19180 Riverview St · Detroit, MI 48219

$95,000

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 16 Days on market

Built 1954 6,098 sqft lot $87/sqft · at area comps Est $95k · at est.

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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 +26.5/30.0
• DSCR +9.1/10.0
• 1% rule +8.0/10.0
• ARV discount +7.6/15.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLID BRICK RANCH HOME WITH 2 CAR GARAGE AND FULL BASEMENT. MOVE IN READY. LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS.

Key facts

• Close to schools
• Brick ranch home
• Full basement

Tags

• BRICK RANCH HOME
• FULL BASEMENT
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO MAJOR FREEWAYS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Brick construction
• Exterior features: Paved road access; Lot approximately 0.14 acres (45 x 131)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% 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 (+8.0%/yr); 305 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% of the median local income ($44k/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 $657 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 + 8.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $27k; list at $95k implies a 249% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.51
• GRM: 6.4

CMA / ARV

• ARV (median comp): $95,253
• List price: $95,000
• Delta: -0.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18660 Codding St	0.36mi	3/1.0	1,100 (+0%)	9mo	$135,000	$123	76
18614 Winston St	0.55mi	3/1.0	1,064 (-3%)	5mo	$110,000	$103	65
19848 Winston St	0.58mi	3/1.5	1,032 (-6%)	2mo	$92,000	$89	60
18434 Wormer St	0.49mi	3/1.5	1,024 (-7%)	7mo	$95,000	$93	59
23450 Margareta St	0.39mi	3/1.0	957 (-13%)	4mo	$45,000	$47	58
18935 Woodbine St	0.31mi	4/2.0 (+1)	1,178 (+8%)	8mo	$190,000	$161	57
18293 Codding St	0.50mi	3/1.0	962 (-12%)	1mo	$30,000	$31	55
19311 Grandview St	0.53mi	3/1.5	1,214 (+11%)	3mo	$52,500	$43	53
19371 Winston St	0.49mi	3/1.5	960 (-12%)	5mo	$120,200	$125	51
19212 Northrop St	0.68mi	3/1.0	981 (-10%)	2mo	$65,000	$66	49
18212 Fenton St	0.68mi	3/1.0	1,200 (+10%)	9mo	$87,000	$73	45
19978 Grandview St	0.72mi	3/1.0	939 (-14%)	8mo	$100,000	$106	36

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.27×
• Total profit: $7,214
• Equity at exit: $14,165

10-year hold

• IRR: 20.2%
• Equity multiple: 3.14×
• Total profit: $56,832
• Equity at exit: $8,214

Cash invested: $26,600 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$498
• Tax from tax record: −$185 /mo · $2,220/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $252

Break-even live

Break-even rent $915

Max offer price $95,000

Occupancy floor 75%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.12mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.12mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	43d	1	0.14mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	43d	1	0.14mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	43d	2	0.17mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	43d	1	0.41mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	43d	1	0.48mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	43d	1	0.53mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	16d	1	0.53mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	43d	1	0.53mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	12d	1	0.57mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	43d	1	0.81mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	43d	1	0.85mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	11d	1	0.86mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	5d	1	0.86mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	11d	1	0.87mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	5d	1	0.93mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	43d	1	0.99mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	43d	1	1.02mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	1.03mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.13mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	43d	2	1.14mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	16d	1	1.16mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	1.16mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	1.22mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	43d	1	1.23mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	18d	1	1.25mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	43d	1	1.26mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.27mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	1.28mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	43d	1	1.30mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.32mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	1.34mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	43d	1	1.35mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	43d	1	1.36mi
25400 Basin St Southfield, MI	1.0–2.0	1.0	825	$1,400	$1.70	5d	11	1.39mi
25740 Shiawassee St Southfield, MI	1.0–2.0	1.0	850	$1,253	$1.47	43d	10	1.41mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	1.44mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	1.46mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	1.46mi

Listing history 14 events

1. 2026-05-06
   listed $95,000 Active 130-char remark

   Show marketing remark (130 chars)

   SOLID BRICK RANCH HOME WITH 2 CAR GARAGE AND FULL BASEMENT. MOVE IN READY. LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS.

2. 2026-05-06
   listed $95,000 Active 130-char remark

   Show marketing remark (130 chars)

   SOLID BRICK RANCH HOME WITH 2 CAR GARAGE AND FULL BASEMENT. MOVE IN READY. LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS.

