19439 W Chicago St · Detroit, MI 48228

$93,000

3 bd · 1.0 ba · 914 sqft · SingleFamily public records · 29 Days on market

Built 1950 3,485 sqft lot

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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 +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity for investors looking to expand their Detroit portfolio with an income-producing property in an established west side neighborhood. Conveniently located near major freeways including I-96 and the Southfield Freeway, offering quick access to downtown Detroit, Dearborn, shopping, dining, and everyday conveniences. This tenant-occupied property offers immediate rental income potential and features a functional layout with spacious living areas, basement, and detached garage. Property is currently occupied. Please do not disturb tenant under any circumstances. Showings are by appointment only with a minimum 24-hour notice required. BATVAI.

Key facts

• Tenant occupied
• Functional layout
• Detached garage

Tags

• INCOME PRODUCING PROPERTY
• TENANT OCCUPIED
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry; Aluminum siding
• Construction: Block foundation; Built with aluminum siding
• Exterior features: Paved road access; Roof with asphalt shingles; Lot approximately 35 x 100 (0.08 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $92k (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 soft (-2.3%/yr); 363 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); 65% 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).
• At $1,222/mo this rent would consume 48% of the median local household income ($31k/yr) (locally 4144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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 $63k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,605 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.31% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.48%
• DSCR: 1.56
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $56,668
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9221 Grandville Ave	0.21mi	3/1.0	971 (+6%)	2mo	$135,000	$139	78
9534 Heyden St	0.33mi	3/1.0	960 (+5%)	3mo	$100,000	$104	74
9317 Artesian St	0.28mi	2/1.0 (-1)	994 (+9%)	1mo	$25,000	$25	66
9012 Pierson St	0.72mi	3/1.0	910 (-0%)	0mo	$60,000	$66	65
9934 Warwick St	0.33mi	3/1.0	1,018 (+11%)	2mo	$70,000	$69	64
8686 Artesian St	0.60mi	3/1.0	864 (-6%)	2mo	$35,000	$41	62
9109 Stahelin Ave	0.42mi	2/1.0 (-1)	836 (-8%)	3mo	$25,000	$30	59
8854 Stout St	0.57mi	3/1.0	989 (+8%)	2mo	$66,250	$67	58
9244 Heyden	0.36mi	2/1.0 (-1)	801 (-12%)	0mo	$35,000	$44	57
8651 Brace Street St	0.68mi	3/1.0	987 (+8%)	2mo	$60,000	$61	53
9116 Patton St	0.56mi	3/1.0	1,029 (+13%)	1mo	$45,000	$44	52
9252 Fielding St	0.47mi	4/1.0 (+1)	807 (-12%)	3mo	$50,000	$62	51

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-4,860
• Equity at exit: $13,867

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-82
• Equity at exit: $8,041

Cash invested: $26,040 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$488
• Tax from tax record: −$169 /mo · $2,022/yr
• Insurance: −$39
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $215

Break-even live

Break-even rent $950

Max offer price $93,000

Occupancy floor 77%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.03mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.47mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.49mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.49mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.49mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.50mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.50mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.51mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.51mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.51mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.52mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.53mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.55mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.55mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	44d	1	0.71mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.74mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.76mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.76mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.76mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.77mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.77mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.77mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	0.79mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.81mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.85mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	0.86mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.91mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	0.95mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.06mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.09mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	1.11mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	1.11mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	1.23mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.34mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	44d	1	1.35mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	1.36mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	44d	1	1.36mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.37mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.39mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.42mi

Listing history 36 events

1. 2026-06-18
   days on market $93,000 Active 29 DOM
2. 2026-06-17
   days on market $93,000 Active 28 DOM
3. 2026-06-15
   days on market $93,000 Active 26 DOM
4. 2026-06-13
   days on market $93,000 Active 24 DOM
5. 2026-06-13
   days on market $93,000 Active 23 DOM
6. 2026-06-09
   days on market $93,000 Active 20 DOM
7. 2026-06-08
   days on market $93,000 Active 19 DOM
8. 2026-06-07
   days on market $93,000 Active 18 DOM
9. 2026-06-04
   days on market $93,000 Active 15 DOM
10. 2026-06-03
    days on market $93,000 Active 14 DOM
11. 2026-06-02
    days on market $93,000 Active 13 DOM
12. 2026-06-01
    days on market $93,000 Active 12 DOM
13. 2026-05-31
    days on market $93,000 Active 11 DOM
14. 2026-05-20
    listed $93,000 Active

