.38mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	0.42mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	0.61mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.62mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	16d	1	0.71mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	0.77mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	0.81mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.83mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.94mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	0.97mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.04mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	1.15mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,281	$5.11	0d	1	1.16mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	19d	1	1.19mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	25d	1	1.21mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	23d	1	1.25mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	19d	1	1.30mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.31mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.31mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	0d	1	1.31mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	25d	1	1.36mi
429 E Milton Ave Hazel Park, MI	3.0	2.0	1075	$1,595	$1.48	0d	1	1.38mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	44d	1	1.41mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	25d	1	1.49mi

Listing history 12 events

1. 2026-04-30
   status Pending 165-char remark

   Show marketing remark (165 chars)

   Lovely 3 Bedroom Brick Ranch. One Full Bath. Half Bath in Basement. Side Drive. Perfect For First Time HomeBuyers. Immediate Occupancy. Family Oriented Neighborhood.

2. 2026-04-30
   status Pending

   Show marketing remark (165 chars)

   Lovely 3 Bedroom Brick Ranch. One Full Bath. Half Bath in Basement. Side Drive. Perfect For First Time HomeBuyers. Immediate Occupancy. Family Oriented Neighborhood.

3. 2026-04-22
   status Active 165-char remark

   Show marketing remark (165 chars)

   Lovely 3 Bedroom Brick Ranch. One Full Bath. Half Bath in Basement. Side Drive. Perfect For First Time HomeBuyers. Immediate Occupancy. Family Oriented Neighborhood.

4. 2026-04-22
   status Active

   Show marketing remark (165 chars)

   Lovely 3 Bedroom Brick Ranch. One Full Bath. Half Bath in Basement. Side Drive. Perfect For First Time HomeBuyers. Immediate Occupancy. Family Oriented Neighborhood.

5. 2026-04-20
   historical Accepting Backup Offers 165-char remark

   Show marketing remark (165 chars)

   Lovely 3 Bedroom Brick Ranch. One Full Bath. Half Bath in Basement. Side Drive. Perfect For First Time HomeBuyers. Immediate Occupancy. Family Oriented Neighborhood.

6. 2026-04-20
   historical Active Under Contract

   Show marketing remark (165 chars)

   Lovely 3 Bedroom Brick Ranch. One Full Bath. Half Bath in Basement. Side Drive. Perfect For First Time HomeBuyers. Immediate Occupancy. Family Oriented Neighborhood.

7. 2026-03-28
   status Active 165-char remark

   Show marketing remark (165 chars)

   Lovely 3 Bedroom Brick Ranch. One Full Bath. Half Bath in Basement. Side Drive. Perfect For First Time HomeBuyers. Immediate Occupancy. Family Oriented Neighborhood.

8. 2026-03-28
   status Active

   Show marketing remark (165 chars)

   Lovely 3 Bedroom Brick Ranch. One Full Bath. Half Bath in Basement. Side Drive. Perfect For First Time HomeBuyers. Immediate Occupancy. Family Oriented Neighborhood.

9. 2026-03-24
   status Pending 165-char remark

   Show marketing remark (165 chars)

   Lovely 3 Bedroom Brick Ranch. One Full Bath. Half Bath in Basement. Side Drive. Perfect For First Time HomeBuyers. Immediate Occupancy. Family Oriented Neighborhood.

10. 2026-03-24
    status Pending

    Show marketing remark (165 chars)

    Lovely 3 Bedroom Brick Ranch. One Full Bath. Half Bath in Basement. Side Drive. Perfect For First Time HomeBuyers. Immediate Occupancy. Family Oriented Neighborhood.

11. 2026-03-19
    listed $69,900 Active 165-char remark

    Show marketing remark (165 chars)

    Lovely 3 Bedroom Brick Ranch. One Full Bath. Half Bath in Basement. Side Drive. Perfect For First Time HomeBuyers. Immediate Occupancy. Family Oriented Neighborhood.

12. 2026-03-19
    listed $69,900 Active

    Show marketing remark (165 chars)

    Lovely 3 Bedroom Brick Ranch. One Full Bath. Half Bath in Basement. Side Drive. Perfect For First Time HomeBuyers. Immediate Occupancy. Family Oriented Neighborhood.

ⓘ 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: $858 · $72/mo
• Projected year-2 tax: $967 · $81/mo
• Expected delta: +$109/yr (+$9/mo · 12.7%)

ⓘ 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: $15,763
• − Mortgage interest: −$3,915
• − Property taxes: −$858
• − Insurance: −$350
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$2,033
• Taxable income: $6,084
• Est. tax owed @ 24.0%: −$1,460
• After-tax cash flow: $5,386/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

+0.0% since first listed

12 events — show timeline

• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-30 Pending — REALCOMP
• 2026-04-22 Relisted — MiRealSource-MiMLS
• 2026-04-22 Relisted — REALCOMP
• 2026-04-20 Contingent — MiRealSource-MiMLS
• 2026-04-20 Contingent — REALCOMP
• 2026-03-28 Relisted — MiRealSource-MiMLS
• 2026-03-28 Relisted — REALCOMP
• 2026-03-24 Pending — MiRealSource-MiMLS
• 2026-03-24 Pending — REALCOMP
• 2026-03-19 Listed $69,900 REALCOMP
• 2026-03-19 Listed $69,900 MiRealSource-MiMLS

Property tax history

-4.1%/yr

Latest (2025): $858 · -38.3% YoY. Source: county tax records.