19781 Plainview Ave · Detroit, MI 48219

$82,000

3 bd · 1.0 ba · 868 sqft · SingleFamily public records · 101 Days on market

Built 1952 6,098 sqft lot $94/sqft · at area comps Est $84k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.6/15.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid brick 3-bedroom, 1-bath investment property located in Detroit. Currently tenant-occupied generating $1,050/month in rental income. Do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

Key facts

• 6,098 sq ft lot
• Built 1952
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $75k (9.0% 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 (+8.0%/yr); 305 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $567 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y 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: property tax is 3.2% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.64% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.10%
• DSCR: 1.89
• GRM: 5.1

CMA / ARV

• ARV (median comp): $84,031
• List price: $82,000
• Delta: -2.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19333 Grandville Ave	0.40mi	2/1.0 (-1)	851 (-2%)	3mo	$45,000	$53	70
19515 Patton St	0.39mi	3/1.0	822 (-5%)	4mo	$95,000	$116	69
19971 Patton St	0.40mi	2/1.5 (-1)	901 (+4%)	3mo	$54,000	$60	66
20061 Pierson St	0.54mi	2/1.5 (-1)	869 (+0%)	4mo	$50,000	$58	64
19145 Fielding St	0.52mi	3/1.5	924 (+6%)	1mo	$98,000	$106	62
19352 Evergreen Rd	0.25mi	2/1.0 (-1)	752 (-13%)	2mo	$75,000	$100	60
18498 Heyden ST St	0.72mi	3/1.0	842 (-3%)	4mo	$9,000	$11	58
19177 Stahelin Ave	0.62mi	3/1.0	816 (-6%)	5mo	$60,000	$74	57
20084 Greenview Ave	0.70mi	3/1.0	912 (+5%)	5mo	$90,000	$99	55
19401 Stout St	0.34mi	2/1.0 (-1)	750 (-14%)	2mo	$28,000	$37	55
18555 Edinborough Rd	0.67mi	3/1.0	950 (+9%)	2mo	$70,000	$74	51
19734 Westbrook St	0.72mi	3/1.0	950 (+9%)	2mo	$63,500	$67	49

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: 18.5%
• Equity multiple: 1.80×
• Total profit: $18,419
• Equity at exit: $12,226

10-year hold

• IRR: 30.5%
• Equity multiple: 4.50×
• Total profit: $80,372
• Equity at exit: $7,090

Cash invested: $22,960 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$430
• Tax from tax record: −$216 /mo · $2,597/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $385

Break-even live

Break-even rent $861

Max offer price $82,000

Occupancy floor 66%

Sensitivity live

Price	-10% $431	-5% $408	+0% $385	+5% $361	+10% $338
Rent	-10% $278	-5% $331	+0% $385	+5% $438	+10% $491
Rate	-1.0pp $426	-0.5pp $405	base $385	+0.5pp $363	+1.0pp $342

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.15mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.34mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	0.36mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.44mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	0.47mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	0.56mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	0.57mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.59mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	0.65mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	0.67mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	0.68mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	0.74mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	0.75mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	0.76mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	0.82mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	17d	1	0.83mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.88mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	0.90mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	25d	1	0.91mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	44d	1	0.92mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	25d	1	0.93mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	0.95mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	0.97mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.98mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	1.01mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	1.02mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	1.14mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.14mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	11d	1	1.17mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.18mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	1.18mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	1.18mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	1.19mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	44d	2	1.20mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	44d	1	1.22mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	1.28mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	13d	1	1.28mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	44d	1	1.30mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	1.30mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	1.32mi

Listing history 35 events

1. 2026-06-18
   days on market $82,000 Active 101 DOM
2. 2026-06-17
   days on market $82,000 Active 100 DOM
3. 2026-06-15
   days on market $82,000 Active 98 DOM
4. 2026-06-13
   days on market $82,000 Active 96 DOM
5. 2026-06-13
   days on market $82,000 Active 95 DOM
6. 2026-06-09
   days on market $82,000 Active 92 DOM
7. 2026-06-08
   days on market $82,000 Active 91 DOM
8. 2026-06-07
   days on market $82,000 Active 90 DOM
9. 2026-06-04
   days on market $82,000 Active 87 DOM
10. 2026-06-03
    days on market $82,000 Active 86 DOM
11. 2026-06-01
    days on market $82,000 Active 84 DOM
12. 2026-05-31
    days on market $82,000 Active 83 DOM
13. 2026-03-30
    status Active 237-char remark

    Show marketing remark (237 chars)

    Solid brick 3-bedroom, 1-bath investment property located in Detroit. Currently tenant-occupied generating $1,050/month in rental income. Do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

