19610 Hoyt St · Detroit, MI 48205

$6,500

6 bd · 1.0 ba · 1,251 sqft · SingleFamily public records · 30 Days on market

Built 1935 4,356 sqft lot

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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

Fire Property - needs total rehab

Key facts

• 4,356 sq ft lot
• Built 1935
• Listed 30 days

Property features AI

Exterior

• Home design: Single-family residence; Residential property; Built in 1935
• Construction: Brick construction
• Exterior features: 0.1 acre lot; Public water

Interior

• Bedrooms: Primary bedroom approximately 12 x 12
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement; 2 total rooms

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $6k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $6k).
• Recommended offer: $6k (1.5% below list) — sets the bar for market timing.
• Cap rate 266.3% 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: 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; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,840/mo this rent would consume 57% of the median local household income ($39k/yr) (locally 2121% 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 $45 of loan paydown is wiped out by about $195 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($6k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $2k; list at $6k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $6,402 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 28.30% ✓
• Cap rate: 266.31%
• Cash-on-cash: 928.63%
• DSCR: 42.32
• GRM: 0.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 48.05×
• Total profit: $85,637
• Equity at exit: $969

10-year hold

• IRR: —
• Equity multiple: 98.87×
• Total profit: $178,125
• Equity at exit: $562

Cash invested: $1,820 (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: 0.3×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$34
• Tax est. 1.5%: −$8 /mo · $98/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $1,408

Break-even live

Break-even rent $57

Max offer price $6,500

Occupancy floor 18%

Sensitivity live

Price	-10% $1,413	-5% $1,411	+0% $1,408	+5% $1,406	+10% $1,404
Rent	-10% $1,263	-5% $1,336	+0% $1,408	+5% $1,481	+10% $1,554
Rate	-1.0pp $1,412	-0.5pp $1,410	base $1,408	+0.5pp $1,407	+1.0pp $1,405

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: $1,625
• Closing costs: $195
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $6,500 Active 30 DOM
2. 2026-06-18
   days on market $6,500 Active 27 DOM
3. 2026-06-17
   days on market $6,500 Active 26 DOM
4. 2026-06-15
   days on market $6,500 Active 24 DOM
5. 2026-06-13
   days on market $6,500 Active 22 DOM
6. 2026-06-13
   days on market $6,500 Active 21 DOM
7. 2026-06-09
   days on market $6,500 Active 18 DOM
8. 2026-06-08
   days on market $6,500 Active 17 DOM
9. 2026-06-07
   days on market $6,500 Active 16 DOM
10. 2026-06-04
    days on market $6,500 Active 13 DOM
11. 2026-06-03
    days on market $6,500 Active 12 DOM
12. 2026-06-02
    days on market $6,500 Active 11 DOM
13. 2026-06-01
    days on market $6,500 Active 10 DOM
14. 2026-05-31
    days on market $6,500 Active 9 DOM
15. 2026-05-22
    listed $6,500 Active

    Show marketing remark (33 chars)

    Fire Property - needs total rehab

16. 2026-05-22
    listed $6,500 Active 33-char remark

    Show marketing remark (33 chars)

    Fire Property - needs total rehab

17. 2026-05-22
    listed $6,500 Active 33-char remark

    Show marketing remark (33 chars)

    Fire Property - needs total rehab

18. 2010-09-28
    soldstatus $2,100
19. 2010-06-30
    historical
20. 2010-06-11
    listed $2,100
21. 2010-03-12
    listed $2,400
22. 2000-04-06
    soldstatus $60,000
23. 1999-07-21
    soldstatus $20,000

ⓘ 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 · 14 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: $22,076
• − Mortgage interest: −$364
• − Property taxes: −$98
• − Insurance: −$32
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$189
• Taxable income: $17,861
• Est. tax owed @ 24.0%: −$4,287
• After-tax cash flow: $12,614/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

-67.5% since first listed

9 events — show timeline

• 2026-05-22 Listed $6,500 REALCOMP
• 2026-05-22 Listed $6,500 MiRealSource-MiMLS
• 2026-05-22 Listed $6,500 SW Michigan MLS
• 2010-09-28 Sold (MLS) $2,100 REALCOMP
• 2010-06-30 Listing Removed — REALCOMP
• 2010-06-11 Listed $2,100 REALCOMP
• 2010-03-12 Listed $2,400 REALCOMP
• 2000-04-06 Sold (Public Records) $60,000 Public Records
• 1999-07-21 Sold (Public Records) $20,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $411 · -52.0% YoY. Source: county tax records.