19327 Sunset St · Detroit, MI 48234

$84,999

2 bd · 1.0 ba · 736 sqft · SingleFamily public records · 100 Days on market

Built 1943 4,356 sqft lot $115/sqft · 111% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained and truly move-in ready, this 2-bedroom brick ranch offers numerous recent updates designed for comfort and peace of mind. Major improvements include a new roof (2023) and new water heater (2024), while the furnace approximately 20 years old continues to operate efficiently. Inside, the home features a freshly painted interior, refinished hardwood floors, and an updated kitchen with new flooring and cabinets. Additional upgrades include new interior doors and hardware, a renovated bathroom (2023), and new ceiling fans in both bedrooms. Outside, enjoy a new backyard fence, new basement stairs, and a shed that stays with the property, offering added storage or workspace. Conveniently located near shopping and everyday amenities, this home is a great opportunity for both homeowners and investors looking for a low-maintenance, updated property.

Key facts

• Renovated bathroom
• New water heater
• New backyard fence

Tags

• NEW ROOF
• NEW WATER HEATER
• UPDATED KITCHEN
• RENOVATED BATHROOM
• NEW BACKYARD FENCE
• NEW BASEMENT STAIRS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (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 (+6.7%/yr); 227 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($35k/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 $587 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 + 6.7% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 15y 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: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,349 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.36% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 6.1

CMA / ARV

• ARV (median comp): $43,802
• List price: $84,999
• Delta: 94.05%
• 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
19255 Binder St	0.17mi	2/1.0	719 (-2%)	3mo	$38,500	$54	86
19667 Sunset St	0.20mi	3/1.5 (+1)	752 (+2%)	4mo	$28,500	$38	77
19200 Shields St	0.14mi	3/1.0 (+1)	742 (+1%)	15mo	$64,500	$87	75
19300 Binder St	0.14mi	2/1.0	820 (+11%)	4mo	$10,000	$12	71
19676 Conley St	0.51mi	2/1.0	720 (-2%)	9mo	$50,000	$69	65
19942 Binder St	0.38mi	3/1.0 (+1)	696 (-5%)	5mo	$70,000	$101	64
19725 Lamont St	0.41mi	3/1.0 (+1)	835 (+14%)	4mo	$10,000	$12	51
20499 Binder St	0.74mi	3/1.0 (+1)	712 (-3%)	6mo	$72,100	$101	50
20270 Dean Ave	0.61mi	3/1.0 (+1)	792 (+8%)	7mo	$55,000	$69	48
19656 Mitchell St	0.59mi	2/1.0	814 (+11%)	11mo	$33,000	$41	46
18485 Moenart St	0.74mi	3/1.0 (+1)	834 (+13%)	4mo	$58,500	$70	35
20180 Charest St	0.74mi	3/1.0 (+1)	840 (+14%)	5mo	$45,000	$54	33

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.57×
• Total profit: $13,493
• Equity at exit: $12,674

10-year hold

• IRR: 25.1%
• Equity multiple: 3.56×
• Total profit: $60,985
• Equity at exit: $7,349

Cash invested: $23,800 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 227
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $358

Break-even live

Break-even rent $705

Max offer price $84,999

Occupancy floor 64%

Sensitivity live

Price	-10% $406	-5% $382	+0% $358	+5% $333	+10% $309
Rent	-10% $266	-5% $312	+0% $358	+5% $403	+10% $449
Rate	-1.0pp $400	-0.5pp $379	base $358	+0.5pp $336	+1.0pp $313

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	19d	1	0.38mi
18475 Wexford St Unit 1 Detroit, MI	2.0	1.0	500	$950	$1.90	25d	1	0.57mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	1.32mi

Listing history 47 events

1. 2026-06-21
   days on market $84,999 Active 100 DOM
2. 2026-06-18
   days on market $84,999 Active 97 DOM
3. 2026-06-17
   days on market $84,999 Active 96 DOM
4. 2026-06-15
   days on market $84,999 Active 94 DOM
5. 2026-06-13
   days on market $84,999 Active 92 DOM
6. 2026-06-13
   days on market $84,999 Active 91 DOM
7. 2026-06-09
   days on market $84,999 Active 88 DOM
8. 2026-06-08
   days on market $84,999 Active 87 DOM
9. 2026-06-07
   days on market $84,999 Active 86 DOM
10. 2026-06-04
    days on market $84,999 Active 83 DOM
11. 2026-06-03
    days on market $84,999 Active 82 DOM
12. 2026-06-01
    days on market $84,999 Active 80 DOM
13. 2026-05-31
    statusdays on market $84,999 Active 79 DOM
14. 2026-05-02
    status Pending 868-char remark

