19704 Saint Aubin St · Detroit, MI 48234

$86,000

2 bd · 1.0 ba · 834 sqft · SingleFamily public records · 353 Days on market

Built 1926 3,485 sqft lot $103/sqft · 118% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a charming completely renovated bungalow located in Detroit. This home features three bedrooms and one and half bathroom, offering ample living space. The interior boasts a spacious living room, a functional kitchen, and cozy bedrooms. All gutted and rebuilt new interior walls, new bath, new kitchen, new doors, new windows, new floors and freshly painted. The exterior includes a sizable backyard, appropriate for outdoor activities. Conveniently situated near local amenities, this property is an excellent opportunity for comfortable living in the city.

Key facts

• Functional kitchen
• Sizable backyard
• Spacious living room

Tags

• COMPLETELY RENOVATED BUNGALOW
• SPACIOUS LIVING ROOM
• FUNCTIONAL KITCHEN
• SIZABLE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% 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 (+6.7%/yr); 226 active listings in the ZIP; 28 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 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 $595 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 + 6.7% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 10 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 $2k; list at $86k implies a 3410% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 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 1926 — 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: 1.47% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.74%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (median comp): $52,139
• List price: $86,000
• Delta: 64.94%
• 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
18877 Fleming St	0.54mi	2/1.0	870 (+4%)	3mo	$9,900	$11	65
19656 Mitchell St	0.48mi	2/1.0	814 (-2%)	11mo	$33,000	$41	65
20180 Charest St	0.60mi	3/1.0 (+1)	840 (+1%)	5mo	$45,000	$54	62
20156 Gallagher St	0.63mi	2/1.0	850 (+2%)	8mo	$67,000	$79	61
19235 Fleming St	0.32mi	2/1.0	720 (-14%)	6mo	$57,000	$79	58
19308 Lumpkin St	0.27mi	3/1.0 (+1)	747 (-10%)	10mo	$38,000	$51	57
19164 Dequindre St	0.37mi	3/1.5 (+1)	918 (+10%)	8mo	$80,000	$87	52
20401 Greeley St	0.53mi	3/1.0 (+1)	928 (+11%)	1mo	$55,000	$59	51
19210 Cameron St	0.70mi	2/1.0	750 (-10%)	5mo	$52,500	$70	47
18908 Mackay St	0.55mi	2/1.0	724 (-13%)	11mo	$32,624	$45	43
19619 Norwood St	0.71mi	3/1.0 (+1)	941 (+13%)	2mo	$30,500	$32	39
1771 E George Ave	0.70mi	2/1.0	724 (-13%)	8mo	$93,000	$128	39

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: 17.2%
• Equity multiple: 1.73×
• Total profit: $17,476
• Equity at exit: $12,823

10-year hold

• IRR: 28.2%
• Equity multiple: 3.95×
• Total profit: $71,078
• Equity at exit: $7,436

Cash invested: $24,080 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$451
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $416

Break-even live

Break-even rent $734

Max offer price $86,000

Occupancy floor 62%

Sensitivity live

Price	-10% $465	-5% $441	+0% $416	+5% $392	+10% $367
Rent	-10% $317	-5% $366	+0% $416	+5% $466	+10% $516
Rate	-1.0pp $459	-0.5pp $438	base $416	+0.5pp $394	+1.0pp $371

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 28 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	0.51mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	0.56mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.60mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	0.63mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	0.69mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	0.69mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	0.73mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.76mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.77mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	0.85mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	0.87mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.91mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.96mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	2d	1	0.96mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	22d	1	0.98mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	25d	1	0.99mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	18d	1	1.04mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,364	$5.80	0d	1	1.08mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	25d	1	1.21mi
429 E Milton Ave Hazel Park, MI	3.0	2.0	1075	$1,595	$1.48	0d	1	1.22mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	1.24mi
3974 Berkshire Ave Warren, MI	1.0	1.0	900	$1,350	$1.50	0d	1	1.26mi
27 E Milton Ave Hazel Park, MI	1.0	1.0	568	$1,050	$1.85	15d	1	1.31mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	21d	1	1.34mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	25d	1	1.39mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.44mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.46mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.46mi

