19071 Toepfer Dr · Eastpointe, MI 48021

$99,900

2 bd · 1.0 ba · 1,071 sqft · SingleFamily public records · 69 Days on market

Built 1937 10,019 sqft lot $93/sqft · 49% below area

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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 +26.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom, 1-bath home with an updated kitchen, modern bathroom, and convenient first-floor laundry. The kitchen has been updated with new stainless steel appliances. The main floor includes a flexible second bedroom, while the spacious primary suite upstairs offers multiple walk-in closets. Enjoy a huge backyard perfect for entertaining or relaxing. Detached garage and generously sized driveway and front yard with deck space. Great location near shopping, dining, and more! Motivated seller. Tenants currently occupying. Ledger available upon request. Buyer and/or Buyer's agent to verify all information.

Key facts

• 0.23 acre lot
• Garage
• Built 1937

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#213 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, amenities D, employment D.
• South Lake Schools (suburban): math 11% / reading 26% proficiency, ranked #470 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Avalon Elementary School (313 students, 62% FRL); South Lake Middle School (math 7% / reading 23%, grade F, #451 of 493 statewide, top 92%, 299 students, 66% FRL); South Lake High School (math 2% / reading 27%, grade F, #640 of 713 statewide, top 91%, 516 students, 61% FRL).
• Market conditions: Rents rising (+3.5%/yr); 9 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 21y 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 4.5% of price; built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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: 1.51% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 5.5

CMA / ARV

• ARV (median comp): $201,554
• List price: $99,900
• Delta: -50.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19045 Morningside Ave	0.28mi	3/1.0 (+1)	1,038 (-3%)	12mo	$200,000	$193	67
18570 Morningside Ave	0.26mi	3/1.0 (+1)	1,102 (+3%)	16mo	$175,000	$159	65
19800 Edmunton St	0.35mi	2/2.0	1,127 (+5%)	11mo	$218,500	$194	62
19820 Avalon St	0.49mi	3/1.0 (+1)	1,013 (-5%)	2mo	$219,000	$216	62
19921 Alger St	0.63mi	3/1.0 (+1)	1,061 (-1%)	3mo	$230,000	$217	62
22400 Kelly Rd	0.51mi	3/2.0 (+1)	1,100 (+3%)	3mo	$228,000	$207	60
18020 Juliana Ave	0.45mi	2/1.0	1,136 (+6%)	14mo	$145,000	$128	57
19841 Avalon St	0.53mi	3/1.5 (+1)	1,061 (-1%)	16mo	$215,000	$203	54
20350 E 8 Mile Rd	0.61mi	3/1.0 (+1)	1,038 (-3%)	13mo	$105,000	$101	51
22620 Raven Ave	0.68mi	3/1.0 (+1)	962 (-10%)	0mo	$190,000	$198	46
20223 Avalon St	0.68mi	3/1.0 (+1)	931 (-13%)	7mo	$150,000	$161	36
22389 Beaconsfield Ave	0.65mi	3/2.0 (+1)	987 (-8%)	15mo	$145,000	$147	35

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $679
• Equity at exit: $14,895

10-year hold

• IRR: 11.0%
• Equity multiple: 1.89×
• Total profit: $24,855
• Equity at exit: $8,638

Cash invested: $27,972 (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 48021

• Rents YoY: 3.5%
• Active inventory: 9
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$524
• Tax from tax record: −$378 /mo · $4,533/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $251

Break-even live

Break-even rent $1,194

Max offer price $99,900

Occupancy floor 78%

Sensitivity live

Price	-10% $573	-5% $279	+0% $251	+5% $222	+10% $194
Rent	-10% $131	-5% $191	+0% $251	+5% $310	+10% $370
Rate	-1.0pp $301	-0.5pp $276	base $251	+0.5pp $225	+1.0pp $199

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20270 Hollywood St Harper Woods, MI	3.0	1.0	1228	$1,650	$1.34	0d	1	0.55mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,640	$1.69	0d	14	0.59mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	25d	1	0.84mi
22030 Cushing Ave Eastpointe, MI	3.0	2.0	1300	$1,650	$1.27	6d	1	0.94mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	18d	1	0.96mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	45d	1	1.04mi
22843 Grove St #47 Saint Clair Shores, MI	1.0	1.0	700	$1,100	$1.57	21d	1	1.06mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	45d	1	1.07mi
21727 California St Saint Clair Shores, MI	3.0	2.0	1368	$1,925	$1.41	0d	1	1.15mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	12d	1	1.26mi
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	45d	1	1.27mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	16d	1	1.27mi
21633 Greater Mack Ave St Clair Shores, MI	1.0	1.0	990	$1,212	$1.22	0d	1	1.29mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	12d	1	1.31mi
23124 Grove St Saint Clair Shores, MI	3.0	1.0	1129	$2,000	$1.77	0d	1	1.32mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	26d	1	1.36mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	6d	1	1.38mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	4d	1	1.41mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	26d	1	1.42mi

