18867 Rogge St · Detroit, MI 48234

$78,000

3 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 108 Days on market

Built 1952 5,227 sqft lot $74/sqft · 24% above area Est $63k · 24% 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
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• 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 your next investment opportunity at 18867 Rogge. Situated on a well-maintained tree lined street of mostly brick homes, this classic beauty offers 3 bedrooms and 1 bath on a seamless floor plan of wooden floors. The full basement allows for additional storage or living space. With a tenant in place and updates in 2023, this home offers the perfect money-making opportunity or an option to make this your own. Tenant currently on a month-to-month paying $1,100 allowing for the possibility to increase rate. Tenant wishes to stay and is reliable, rent rolls are available for review.

Key facts

• Full basement
• Updates in 2023
• 5,227 sq ft lot

Tags

• FULL BASEMENT
• UPDATES IN 2023

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 24 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 43% 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 $539 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 30 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 $19k; list at $78k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1952 — 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: 1.62% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.98%
• DSCR: 2.07
• GRM: 5.1

CMA / ARV

• ARV (median comp): $62,756
• List price: $78,000
• Delta: 24.29%
• 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
19161 Rogge St	0.12mi	3/1.0	1,001 (-5%)	8mo	$46,500	$46	80
7505 E Robinwood St	0.13mi	4/2.0 (+1)	1,000 (-5%)	3mo	$140,500	$141	74
19723 Carrie St	0.51mi	3/1.0	1,020 (-3%)	2mo	$85,000	$83	69
8245 E Hildale St	0.52mi	3/1.0	1,028 (-2%)	3mo	$45,000	$44	69
18818 Sherwood St	0.22mi	3/1.0	940 (-11%)	6mo	$38,000	$40	67
20043 Packard St	0.71mi	3/1.0	1,040 (-1%)	6mo	$87,000	$84	60
8175 House St	0.47mi	3/1.0	1,160 (+10%)	1mo	$100,000	$86	60
8212 E Lantz St	0.62mi	3/1.0	989 (-6%)	2mo	$60,000	$61	60
19466 Packard St	0.37mi	3/1.0	1,179 (+12%)	6mo	$62,000	$53	58
19351 Dwyer St	0.67mi	3/1.0	971 (-8%)	6mo	$120,000	$124	51
19985 Packard St	0.65mi	3/2.0	1,152 (+9%)	7mo	$90,000	$78	44
20000 Concord St	0.67mi	3/1.0	1,200 (+14%)	4mo	$140,000	$117	42

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: 21.5%
• Equity multiple: 1.92×
• Total profit: $20,103
• Equity at exit: $11,630

10-year hold

• IRR: 32.0%
• Equity multiple: 4.44×
• Total profit: $75,197
• Equity at exit: $6,744

Cash invested: $21,840 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$409
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $436

Break-even live

Break-even rent $713

Max offer price $78,000

Occupancy floor 60%

Sensitivity live

Price	-10% $481	-5% $459	+0% $436	+5% $414	+10% $392
Rent	-10% $336	-5% $386	+0% $436	+5% $486	+10% $536
Rate	-1.0pp $476	-0.5pp $456	base $436	+0.5pp $416	+1.0pp $396

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.15mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	0.20mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	5d	1	0.49mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	44d	1	0.71mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	25d	1	0.75mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	0.97mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	0.97mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	0.99mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	1.05mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	2d	1	1.05mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	44d	1	1.05mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	1.09mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	2d	1	1.12mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.15mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	17d	1	1.20mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	17d	1	1.22mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	1.23mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	1.25mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	44d	1	1.25mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.27mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	1.33mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	12d	1	1.38mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	44d	1	1.47mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	25d	1	1.50mi