    Show marketing remark (665 chars)

    Excellent opportunity for investors looking to expand their Detroit portfolio with an income-producing property in an established west side neighborhood. Conveniently located near major freeways including I-96 and the Southfield Freeway, offering quick access to downtown Detroit, Dearborn, shopping, dining, and everyday conveniences. This tenant-occupied property offers immediate rental income potential and features a functional layout with spacious living areas, basement, and detached garage. Property is currently occupied. Please do not disturb tenant under any circumstances. Showings are by appointment only with a minimum 24-hour notice required. BATVAI.

15. 2026-05-20
    listed $93,000 Active 665-char remark

    Show marketing remark (665 chars)

    Excellent opportunity for investors looking to expand their Detroit portfolio with an income-producing property in an established west side neighborhood. Conveniently located near major freeways including I-96 and the Southfield Freeway, offering quick access to downtown Detroit, Dearborn, shopping, dining, and everyday conveniences. This tenant-occupied property offers immediate rental income potential and features a functional layout with spacious living areas, basement, and detached garage. Property is currently occupied. Please do not disturb tenant under any circumstances. Showings are by appointment only with a minimum 24-hour notice required. BATVAI.

16. 2025-03-15
    historical $1,250
17. 2025-01-17
    price $1,250
18. 2024-10-18
    listed $1,300
19. 2023-12-18
    soldstatus $63,000
20. 2023-09-14
    historical
21. 2023-09-14
    historical
22. 2023-06-22
    listed $69,900 Active
23. 2023-06-22
    listed $69,900 Active
24. 2021-01-27
    soldstatus $49,000
25. 2021-01-06
    soldstatus $49,000 Sold
26. 2020-12-29
    status Pending
27. 2020-12-29
    status Pending
28. 2020-12-02
    price $49,900
29. 2020-12-01
    price $49,900
30. 2020-11-13
    price $52,900
31. 2020-11-12
    price $52,900
32. 2020-10-31
    price $56,900
33. 2020-10-30
    price $56,900
34. 2020-10-07
    listed $59,900 Active
35. 2020-10-07
    listed $59,900 Active
36. 1993-07-22
    soldstatus $10,949

ⓘ 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: $2,022 · $169/mo
• Projected year-2 tax: $2,022 · $169/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $14,669
• − Mortgage interest: −$5,209
• − Property taxes: −$2,022
• − Insurance: −$1,132
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,705
• Taxable income: $1,254
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,282/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+749.4% since first listed

23 events — show timeline

• 2026-05-20 Listed $93,000 MiRealSource-MiMLS
• 2026-05-20 Listed $93,000 REALCOMP
• 2025-03-15 Rental Removed $1,250 APPFOLIO
• 2025-01-17 Price Changed $1,250 APPFOLIO
• 2024-10-18 Listed for Rent $1,300 APPFOLIO
• 2023-12-18 Sold (Public Records) $63,000 Public Records
• 2023-09-14 Listing Removed — MiRealSource-MiMLS
• 2023-09-14 Listing Removed — REALCOMP
• 2023-06-22 Listed $69,900 MiRealSource-MiMLS
• 2023-06-22 Listed $69,900 REALCOMP
• 2021-01-27 Sold (Public Records) $49,000 Public Records
• 2021-01-06 Sold (MLS) $49,000 REALCOMP
• 2020-12-29 Pending — MiRealSource-MiMLS
• 2020-12-29 Pending — REALCOMP
• 2020-12-02 Price Changed $49,900 MiRealSource-MiMLS
• 2020-12-01 Price Changed $49,900 REALCOMP
• 2020-11-13 Price Changed $52,900 MiRealSource-MiMLS
• 2020-11-12 Price Changed $52,900 REALCOMP
• 2020-10-31 Price Changed $56,900 MiRealSource-MiMLS
• 2020-10-30 Price Changed $56,900 REALCOMP
• 2020-10-07 Listed $59,900 MiRealSource-MiMLS
• 2020-10-07 Listed $59,900 REALCOMP
• 1993-07-22 Sold (Public Records) $10,949 Public Records

Property tax history

-2.0%/yr

Latest (2025): $2,022 · -10.0% YoY. Source: county tax records.