Listing history 50 events

1. 2026-06-01
   days on market $99,900 Active 69 DOM
2. 2026-05-31
   days on market $99,900 Active 68 DOM
3. 2026-03-25
   listed $99,900 Active 610-char remark

   Show marketing remark (610 chars)

   2-bedroom, 1-bath home with an updated kitchen, modern bathroom, and convenient first-floor laundry. The kitchen has been updated with new stainless steel appliances. The main floor includes a flexible second bedroom, while the spacious primary suite upstairs offers multiple walk-in closets. Enjoy a huge backyard perfect for entertaining or relaxing. Detached garage and generously sized driveway and front yard with deck space. Great location near shopping, dining, and more! Motivated seller. Tenants currently occupying. Ledger available upon request. Buyer and/or Buyer's agent to verify all information.

4. 2026-03-25
   listed $99,900 Active 610-char remark

   Show marketing remark (610 chars)

   2-bedroom, 1-bath home with an updated kitchen, modern bathroom, and convenient first-floor laundry. The kitchen has been updated with new stainless steel appliances. The main floor includes a flexible second bedroom, while the spacious primary suite upstairs offers multiple walk-in closets. Enjoy a huge backyard perfect for entertaining or relaxing. Detached garage and generously sized driveway and front yard with deck space. Great location near shopping, dining, and more! Motivated seller. Tenants currently occupying. Ledger available upon request. Buyer and/or Buyer's agent to verify all information.

5. 2026-03-23
   historical $99,900 610-char remark

   Show marketing remark (610 chars)

   2-bedroom, 1-bath home with an updated kitchen, modern bathroom, and convenient first-floor laundry. The kitchen has been updated with new stainless steel appliances. The main floor includes a flexible second bedroom, while the spacious primary suite upstairs offers multiple walk-in closets. Enjoy a huge backyard perfect for entertaining or relaxing. Detached garage and generously sized driveway and front yard with deck space. Great location near shopping, dining, and more! Motivated seller. Tenants currently occupying. Ledger available upon request. Buyer and/or Buyer's agent to verify all information.

6. 2025-09-30
   historical
7. 2025-09-11
   price $119,900
8. 2025-09-11
   price $119,900
9. 2025-09-04
   listed $125,000 Active
10. 2025-09-04
    listed $125,000 Active
11. 2025-09-01
    historical $1,300
12. 2025-07-30
    listed $1,300
13. 2025-07-30
    historical $1,300
14. 2025-07-29
    listed $1,300
15. 2023-09-26
    historical $1,500
16. 2023-09-25
    historical Accepting Backup Offers
17. 2023-09-25
    historical Accepting Backup Offers
18. 2023-09-25
    historical
19. 2023-09-25
    historical
20. 2023-09-24
    listed $89,750 Active
21. 2023-09-24
    listed $89,750 Active
22. 2023-09-09
    historical
23. 2023-09-09
    historical
24. 2023-09-07
    listed $1,500
25. 2023-09-02
    status Active
26. 2023-09-02
    status Active
27. 2023-08-12
    status Pending
28. 2023-08-12
    status Pending
29. 2023-08-09
    status Active
30. 2023-08-09
    status Active
31. 2023-08-04
    status Pending
32. 2023-08-04
    status Pending
33. 2023-07-24
    listed $94,750 Active
34. 2023-07-24
    listed $94,750 Active
35. 2022-09-20
    historical
36. 2022-09-20
    historical
37. 2022-09-07
    listed $109,750 Active
38. 2022-09-07
    listed $109,750 Active
39. 2022-08-01
    historical
40. 2022-07-31
    historical
41. 2022-06-18
    listed $99,750 Active
42. 2022-06-18
    listed $99,750 Active
43. 2022-06-01
    historical
44. 2022-05-31
    historical
45. 2022-05-12
    price $109,750
46. 2022-05-12
    price $109,750
47. 2022-05-07
    price $114,750
48. 2022-05-06
    price $114,750
49. 2022-04-28
    listed $119,750 Active
50. 2022-04-28
    listed $119,750 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: $4,533 · $378/mo
• Projected year-2 tax: $4,533 · $378/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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,138
• − Mortgage interest: −$5,596
• − Property taxes: −$4,533
• − Insurance: −$500
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$2,906
• Taxable income: $1,700
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $2,601/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: South Lake Schools
• NCES district ID: 2632220
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $51,594
• Composite: 16.76/100
• National rank: #9159
• State rank: #470 of 540 in MI