Listing history 50 events

1. 2026-06-18
   days on market $78,000 Active 108 DOM
2. 2026-06-17
   days on market $78,000 Active 107 DOM
3. 2026-06-15
   remarks 687-char remark
4. 2026-06-15
   pricedays on market $78,000 Active 105 DOM
5. 2026-06-13
   days on market $80,000 Active 103 DOM
6. 2026-06-13
   days on market $80,000 Active 102 DOM
7. 2026-06-09
   days on market $80,000 Active 99 DOM
8. 2026-06-08
   days on market $80,000 Active 98 DOM
9. 2026-06-07
   days on market $80,000 Active 97 DOM
10. 2026-06-04
    days on market $80,000 Active 94 DOM
11. 2026-06-03
    days on market $80,000 Active 93 DOM
12. 2026-06-01
    days on market $80,000 Active 91 DOM
13. 2026-05-31
    days on market $80,000 Active 90 DOM
14. 2026-03-02
    listed $80,000 Active 595-char remark

    Show marketing remark (595 chars)

    Welcome to your next investment opportunity at 18867 Rogge. Situated on a well-maintained tree lined street of mostly brick homes, this classic beauty offers 3 bedrooms and 1 bath on a seamless floor plan of wooden floors. The full basement allows for additional storage or living space. With a tenant in place and updates in 2023, this home offers the perfect money-making opportunity or an option to make this your own. Tenant currently on a month-to-month paying $1,100 allowing for the possibility to increase rate. Tenant wishes to stay and is reliable, rent rolls are available for review.

15. 2026-03-02
    listed $80,000 Active 595-char remark

    Show marketing remark (595 chars)

    Welcome to your next investment opportunity at 18867 Rogge. Situated on a well-maintained tree lined street of mostly brick homes, this classic beauty offers 3 bedrooms and 1 bath on a seamless floor plan of wooden floors. The full basement allows for additional storage or living space. With a tenant in place and updates in 2023, this home offers the perfect money-making opportunity or an option to make this your own. Tenant currently on a month-to-month paying $1,100 allowing for the possibility to increase rate. Tenant wishes to stay and is reliable, rent rolls are available for review.

16. 2025-05-16
    historical
17. 2025-05-13
    price $90,000
18. 2025-05-13
    price $90,000
19. 2025-04-14
    listed $95,000 Active
20. 2025-04-14
    listed $95,000 Active
21. 2025-03-31
    historical
22. 2025-03-31
    historical
23. 2025-02-25
    price $95,000
24. 2025-02-24
    price $95,000
25. 2024-12-02
    listed $100,000 Active
26. 2024-12-02
    listed $100,000 Active
27. 2019-12-11
    soldstatus $19,000
28. 2019-12-11
    soldstatus $19,000
29. 2019-12-11
    listed $20,000
30. 2019-12-11
    listed $20,000
31. 2019-10-16
    soldstatus $49,970
32. 2016-10-28
    soldstatus $12,400 Sold
33. 2016-10-28
    soldstatus $12,400 Closed
34. 2016-10-14
    status Pending
35. 2016-10-14
    listed $14,000 Active
36. 2016-10-14
    historical
37. 2016-10-04
    listed $14,000
38. 2016-10-04
    historical
39. 2016-09-29
    historical
40. 2016-09-26
    status Active
41. 2016-08-30
    status Pending
42. 2016-08-30
    status Pending
43. 2016-08-30
    historical
44. 2016-08-20
    historical
45. 2016-08-20
    listed $14,000 Active
46. 2016-08-20
    listed $14,000
47. 2016-08-20
    historical
48. 2016-08-20
    historical
49. 2016-08-20
    listed $14,000 Active
50. 2016-08-18
    status Active

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $1,457 · $121/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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,181
• − Mortgage interest: −$4,369
• − Property taxes: −$1,457
• − Insurance: −$390
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,269
• Taxable income: $4,266
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $4,213/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

