19170 Schoenherr St · Detroit, MI 48205

$27,500

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 235 Days on market

Built 1951 3,920 sqft lot ↓ 49% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

Key facts

• 3,920 sq ft lot
• Built 1951
• Listed 235 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.
• Cap rate 44.8% 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: Rents rising (+1.3%/yr); 376 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $190 of loan paydown is wiped out by about $825 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 + 1.3% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $56k (67%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.94% ✓
• Cap rate: 44.83%
• Cash-on-cash: 137.62%
• DSCR: 7.12
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $73,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19730 Goulburn St	0.55mi	3/1.5	977 (-2%)	1mo	$114,000	$117	68
20020 Pelkey St	0.58mi	3/1.0	1,020 (+2%)	2mo	$75,000	$74	67
13452 Tacoma St	0.37mi	3/1.0	900 (-10%)	1mo	$69,072	$77	66
13424 Tacoma St	0.38mi	3/1.0	900 (-10%)	3mo	$72,000	$80	64
14076 Rossini Dr	0.59mi	3/1.0	1,055 (+6%)	0mo	$90,000	$85	62
19161 Hamburg St	0.66mi	3/1.0	960 (-4%)	2mo	$116,000	$121	62
18982 Hamburg St	0.63mi	3/1.0	952 (-4%)	3mo	$45,000	$47	61
19953 Regent Dr	0.69mi	3/1.0	1,038 (+4%)	2mo	$55,000	$53	59
20218 Hickory St	0.71mi	3/1.0	930 (-7%)	1mo	$26,000	$28	54
20200 Alcoy St	0.71mi	3/1.0	917 (-8%)	2mo	$55,100	$60	52
19940 Westphalia St	0.62mi	3/1.0	1,114 (+12%)	0mo	$30,000	$27	51
14027 Tacoma St	0.48mi	2/1.5 (-1)	860 (-14%)	2mo	$34,000	$40	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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.44×
• Total profit: $49,563
• Equity at exit: $4,100

10-year hold

• IRR: —
• Equity multiple: 14.86×
• Total profit: $106,757
• Equity at exit: $2,378

Cash invested: $7,700 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $883

Break-even live

Break-even rent $241

Max offer price $27,500

Occupancy floor 30%

Sensitivity live

Price	-10% $902	-5% $893	+0% $883	+5% $874	+10% $864
Rent	-10% $776	-5% $829	+0% $883	+5% $937	+10% $990
Rate	-1.0pp $897	-0.5pp $890	base $883	+0.5pp $876	+1.0pp $869

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	0.15mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	0.19mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	44d	1	0.25mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	0.34mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	0.42mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	0.42mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	25d	1	0.53mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	0.57mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	0.57mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	18d	1	0.62mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	0.63mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.70mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	18d	1	0.71mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	0.74mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	18d	1	0.87mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	18d	1	0.91mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	25d	1	0.92mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	0.96mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	44d	1	1.03mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	18d	1	1.03mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	25d	1	1.07mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	4d	1	1.07mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	25d	1	1.08mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	25d	1	1.11mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.16mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	1.19mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	1.20mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	1.32mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	1.36mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	25d	1	1.38mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	1.43mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	1.43mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	44d	1	1.48mi

Listing history 27 events

1. 2026-04-21
   status Pending
2. 2026-04-20
   status Pending 87-char remark

   Show marketing remark (87 chars)

   Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

3. 2026-03-30
   status Active
4. 2026-03-27
   historical
5. 2026-03-23
   price $27,500 87-char remark

   Show marketing remark (87 chars)

   Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

6. 2026-03-23
   price $27,500

   Show marketing remark (87 chars)

   Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

7. 2026-02-28
   price $29,539 87-char remark

   Show marketing remark (87 chars)

   Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

8. 2026-02-27
   price $29,539
9. 2026-02-12
   price $32,108 87-char remark

   Show marketing remark (87 chars)

   Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

10. 2026-02-12
    status Active

    Show marketing remark (87 chars)

    Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

11. 2026-02-12
    price $32,108

    Show marketing remark (87 chars)

    Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

12. 2026-02-12
    status Active 87-char remark

    Show marketing remark (87 chars)

    Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

13. 2026-01-01
    historical

    Show marketing remark (87 chars)

    Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

14. 2026-01-01
    historical 87-char remark

    Show marketing remark (87 chars)

    Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

15. 2025-12-09
    price $34,900 87-char remark

    Show marketing remark (87 chars)

    Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

16. 2025-12-09
    price $34,900

    Show marketing remark (87 chars)

    Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

17. 2025-11-04
    price $44,900 87-char remark

    Show marketing remark (87 chars)

    Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

18. 2025-11-03
    price $44,900
19. 2025-10-07
    price $54,900 87-char remark

    Show marketing remark (87 chars)

    Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

20. 2025-10-06
    price $54,900
21. 2025-09-16
    price $64,900 87-char remark

    Show marketing remark (87 chars)

    Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

22. 2025-09-15
    price $64,900
23. 2025-08-13
    price $74,900 87-char remark

    Show marketing remark (87 chars)

    Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

24. 2025-08-12
    price $74,900
25. 2025-07-14
    listed $84,000 Active

    Show marketing remark (87 chars)

    Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

26. 2025-07-14
    listed $84,000 Active 87-char remark

    Show marketing remark (87 chars)

    Sold As-Is. Investor special with 3 bedrooms, 1 bathroom and basement. Detached garage.

27. 2023-04-28
    soldstatus $54,000

ⓘ 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 ≥96°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: $16,301
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$138
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$800
• Taxable income: $10,802
• Est. tax owed @ 24.0%: −$2,593
• After-tax cash flow: $8,005/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

-49.1% since first listed

27 events — show timeline

• 2026-04-21 Pending — REALCOMP
• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-03-30 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-23 Price Changed $27,500 MiRealSource-MiMLS
• 2026-03-23 Price Changed $27,500 REALCOMP
• 2026-02-28 Price Changed $29,539 MiRealSource-MiMLS
• 2026-02-27 Price Changed $29,539 REALCOMP
• 2026-02-12 Price Changed $32,108 MiRealSource-MiMLS
• 2026-02-12 Relisted — REALCOMP
• 2026-02-12 Price Changed $32,108 REALCOMP
• 2026-02-12 Relisted — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2025-12-09 Price Changed $34,900 MiRealSource-MiMLS
• 2025-12-09 Price Changed $34,900 REALCOMP
• 2025-11-04 Price Changed $44,900 MiRealSource-MiMLS
• 2025-11-03 Price Changed $44,900 REALCOMP
• 2025-10-07 Price Changed $54,900 MiRealSource-MiMLS
• 2025-10-06 Price Changed $54,900 REALCOMP
• 2025-09-16 Price Changed $64,900 MiRealSource-MiMLS
• 2025-09-15 Price Changed $64,900 REALCOMP
• 2025-08-13 Price Changed $74,900 MiRealSource-MiMLS
• 2025-08-12 Price Changed $74,900 REALCOMP
• 2025-07-14 Listed $84,000 REALCOMP
• 2025-07-14 Listed $84,000 MiRealSource-MiMLS
• 2023-04-28 Sold (Public Records) $54,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,227 · -50.8% YoY. Source: county tax records.