Listing history 41 events

1. 2026-06-18
   days on market $86,000 Active 353 DOM
2. 2026-06-17
   days on market $86,000 Active 352 DOM
3. 2026-06-15
   days on market $86,000 Active 350 DOM
4. 2026-06-13
   days on market $86,000 Active 348 DOM
5. 2026-06-13
   days on market $86,000 Active 347 DOM
6. 2026-06-09
   days on market $86,000 Active 344 DOM
7. 2026-06-08
   days on market $86,000 Active 343 DOM
8. 2026-06-07
   days on market $86,000 Active 342 DOM
9. 2026-06-04
   days on market $86,000 Active 339 DOM
10. 2026-06-03
    days on market $86,000 Active 338 DOM
11. 2026-06-01
    days on market $86,000 Active 336 DOM
12. 2026-05-31
    days on market $86,000 Active 335 DOM
13. 2025-09-20
    price $86,000 568-char remark

    Show marketing remark (568 chars)

    Welcome to a charming completely renovated bungalow located in Detroit. This home features three bedrooms and one and half bathroom, offering ample living space. The interior boasts a spacious living room, a functional kitchen, and cozy bedrooms. All gutted and rebuilt new interior walls, new bath, new kitchen, new doors, new windows, new floors and freshly painted. The exterior includes a sizable backyard, appropriate for outdoor activities. Conveniently situated near local amenities, this property is an excellent opportunity for comfortable living in the city.

14. 2025-09-20
    price $86,000 568-char remark

    Show marketing remark (568 chars)

    Welcome to a charming completely renovated bungalow located in Detroit. This home features three bedrooms and one and half bathroom, offering ample living space. The interior boasts a spacious living room, a functional kitchen, and cozy bedrooms. All gutted and rebuilt new interior walls, new bath, new kitchen, new doors, new windows, new floors and freshly painted. The exterior includes a sizable backyard, appropriate for outdoor activities. Conveniently situated near local amenities, this property is an excellent opportunity for comfortable living in the city.

15. 2025-09-12
    price $80,000 568-char remark

    Show marketing remark (568 chars)

    Welcome to a charming completely renovated bungalow located in Detroit. This home features three bedrooms and one and half bathroom, offering ample living space. The interior boasts a spacious living room, a functional kitchen, and cozy bedrooms. All gutted and rebuilt new interior walls, new bath, new kitchen, new doors, new windows, new floors and freshly painted. The exterior includes a sizable backyard, appropriate for outdoor activities. Conveniently situated near local amenities, this property is an excellent opportunity for comfortable living in the city.

16. 2025-09-12
    price $80,000 568-char remark

    Show marketing remark (568 chars)

    Welcome to a charming completely renovated bungalow located in Detroit. This home features three bedrooms and one and half bathroom, offering ample living space. The interior boasts a spacious living room, a functional kitchen, and cozy bedrooms. All gutted and rebuilt new interior walls, new bath, new kitchen, new doors, new windows, new floors and freshly painted. The exterior includes a sizable backyard, appropriate for outdoor activities. Conveniently situated near local amenities, this property is an excellent opportunity for comfortable living in the city.

17. 2025-06-30
    listed $86,000 Active 568-char remark

    Show marketing remark (568 chars)

    Welcome to a charming completely renovated bungalow located in Detroit. This home features three bedrooms and one and half bathroom, offering ample living space. The interior boasts a spacious living room, a functional kitchen, and cozy bedrooms. All gutted and rebuilt new interior walls, new bath, new kitchen, new doors, new windows, new floors and freshly painted. The exterior includes a sizable backyard, appropriate for outdoor activities. Conveniently situated near local amenities, this property is an excellent opportunity for comfortable living in the city.