+17.8% since first listed

67 events — show timeline

• 2026-03-02 Listed $80,000 MiRealSource-MiMLS
• 2026-03-02 Listed $80,000 REALCOMP
• 2025-05-16 Listing Removed — MiRealSource-MiMLS
• 2025-05-13 Price Changed $90,000 MiRealSource-MiMLS
• 2025-05-13 Price Changed $90,000 REALCOMP
• 2025-04-14 Listed $95,000 REALCOMP
• 2025-04-14 Listed $95,000 MiRealSource-MiMLS
• 2025-03-31 Listing Removed — MiRealSource-MiMLS
• 2025-03-31 Listing Removed — REALCOMP
• 2025-02-25 Price Changed $95,000 MiRealSource-MiMLS
• 2025-02-24 Price Changed $95,000 REALCOMP
• 2024-12-02 Listed $100,000 MiRealSource-MiMLS
• 2024-12-02 Listed $100,000 REALCOMP
• 2019-12-11 Listed $20,000 MiRealSource-MiMLS
• 2019-12-11 Listed $20,000 REALCOMP
• 2019-12-11 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2019-12-11 Sold (MLS) $19,000 REALCOMP
• 2019-10-16 Sold (Public Records) $49,970 Public Records
• 2016-10-28 Sold (MLS) $12,400 MiRealSource-MiMLS
• 2016-10-28 Sold (MLS) $12,400 REALCOMP
• 2016-10-14 Pending — REALCOMP
• 2016-10-14 Listed $14,000 REALCOMP
• 2016-10-14 Listing Removed — MiRealSource-MiMLS
• 2016-10-04 Listing Removed — MiRealSource-MiMLS
• 2016-10-04 Listed $14,000 MiRealSource-MiMLS
• 2016-09-29 Listing Removed — REALCOMP
• 2016-09-26 Relisted — REALCOMP
• 2016-08-30 Pending — MiRealSource-MiMLS
• 2016-08-30 Pending — REALCOMP
• 2016-08-30 Listing Removed — MiRealSource-MiMLS
• 2016-08-20 Listing Removed — REALCOMP
• 2016-08-20 Listed $14,000 REALCOMP
• 2016-08-20 Listing Removed — MiRealSource-MiMLS
• 2016-08-20 Listing Removed — MiRealSource-MiMLS
• 2016-08-20 Listed $14,000 MiRealSource-MiMLS
• 2016-08-20 Listed $14,000 MiRealSource-MiMLS
• 2016-08-18 Relisted — MiRealSource-MiMLS
• 2016-08-18 Relisted — REALCOMP
• 2016-07-21 Pending — MiRealSource-MiMLS
• 2016-07-21 Pending — REALCOMP
• 2016-06-30 Listed $14,000 REALCOMP
• 2016-06-30 Listed $14,000 MiRealSource-MiMLS
• 2016-06-30 Listed $14,000 MiRealSource-MiMLS
• 2013-03-26 Listing Removed — MiRealSource-MiMLS
• 2013-03-26 Listing Removed — REALCOMP
• 2012-10-05 Listed $19,500 MiRealSource-MiMLS
• 2012-10-05 Listed $19,500 REALCOMP
• 2012-05-25 Listing Removed — MiRealSource-MiMLS
• 2012-01-03 Listing Removed — REALCOMP
• 2011-11-25 Listed $19,500 REALCOMP
• 2011-11-25 Listed $19,500 MiRealSource-MiMLS
• 2011-01-17 Listing Removed — REALCOMP
• 2011-01-14 Listing Removed — MiRealSource-MiMLS
• 2010-12-20 Listed $60,000 REALCOMP
• 2010-12-20 Listed $60,000 MiRealSource-MiMLS
• 2010-10-19 Listing Removed — REALCOMP
• 2010-01-16 Listed $69,000 REALCOMP
• 2007-09-10 Listing Removed — REALCOMP
• 2007-08-14 Listed $89,900 REALCOMP
• 2000-02-23 Sold (Public Records) $62,900 Public Records
• 1999-12-21 Sold (MLS) $62,900 MiRealSource-MiMLS
• 1999-12-21 Sold (MLS) $62,900 REALCOMP
• 1999-11-22 Listing Removed — MiRealSource-MiMLS
• 1999-11-11 Listing Removed — REALCOMP
• 1999-11-11 Listed $62,900 MiRealSource-MiMLS
• 1999-11-11 Listed $62,900 REALCOMP
• 1999-10-04 Listed $67,900 REALCOMP

Property tax history

-2.3%/yr

Latest (2025): $1,457 · -19.4% YoY. Source: county tax records.