19639 Wexford St · Detroit, MI 48234

$42,900

2 bd · 1.0 ba · 654 sqft · SingleFamily public records · 56 Days on market

Built 1941 3,920 sqft lot $66/sqft · 19% below area Est $53k · 19% under

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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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in an attractive neighborhood. Property features 2 bedrooms, 1 bathroom and basement. Priced accordingly and sold as-is, offering strong potential for value-add or renovation. BATVAI.

Key facts

• 3,920 sq ft lot
• Built 1941
• Listed 56 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Built in 1941; Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.09 acres

Interior

• Bedrooms: Primary bedroom; Second bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Two total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $42k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.0% 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 fast (+6.7%/yr); 226 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% 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 $297 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,613 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.74% ✓
• Cap rate: 23.97%
• Cash-on-cash: 63.14%
• DSCR: 3.81
• GRM: 3.0

CMA / ARV

• ARV (median comp): $52,766
• List price: $42,900
• Delta: -18.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19942 Binder St	0.19mi	3/1.0 (+1)	696 (+6%)	5mo	$70,000	$101	72
19255 Binder St	0.24mi	2/1.0	719 (+10%)	3mo	$38,500	$54	70
19667 Sunset St	0.21mi	3/1.5 (+1)	752 (+15%)	4mo	$28,500	$38	55
19623 Goddard St	0.65mi	2/1.0	672 (+3%)	16mo	$17,000	$25	52
20499 Binder St	0.55mi	3/1.0 (+1)	712 (+9%)	6mo	$72,100	$101	49
20006 Anglin St	0.52mi	2/1.0	726 (+11%)	12mo	$55,000	$76	47
19676 Conley St	0.68mi	2/1.0	720 (+10%)	9mo	$50,000	$69	44
19226 Eureka St	0.48mi	2/1.0	731 (+12%)	20mo	$15,000	$21	42
19200 Shields St	0.41mi	3/1.0 (+1)	742 (+14%)	15mo	$64,500	$87	41
18908 Mackay St	0.73mi	2/1.0	724 (+11%)	11mo	$32,624	$45	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: 66.3%
• Equity multiple: 4.15×
• Total profit: $37,886
• Equity at exit: $6,397

10-year hold

• IRR: 71.8%
• Equity multiple: 9.75×
• Total profit: $105,119
• Equity at exit: $3,709

Cash invested: $12,012 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $644/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $632

Break-even live

Break-even rent $375

Max offer price $42,900

Occupancy floor 41%

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	17d	1	0.65mi
18475 Wexford St Unit 1 Detroit, MI	2.0	1.0	500	$950	$1.90	24d	1	0.73mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	1.00mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	21d	1	1.28mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	17d	1	1.48mi

Listing history 33 events

1. 2026-06-18
   days on market $42,900 Active 56 DOM
2. 2026-06-17
   days on market $42,900 Active 55 DOM
3. 2026-06-15
   days on market $42,900 Active 53 DOM
4. 2026-06-13
   days on market $42,900 Active 51 DOM
5. 2026-06-13
   days on market $42,900 Active 50 DOM
6. 2026-06-09
   days on market $42,900 Active 47 DOM
7. 2026-06-08
   days on market $42,900 Active 46 DOM
8. 2026-06-07
   days on market $42,900 Active 45 DOM
9. 2026-06-04
   days on market $42,900 Active 42 DOM
10. 2026-06-03
    days on market $42,900 Active 41 DOM
11. 2026-06-02
    days on market $42,900 Active 40 DOM

    Show marketing remark (212 chars)

    Great investment opportunity in an attractive neighborhood. Property features 2 bedrooms, 1 bathroom and basement. Priced accordingly and sold as-is, offering strong potential for value-add or renovation. BATVAI.

12. 2026-06-02
    price $42,900 Active 39 DOM

    Show marketing remark (212 chars)

    Great investment opportunity in an attractive neighborhood. Property features 2 bedrooms, 1 bathroom and basement. Priced accordingly and sold as-is, offering strong potential for value-add or renovation. BATVAI.