14. 2026-03-30
    status Active 237-char remark

    Show marketing remark (237 chars)

    Solid brick 3-bedroom, 1-bath investment property located in Detroit. Currently tenant-occupied generating $1,050/month in rental income. Do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

15. 2026-03-30
    status Active

    Show marketing remark (237 chars)

    Solid brick 3-bedroom, 1-bath investment property located in Detroit. Currently tenant-occupied generating $1,050/month in rental income. Do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

16. 2026-03-18
    historical Active Under Contract 237-char remark

    Show marketing remark (237 chars)

    Solid brick 3-bedroom, 1-bath investment property located in Detroit. Currently tenant-occupied generating $1,050/month in rental income. Do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

17. 2026-03-18
    historical Accepting Backup Offers 237-char remark

    Show marketing remark (237 chars)

    Solid brick 3-bedroom, 1-bath investment property located in Detroit. Currently tenant-occupied generating $1,050/month in rental income. Do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

18. 2026-03-18
    historical Active - Backup Offers Accepted

    Show marketing remark (237 chars)

    Solid brick 3-bedroom, 1-bath investment property located in Detroit. Currently tenant-occupied generating $1,050/month in rental income. Do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

19. 2026-03-10
    listed $82,000 Active 237-char remark

    Show marketing remark (237 chars)

    Solid brick 3-bedroom, 1-bath investment property located in Detroit. Currently tenant-occupied generating $1,050/month in rental income. Do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

20. 2026-03-09
    listed $82,000 Active 237-char remark

    Show marketing remark (237 chars)

    Solid brick 3-bedroom, 1-bath investment property located in Detroit. Currently tenant-occupied generating $1,050/month in rental income. Do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

21. 2026-03-09
    listed $82,000 Active

    Show marketing remark (237 chars)

    Solid brick 3-bedroom, 1-bath investment property located in Detroit. Currently tenant-occupied generating $1,050/month in rental income. Do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

22. 2022-02-15
    soldstatus $86,500
23. 2022-01-19
    soldstatus $45,000
24. 2018-04-13
    status Pending
25. 2018-04-09
    historical
26. 2018-03-13
    soldstatus $25,000 Sold
27. 2018-03-13
    soldstatus $25,000 Closed
28. 2018-03-07
    status Pending
29. 2018-03-07
    status Pending
30. 2018-01-04
    listed $33,000 Active
31. 2018-01-04
    listed $33,000 Active
32. 2017-12-29
    historical
33. 2017-12-29
    historical
34. 2017-12-12
    listed $27,900 Active
35. 2017-12-12
    listed $27,900 Active

ⓘ 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: $2,597 · $216/mo
• Projected year-2 tax: $2,597 · $216/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: $16,179
• − Mortgage interest: −$4,593
• − Property taxes: −$2,597
• − Insurance: −$410
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$2,385
• Taxable income: $3,605
• Est. tax owed @ 24.0%: −$865
• After-tax cash flow: $3,749/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

+193.9% since first listed

23 events — show timeline

• 2026-03-30 Relisted — REALCOMP
• 2026-03-30 Relisted — MiRealSource-MiMLS
• 2026-03-30 Relisted — SW Michigan MLS
• 2026-03-18 Contingent — REALCOMP
• 2026-03-18 Contingent — MiRealSource-MiMLS
• 2026-03-18 Contingent — SW Michigan MLS
• 2026-03-10 Listed $82,000 REALCOMP
• 2026-03-09 Listed $82,000 SW Michigan MLS
• 2026-03-09 Listed $82,000 MiRealSource-MiMLS
• 2022-02-15 Sold (Public Records) $86,500 Public Records
• 2022-01-19 Sold (Public Records) $45,000 Public Records
• 2018-04-13 Pending — REALCOMP
• 2018-04-09 Listing Removed — REALCOMP
• 2018-03-13 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2018-03-13 Sold (MLS) $25,000 REALCOMP
• 2018-03-07 Pending — MiRealSource-MiMLS
• 2018-03-07 Pending — REALCOMP
• 2018-01-04 Listed $33,000 MiRealSource-MiMLS
• 2018-01-04 Listed $33,000 REALCOMP
• 2017-12-29 Listing Removed — REALCOMP
• 2017-12-29 Listing Removed — MiRealSource-MiMLS
• 2017-12-12 Listed $27,900 MiRealSource-MiMLS
• 2017-12-12 Listed $27,900 REALCOMP

Property tax history

+3.5%/yr

Latest (2025): $2,597 · -10.4% YoY. Source: county tax records.