19414 Forrer St · Detroit, MI 48235

$90,000

2 bd · 1.0 ba · 807 sqft · SingleFamily public records · 45 Days on market

Built 1943 5,227 sqft lot $112/sqft · 38% above area Est $65k · 38% 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 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

DO NOT APPROACH THE TENANT OR PROPERTY. TENANT OCCUPIED - 1 YR LEASE IN PLACE RENT IS $1300.00NO SHOWINGS WITHOUT AN ACCEPTED OFFER. Charming brick home with 2 bedrooms, 1 bathroom home, finished basement and 1 car garage. Side lot included with the house located at 19420 Forrer. The seller is also selling 19400 Forrer and 19421 Forrer if buyer is willing to buy all three plus the lot for a bulk price. No showing without an accepted offer. Property is subject to tenant rights. Don't miss out on this income producing property.

Key facts

• Finished basement
• Brick home
• Side lot

Tags

• BRICK HOME
• FINISHED BASEMENT
• SIDE LOT
• INCOME PRODUCING PROPERTY

Property features AI

Exterior

• Parking: 1-car garage (not attached)
• Utilities: Public water
• Home design: Ranch-style single family residence; Living area about 807
• Construction: Brick construction; Built in 1943
• Exterior features: Lot approximately 0.12 acres; Public water

Interior

• Kitchen: Kitchen (10 x 10)
• Bedrooms: Primary bedroom (10 x 10); Second bedroom (10 x 10)
• Bathrooms: 1 full bathroom (primary bathroom approx. 5 x 7)
• Heating & cooling: Forced air heating
• Interior features: Total of 5 rooms; Michigan-style basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% 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 (+3.2%/yr); 283 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 39% of the median local income ($39k/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 $622 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 + 3.2% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $24k; list at $90k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.43% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 5.8

CMA / ARV

• ARV (median comp): $65,135
• List price: $90,000
• Delta: 38.18%
• 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
19470 Forrer St	0.06mi	2/1.0	771 (-4%)	6mo	$27,000	$35	85
18950 Biltmore St	0.56mi	2/1.0	781 (-3%)	1mo	$46,000	$59	68
19913 Prevost St	0.27mi	2/1.0	716 (-11%)	4mo	$27,900	$39	66
19510 Ferguson St	0.39mi	2/1.0	717 (-11%)	3mo	$21,000	$29	60
19966 Prevost St	0.34mi	3/1.0 (+1)	890 (+10%)	7mo	$130,000	$146	57
19786 Oakfield St	0.65mi	3/1.0 (+1)	780 (-3%)	7mo	$80,000	$103	53
19751 Oakfield St	0.67mi	2/1.0	735 (-9%)	1mo	$17,500	$24	53
19975 Ferguson St	0.56mi	3/1.0 (+1)	889 (+10%)	1mo	$50,650	$57	51
19781 Oakfield St	0.67mi	2/1.0	752 (-7%)	8mo	$65,000	$86	51
19132 Gilchrist St	0.55mi	3/1.0 (+1)	916 (+14%)	8mo	$85,000	$93	40
18410 Forrer St	0.63mi	3/1.0 (+1)	689 (-15%)	2mo	$60,000	$87	40
18435 Robson St	0.74mi	3/1.0 (+1)	925 (+15%)	0mo	$86,000	$93	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,508
• Equity at exit: $13,419

10-year hold

• IRR: 14.4%
• Equity multiple: 2.18×
• Total profit: $29,654
• Equity at exit: $7,782

Cash invested: $25,200 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$472
• Tax from tax record: −$213 /mo · $2,551/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $293