Livability — Eastpointe

• Score: 73/100
• State rank: #213
• US rank: #5265

Category grades

Amenities D Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety D+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastpointe, MI
• County: Macomb County · 638,552 people
• City population: 33,982
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 33,982
• Household income: $62,325
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 1170.0

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 53% White 39% Two or more races 7%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.64%
• Current HPI: 197.1905
• Rent YoY: ▲ 3.47%
• 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

+212.2% since first listed

62 events — show timeline

• 2026-03-25 Listed $99,900 MiRealSource-MiMLS
• 2026-03-25 Listed $99,900 REALCOMP
• 2026-03-23 Coming Soon $99,900 MiRealSource-MiMLS
• 2025-09-30 Listing Removed — MiRealSource-MiMLS
• 2025-09-11 Price Changed $119,900 MiRealSource-MiMLS
• 2025-09-11 Price Changed $119,900 REALCOMP
• 2025-09-04 Listed $125,000 REALCOMP
• 2025-09-04 Listed $125,000 MiRealSource-MiMLS
• 2025-09-01 Rental Removed $1,300 REALSOURCE
• 2025-07-30 Listed for Rent $1,300 REALSOURCE
• 2025-07-30 Rental Removed $1,300 REALCOMP
• 2025-07-29 Listed for Rent $1,300 REALCOMP
• 2023-09-26 Rental Removed $1,500 REALSOURCE
• 2023-09-25 Contingent — MiRealSource-MiMLS
• 2023-09-25 Contingent — REALCOMP
• 2023-09-25 Listing Removed — MiRealSource-MiMLS
• 2023-09-25 Listing Removed — REALCOMP
• 2023-09-24 Listed $89,750 MiRealSource-MiMLS
• 2023-09-24 Listed $89,750 REALCOMP
• 2023-09-09 Listing Removed — MiRealSource-MiMLS
• 2023-09-09 Listing Removed — REALCOMP
• 2023-09-07 Listed for Rent $1,500 REALSOURCE
• 2023-09-02 Relisted — MiRealSource-MiMLS
• 2023-09-02 Relisted — REALCOMP
• 2023-08-12 Pending — MiRealSource-MiMLS
• 2023-08-12 Pending — REALCOMP
• 2023-08-09 Relisted — MiRealSource-MiMLS
• 2023-08-09 Relisted — REALCOMP
• 2023-08-04 Pending — MiRealSource-MiMLS
• 2023-08-04 Pending — REALCOMP
• 2023-07-24 Listed $94,750 MiRealSource-MiMLS
• 2023-07-24 Listed $94,750 REALCOMP
• 2022-09-20 Listing Removed — REALCOMP
• 2022-09-20 Listing Removed — MiRealSource-MiMLS
• 2022-09-07 Listed $109,750 MiRealSource-MiMLS
• 2022-09-07 Listed $109,750 REALCOMP
• 2022-08-01 Listing Removed — REALCOMP
• 2022-07-31 Listing Removed — MiRealSource-MiMLS
• 2022-06-18 Listed $99,750 MiRealSource-MiMLS
• 2022-06-18 Listed $99,750 REALCOMP
• 2022-06-01 Listing Removed — REALCOMP
• 2022-05-31 Listing Removed — MiRealSource-MiMLS
• 2022-05-12 Price Changed $109,750 MiRealSource-MiMLS
• 2022-05-12 Price Changed $109,750 REALCOMP
• 2022-05-07 Price Changed $114,750 MiRealSource-MiMLS
• 2022-05-06 Price Changed $114,750 REALCOMP
• 2022-04-28 Listed $119,750 MiRealSource-MiMLS
• 2022-04-28 Listed $119,750 REALCOMP
• 2022-04-22 Coming Soon — MiRealSource-MiMLS
• 2022-04-22 Coming Soon — REALCOMP
• 2006-09-07 Listing Removed — MiRealSource-MiMLS
• 2006-09-06 Listing Removed — REALCOMP
• 2006-05-16 Listed $89,000 MiRealSource-MiMLS
• 2006-05-15 Listed $89,000 REALCOMP
• 2006-02-20 Listing Removed — MiRealSource-MiMLS
• 2006-02-10 Listing Removed — REALCOMP
• 2005-05-06 Listed $93,000 REALCOMP
• 2005-05-06 Listed $93,000 MiRealSource-MiMLS
• 2002-03-22 Sold (Public Records) $93,000 Public Records
• 1997-06-06 Sold (Public Records) $46,000 Public Records
• 1992-01-06 Sold (Public Records) $42,400 Public Records
• 1988-07-18 Sold (Public Records) $32,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $4,533 · -9.8% YoY. Source: county tax records.