19210 Patton St · Detroit, MI 48219

$99,000

2 bd · 1.0 ba · 913 sqft · SingleFamily public records · 8 Days on market

Built 1947 5,227 sqft lot Est $74k · 34% 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.4/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• 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

Discover the potential of 19210 Patton ST, a brick residence built in 1947 and fully updated in 2026, offering a unique opportunity to craft your ideal living space. This inviting home features two comfortable bedrooms, each providing a private retreat for rest and personalization. Envision your future in this residence, a canvas awaiting your personal touch. Home has a large fenced in corner lot, screened in back porch and much more.

Key facts

• Fenced in corner lot
• 5,227 sq ft lot
• Built 1947

Tags

• FENCED IN CORNER LOT
• SCREENED IN BACK PORCH

Property features AI

Finance

• Other: Approximately 913 above-grade finished square feet; Lot approximately 0.12 acres (50 x 106)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry; Brick construction
• Construction: Brick exterior; Block foundation; Asphalt roof
• Exterior features: Back yard fencing; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Free‑standing gas oven
• Bedrooms: Total of 5 rooms (bedrooms included)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: High-speed internet; Gas fireplace in the living room; Unfinished basement
• Laundry & utility: Has heating: forced air with natural gas

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

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 at typical pace (median 24d 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 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 $684 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1947 — 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: 1.24% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.48%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $73,953
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19145 Fielding St	0.06mi	3/1.5 (+1)	924 (+1%)	1mo	$98,000	$106	87
19971 Patton St	0.49mi	2/1.5	901 (-1%)	3mo	$54,000	$60	71
18924 Bentler St	0.51mi	3/1.0 (+1)	920 (+1%)	3mo	$74,900	$81	68
18418 Heyden St	0.50mi	2/1.0	865 (-5%)	3mo	$17,000	$20	65
19734 Westbrook St	0.47mi	3/1.0 (+1)	950 (+4%)	2mo	$63,500	$67	65
21338 Pembroke Ave	0.57mi	3/1.0 (+1)	930 (+2%)	1mo	$115,000	$124	65
18925 Bentler St	0.53mi	3/2.0 (+1)	937 (+3%)	1mo	$79,900	$85	61
18555 Edinborough Rd	0.60mi	3/1.0 (+1)	950 (+4%)	2mo	$70,000	$74	58
19333 Grandville Ave	0.64mi	2/1.0	851 (-7%)	3mo	$45,000	$53	56
18538 Trinity St	0.40mi	3/1.0 (+1)	780 (-15%)	2mo	$46,500	$60	51
19711 Chapel St	0.58mi	3/1.0 (+1)	1,014 (+11%)	1mo	$120,000	$118	49
18135 Fielding St	0.62mi	3/1.5 (+1)	796 (-13%)	3mo	$130,000	$163	40

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: 7.7%
• Equity multiple: 1.32×
• Total profit: $8,815
• Equity at exit: $14,761

10-year hold

• IRR: 20.9%
• Equity multiple: 3.20×
• Total profit: $60,872
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$519
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $288

Break-even live

Break-even rent $861

Max offer price $99,000

Occupancy floor 71%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	0.35mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	4d	1	0.35mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	43d	1	0.36mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	4d	1	0.45mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	14d	1	0.49mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	0.49mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.56mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	0.60mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	16d	1	0.61mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	4d	1	0.67mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	0.67mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.68mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	0.68mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	14d	1	0.68mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	0.69mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	43d	1	0.73mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	0.75mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	4d	1	0.80mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.81mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	24d	1	0.82mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	0.82mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	16d	1	0.83mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	43d	1	0.83mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	43d	1	0.87mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	0.89mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	10d	1	0.91mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	23d	1	0.93mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	43d	1	0.94mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	43d	1	0.95mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	4d	2	0.97mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	24d	1	0.98mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	43d	1	1.02mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	1.02mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	1.03mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	1.03mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	43d	1	1.06mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	1.06mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	43d	2	1.08mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	43d	1	1.10mi
22045 Michigan 102 Detroit, MI	1.0	1.0	750	$775	$1.03	43d	1	1.12mi

Listing history 9 events

1. 2026-06-04
   statusdays on market $99,000 Pending 8 DOM
2. 2026-06-03
   days on market $99,000 Active 7 DOM
3. 2026-06-02
   days on market $99,000 Active 6 DOM
4. 2026-06-01
   days on market $99,000 Active 5 DOM
5. 2026-05-31
   days on market $99,000 Active 4 DOM
6. 2026-05-28
   price $99,000 438-char remark

   Show marketing remark (438 chars)

   Discover the potential of 19210 Patton ST, a brick residence built in 1947 and fully updated in 2026, offering a unique opportunity to craft your ideal living space. This inviting home features two comfortable bedrooms, each providing a private retreat for rest and personalization. Envision your future in this residence, a canvas awaiting your personal touch. Home has a large fenced in corner lot, screened in back porch and much more.

7. 2026-05-27
   price $99,000

   Show marketing remark (438 chars)

   Discover the potential of 19210 Patton ST, a brick residence built in 1947 and fully updated in 2026, offering a unique opportunity to craft your ideal living space. This inviting home features two comfortable bedrooms, each providing a private retreat for rest and personalization. Envision your future in this residence, a canvas awaiting your personal touch. Home has a large fenced in corner lot, screened in back porch and much more.

8. 2026-05-27
   listed $99,900 Active

   Show marketing remark (438 chars)

   Discover the potential of 19210 Patton ST, a brick residence built in 1947 and fully updated in 2026, offering a unique opportunity to craft your ideal living space. This inviting home features two comfortable bedrooms, each providing a private retreat for rest and personalization. Envision your future in this residence, a canvas awaiting your personal touch. Home has a large fenced in corner lot, screened in back porch and much more.

9. 2026-05-27
   listed $99,900 Active 438-char remark

   Show marketing remark (438 chars)

   Discover the potential of 19210 Patton ST, a brick residence built in 1947 and fully updated in 2026, offering a unique opportunity to craft your ideal living space. This inviting home features two comfortable bedrooms, each providing a private retreat for rest and personalization. Envision your future in this residence, a canvas awaiting your personal touch. Home has a large fenced in corner lot, screened in back porch and much more.

ⓘ 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: $1,437 · $120/mo
• Projected year-2 tax: $1,481 · $123/mo
• Expected delta: +$44/yr (+$4/mo · 3.0%)

ⓘ 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: $14,711
• − Mortgage interest: −$5,546
• − Property taxes: −$1,437
• − Insurance: −$495
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,880
• Taxable income: $2,000
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $2,980/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

-0.9% since first listed

4 events — show timeline

• 2026-05-28 Price Changed $99,000 MiRealSource-MiMLS
• 2026-05-27 Price Changed $99,000 REALCOMP
• 2026-05-27 Listed $99,900 REALCOMP
• 2026-05-27 Listed $99,900 MiRealSource-MiMLS

Property tax history

-1.4%/yr

Latest (2025): $1,437 · +24.1% YoY. Source: county tax records.