Break-even live

Break-even rent $914

Max offer price $90,000

Occupancy floor 72%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.12mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	0.15mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	13d	1	0.53mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	0.58mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	0.61mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	0.63mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	15d	5	0.68mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	24d	1	0.69mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	0.70mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	0.74mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	0.80mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	0.81mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	0.86mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	0.87mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	0.89mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	0.90mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	0.97mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.02mi
18637 James Couzens Fwy Apt 103A Detroit, MI	1.0	1.0	630	$835	$1.33	2d	1	1.06mi
18637 James Couzens Fwy Unit C103 Detroit, MI	1.0	1.0	630	$835	$1.33	44d	1	1.06mi
20539 Southfield Rd Detroit, MI	1.0	1.0	700	$800	$1.14	10d	4	1.10mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	5d	1	1.17mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	1.17mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	1.18mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	44d	1	1.18mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	1.23mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.26mi
21697 Greenfield Rd Unit A-219 Oak Park, MI	1.0	1.0	714	$1,774	$2.48	24d	1	1.27mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	1.29mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	1.29mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.34mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	1.48mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	1.49mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	1.50mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $90,000 Pending 45 DOM
2. 2026-06-09
   days on market $90,000 Active 44 DOM
3. 2026-06-08
   days on market $90,000 Active 43 DOM
4. 2026-06-07
   days on market $90,000 Active 42 DOM
5. 2026-06-04
   days on market $90,000 Active 39 DOM
6. 2026-06-03
   days on market $90,000 Active 38 DOM
7. 2026-06-02
   days on market $90,000 Active 37 DOM
8. 2026-06-01
   days on market $90,000 Active 36 DOM
9. 2026-05-31
   days on market $90,000 Active 35 DOM
10. 2026-04-22
    listed $90,000 Active 536-char remark

    Show marketing remark (531 chars)

    DO NOT APPROACH THE TENANT OR PROPERTY. TENANT OCCUPIED - 1 YR LEASE IN PLACE RENT IS $1300.00NO SHOWINGS WITHOUT AN ACCEPTED OFFER. Charming brick home with 2 bedrooms, 1 bathroom home, finished basement and 1 car garage. Side lot included with the house located at 19420 Forrer. The seller is also selling 19400 Forrer and 19421 Forrer if buyer is willing to buy all three plus the lot for a bulk price. No showing without an accepted offer. Property is subject to tenant rights. Don't miss out on this income producing property.

11. 2026-04-22
    listed $90,000 Active 531-char remark

    Show marketing remark (531 chars)

    DO NOT APPROACH THE TENANT OR PROPERTY. TENANT OCCUPIED - 1 YR LEASE IN PLACE RENT IS $1300.00NO SHOWINGS WITHOUT AN ACCEPTED OFFER. Charming brick home with 2 bedrooms, 1 bathroom home, finished basement and 1 car garage. Side lot included with the house located at 19420 Forrer. The seller is also selling 19400 Forrer and 19421 Forrer if buyer is willing to buy all three plus the lot for a bulk price. No showing without an accepted offer. Property is subject to tenant rights. Don't miss out on this income producing property.

12. 2026-04-22
    listed $90,000 Active

    Show marketing remark (531 chars)

    DO NOT APPROACH THE TENANT OR PROPERTY. TENANT OCCUPIED - 1 YR LEASE IN PLACE RENT IS $1300.00NO SHOWINGS WITHOUT AN ACCEPTED OFFER. Charming brick home with 2 bedrooms, 1 bathroom home, finished basement and 1 car garage. Side lot included with the house located at 19420 Forrer. The seller is also selling 19400 Forrer and 19421 Forrer if buyer is willing to buy all three plus the lot for a bulk price. No showing without an accepted offer. Property is subject to tenant rights. Don't miss out on this income producing property.

13. 1994-11-15
    soldstatus $24,000

ⓘ 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: $2,551 · $213/mo
• Projected year-2 tax: $2,551 · $213/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 ≥98°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: $15,425
• − Mortgage interest: −$5,041
• − Property taxes: −$2,551
• − Insurance: −$450
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$2,618
• Taxable income: $2,296
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $2,970/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 2% Hispanic / Latino 1%
• 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+275.0% since first listed

7 events — show timeline

• 2026-06-10 Pending — MiRealSource-MiMLS
• 2026-06-10 Pending — REALCOMP
• 2026-06-10 Pending — SW Michigan MLS
• 2026-04-22 Listed $90,000 SW Michigan MLS
• 2026-04-22 Listed $90,000 REALCOMP
• 2026-04-22 Listed $90,000 MiRealSource-MiMLS
• 1994-11-15 Sold (Public Records) $24,000 Public Records

Property tax history

+20.7%/yr

Latest (2025): $2,551 · +0.9% YoY. Source: county tax records.