18. 2025-06-30
    listed $86,000 Active 568-char remark

    Show marketing remark (568 chars)

    Welcome to a charming completely renovated bungalow located in Detroit. This home features three bedrooms and one and half bathroom, offering ample living space. The interior boasts a spacious living room, a functional kitchen, and cozy bedrooms. All gutted and rebuilt new interior walls, new bath, new kitchen, new doors, new windows, new floors and freshly painted. The exterior includes a sizable backyard, appropriate for outdoor activities. Conveniently situated near local amenities, this property is an excellent opportunity for comfortable living in the city.

19. 2024-09-30
    historical
20. 2024-09-30
    historical
21. 2024-09-21
    price $100,000
22. 2024-09-21
    price $100,000
23. 2024-08-23
    price $110,000
24. 2024-08-23
    price $110,000
25. 2024-08-13
    listed $120,000 Active
26. 2024-08-13
    listed $120,000 Active
27. 2014-02-28
    soldstatus $2,450
28. 2014-02-28
    soldstatus $2,450
29. 2014-02-26
    historical
30. 2013-11-19
    listed $3,900
31. 2013-11-19
    listed $3,900
32. 2012-11-28
    soldstatus $525
33. 2012-11-28
    soldstatus $525
34. 2012-11-05
    historical
35. 2012-11-05
    historical
36. 2012-09-11
    historical
37. 2012-07-26
    listed $5,200
38. 2012-07-26
    listed $5,200
39. 2012-06-21
    historical
40. 2012-06-13
    listed $5,400
41. 2012-06-13
    listed $5,400

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,220 · $102/mo
• Expected delta: +$104/yr (+$9/mo · 9.3%)

ⓘ 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: $15,129
• − Mortgage interest: −$4,817
• − Property taxes: −$1,116
• − Insurance: −$430
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$2,502
• Taxable income: $3,843
• Est. tax owed @ 24.0%: −$922
• After-tax cash flow: $4,072/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

+1492.6% since first listed

29 events — show timeline

• 2025-09-20 Price Changed $86,000 MiRealSource-MiMLS
• 2025-09-20 Price Changed $86,000 REALCOMP
• 2025-09-12 Price Changed $80,000 MiRealSource-MiMLS
• 2025-09-12 Price Changed $80,000 REALCOMP
• 2025-06-30 Listed $86,000 REALCOMP
• 2025-06-30 Listed $86,000 MiRealSource-MiMLS
• 2024-09-30 Listing Removed — MiRealSource-MiMLS
• 2024-09-30 Listing Removed — REALCOMP
• 2024-09-21 Price Changed $100,000 MiRealSource-MiMLS
• 2024-09-21 Price Changed $100,000 REALCOMP
• 2024-08-23 Price Changed $110,000 MiRealSource-MiMLS
• 2024-08-23 Price Changed $110,000 REALCOMP
• 2024-08-13 Listed $120,000 MiRealSource-MiMLS
• 2024-08-13 Listed $120,000 REALCOMP
• 2014-02-28 Sold (MLS) $2,450 MiRealSource-MiMLS
• 2014-02-28 Sold (MLS) $2,450 REALCOMP
• 2014-02-26 Listing Removed — MiRealSource-MiMLS
• 2013-11-19 Listed $3,900 MiRealSource-MiMLS
• 2013-11-19 Listed $3,900 REALCOMP
• 2012-11-28 Sold (MLS) $525 MiRealSource-MiMLS
• 2012-11-28 Sold (MLS) $525 REALCOMP
• 2012-11-05 Listing Removed — MiRealSource-MiMLS
• 2012-11-05 Listing Removed — REALCOMP
• 2012-09-11 Listing Removed — MiRealSource-MiMLS
• 2012-07-26 Listed $5,200 MiRealSource-MiMLS
• 2012-07-26 Listed $5,200 REALCOMP
• 2012-06-21 Listing Removed — REALCOMP
• 2012-06-13 Listed $5,400 REALCOMP
• 2012-06-13 Listed $5,400 MiRealSource-MiMLS

Property tax history

+0.4%/yr

Latest (2025): $1,116 · -53.8% YoY. Source: county tax records.