13. 2026-06-01
    days on market $44,900 Active 39 DOM

    Show marketing remark (212 chars)

    Great investment opportunity in an attractive neighborhood. Property features 2 bedrooms, 1 bathroom and basement. Priced accordingly and sold as-is, offering strong potential for value-add or renovation. BATVAI.

14. 2026-05-31
    days on market $44,900 Active 38 DOM
15. 2026-04-23
    listed $44,900 Active 212-char remark

    Show marketing remark (212 chars)

    Great investment opportunity in an attractive neighborhood. Property features 2 bedrooms, 1 bathroom and basement. Priced accordingly and sold as-is, offering strong potential for value-add or renovation. BATVAI.

16. 2026-04-23
    listed $44,900 Active 212-char remark

    Show marketing remark (212 chars)

    Great investment opportunity in an attractive neighborhood. Property features 2 bedrooms, 1 bathroom and basement. Priced accordingly and sold as-is, offering strong potential for value-add or renovation. BATVAI.

17. 2026-04-23
    listed $44,900 Active

    Show marketing remark (212 chars)

    Great investment opportunity in an attractive neighborhood. Property features 2 bedrooms, 1 bathroom and basement. Priced accordingly and sold as-is, offering strong potential for value-add or renovation. BATVAI.

18. 2024-02-12
    historical
19. 2024-02-12
    historical
20. 2024-01-01
    historical
21. 2024-01-01
    historical
22. 2023-12-26
    listed $60,000 Active
23. 2023-12-26
    listed $60,000
24. 2023-11-29
    listed $60,000 Active
25. 2023-11-29
    listed $60,000 Active
26. 2021-12-17
    soldstatus $68,000
27. 2009-10-08
    soldstatus $5,000
28. 2009-04-14
    historical
29. 2009-04-10
    listed $4,500
30. 2009-04-09
    listed $4,500
31. 2006-09-21
    soldstatus $73,900
32. 1996-07-02
    soldstatus $25,500
33. 1995-11-14
    soldstatus $12,000

ⓘ 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 ≥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: $14,104
• − Mortgage interest: −$2,403
• − Property taxes: −$644
• − Insurance: −$214
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$1,248
• Taxable income: $7,339
• Est. tax owed @ 24.0%: −$1,761
• After-tax cash flow: $5,824/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

+257.5% since first listed

22 events — show timeline

• 2026-06-02 Price Changed $42,900 MiRealSource-MiMLS
• 2026-06-01 Price Changed $42,900 REALCOMP
• 2026-06-01 Price Changed $42,900 SW Michigan MLS
• 2026-04-23 Listed $44,900 SW Michigan MLS
• 2026-04-23 Listed $44,900 REALCOMP
• 2026-04-23 Listed $44,900 MiRealSource-MiMLS
• 2024-02-12 Listing Removed — REALCOMP
• 2024-02-12 Listing Removed — MiRealSource-MiMLS
• 2024-01-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-01 Listing Removed — REALCOMP
• 2023-12-26 Listed $60,000 MiRealSource-MiMLS
• 2023-12-26 Listed $60,000 REALCOMP
• 2023-11-29 Listed $60,000 MiRealSource-MiMLS
• 2023-11-29 Listed $60,000 REALCOMP
• 2021-12-17 Sold (Public Records) $68,000 Public Records
• 2009-10-08 Sold (MLS) $5,000 REALCOMP
• 2009-04-14 Listing Removed — REALCOMP
• 2009-04-10 Listed $4,500 REALCOMP
• 2009-04-09 Listed $4,500 REALCOMP
• 2006-09-21 Sold (Public Records) $73,900 Public Records
• 1996-07-02 Sold (Public Records) $25,500 Public Records
• 1995-11-14 Sold (Public Records) $12,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $2,948 · +384.0% YoY. Source: county tax records.