3. 2016-02-09
   soldstatus $27,200 Sold

   Show marketing remark (262 chars)

   MOVE IN BEFORE CHRISTMAS, NICE 3 BEDROOM RANCH (2) FULL BATHS BASEMENT HAS SHOWER, 2 CAR GARAGE NEWROOF ON HOUSE, GARAGE COULD USED A NEW ROOF. PRICE FOR A QUICK SALE , NICE KITCHEN CABINETS LISTER HAS KEY NEED 4 HOUR WINDOW NEEDED TO SHOW. . THIS ONE WANT LAST.

4. 2016-02-09
   soldstatus $27,200

   Show marketing remark (262 chars)

   MOVE IN BEFORE CHRISTMAS, NICE 3 BEDROOM RANCH (2) FULL BATHS BASEMENT HAS SHOWER, 2 CAR GARAGE NEWROOF ON HOUSE, GARAGE COULD USED A NEW ROOF. PRICE FOR A QUICK SALE , NICE KITCHEN CABINETS LISTER HAS KEY NEED 4 HOUR WINDOW NEEDED TO SHOW. . THIS ONE WANT LAST.

5. 2016-02-08
   status Pending

   Show marketing remark (262 chars)

   MOVE IN BEFORE CHRISTMAS, NICE 3 BEDROOM RANCH (2) FULL BATHS BASEMENT HAS SHOWER, 2 CAR GARAGE NEWROOF ON HOUSE, GARAGE COULD USED A NEW ROOF. PRICE FOR A QUICK SALE , NICE KITCHEN CABINETS LISTER HAS KEY NEED 4 HOUR WINDOW NEEDED TO SHOW. . THIS ONE WANT LAST.

6. 2016-02-08
   historical

   Show marketing remark (262 chars)

   MOVE IN BEFORE CHRISTMAS, NICE 3 BEDROOM RANCH (2) FULL BATHS BASEMENT HAS SHOWER, 2 CAR GARAGE NEWROOF ON HOUSE, GARAGE COULD USED A NEW ROOF. PRICE FOR A QUICK SALE , NICE KITCHEN CABINETS LISTER HAS KEY NEED 4 HOUR WINDOW NEEDED TO SHOW. . THIS ONE WANT LAST.

7. 2015-12-09
   listed $28,700 Active

   Show marketing remark (262 chars)

   MOVE IN BEFORE CHRISTMAS, NICE 3 BEDROOM RANCH (2) FULL BATHS BASEMENT HAS SHOWER, 2 CAR GARAGE NEWROOF ON HOUSE, GARAGE COULD USED A NEW ROOF. PRICE FOR A QUICK SALE , NICE KITCHEN CABINETS LISTER HAS KEY NEED 4 HOUR WINDOW NEEDED TO SHOW. . THIS ONE WANT LAST.

8. 2015-12-08
   listed $28,700
9. 2013-02-01
   soldstatus $9,975
10. 2013-02-01
    soldstatus $9,975
11. 2012-12-19
    historical
12. 2012-11-21
    listed $10,500
13. 2012-11-21
    listed $10,500
14. 1998-02-20
    soldstatus $33,000

ⓘ 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: $2,220 · $185/mo
• Projected year-2 tax: $2,220 · $185/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,801
• − Mortgage interest: −$5,321
• − Property taxes: −$2,220
• − Insurance: −$475
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$2,764
• Taxable income: $1,653
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $2,623/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+187.9% since first listed

16 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-05-06 Listed $95,000 REALCOMP
• 2026-05-06 Listed $95,000 MiRealSource-MiMLS
• 2016-02-09 Sold (MLS) $27,200 MiRealSource-MiMLS
• 2016-02-09 Sold (MLS) $27,200 REALCOMP
• 2016-02-08 Pending — REALCOMP
• 2016-02-08 Listing Removed — MiRealSource-MiMLS
• 2015-12-09 Listed $28,700 REALCOMP
• 2015-12-08 Listed $28,700 MiRealSource-MiMLS
• 2013-02-01 Sold (MLS) $9,975 REALCOMP
• 2013-02-01 Sold (MLS) $9,975 MiRealSource-MiMLS
• 2012-12-19 Listing Removed — MiRealSource-MiMLS
• 2012-11-21 Listed $10,500 REALCOMP
• 2012-11-21 Listed $10,500 MiRealSource-MiMLS
• 1998-02-20 Sold (Public Records) $33,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,220 · +1.0% YoY. Source: county tax records.