    Show marketing remark (868 chars)

    Well-maintained and truly move-in ready, this 2-bedroom brick ranch offers numerous recent updates designed for comfort and peace of mind. Major improvements include a new roof (2023) and new water heater (2024), while the furnace approximately 20 years old continues to operate efficiently. Inside, the home features a freshly painted interior, refinished hardwood floors, and an updated kitchen with new flooring and cabinets. Additional upgrades include new interior doors and hardware, a renovated bathroom (2023), and new ceiling fans in both bedrooms. Outside, enjoy a new backyard fence, new basement stairs, and a shed that stays with the property, offering added storage or workspace. Conveniently located near shopping and everyday amenities, this home is a great opportunity for both homeowners and investors looking for a low-maintenance, updated property.

15. 2026-05-02
    status Pending 868-char remark

    Show marketing remark (868 chars)

    Well-maintained and truly move-in ready, this 2-bedroom brick ranch offers numerous recent updates designed for comfort and peace of mind. Major improvements include a new roof (2023) and new water heater (2024), while the furnace approximately 20 years old continues to operate efficiently. Inside, the home features a freshly painted interior, refinished hardwood floors, and an updated kitchen with new flooring and cabinets. Additional upgrades include new interior doors and hardware, a renovated bathroom (2023), and new ceiling fans in both bedrooms. Outside, enjoy a new backyard fence, new basement stairs, and a shed that stays with the property, offering added storage or workspace. Conveniently located near shopping and everyday amenities, this home is a great opportunity for both homeowners and investors looking for a low-maintenance, updated property.

16. 2026-03-17
    price $84,999 868-char remark

    Show marketing remark (868 chars)

    Well-maintained and truly move-in ready, this 2-bedroom brick ranch offers numerous recent updates designed for comfort and peace of mind. Major improvements include a new roof (2023) and new water heater (2024), while the furnace approximately 20 years old continues to operate efficiently. Inside, the home features a freshly painted interior, refinished hardwood floors, and an updated kitchen with new flooring and cabinets. Additional upgrades include new interior doors and hardware, a renovated bathroom (2023), and new ceiling fans in both bedrooms. Outside, enjoy a new backyard fence, new basement stairs, and a shed that stays with the property, offering added storage or workspace. Conveniently located near shopping and everyday amenities, this home is a great opportunity for both homeowners and investors looking for a low-maintenance, updated property.

17. 2026-03-17
    price $84,999 868-char remark

    Show marketing remark (868 chars)

    Well-maintained and truly move-in ready, this 2-bedroom brick ranch offers numerous recent updates designed for comfort and peace of mind. Major improvements include a new roof (2023) and new water heater (2024), while the furnace approximately 20 years old continues to operate efficiently. Inside, the home features a freshly painted interior, refinished hardwood floors, and an updated kitchen with new flooring and cabinets. Additional upgrades include new interior doors and hardware, a renovated bathroom (2023), and new ceiling fans in both bedrooms. Outside, enjoy a new backyard fence, new basement stairs, and a shed that stays with the property, offering added storage or workspace. Conveniently located near shopping and everyday amenities, this home is a great opportunity for both homeowners and investors looking for a low-maintenance, updated property.

18. 2026-02-13
    listed $87,000 Active 868-char remark

    Show marketing remark (868 chars)

    Well-maintained and truly move-in ready, this 2-bedroom brick ranch offers numerous recent updates designed for comfort and peace of mind. Major improvements include a new roof (2023) and new water heater (2024), while the furnace approximately 20 years old continues to operate efficiently. Inside, the home features a freshly painted interior, refinished hardwood floors, and an updated kitchen with new flooring and cabinets. Additional upgrades include new interior doors and hardware, a renovated bathroom (2023), and new ceiling fans in both bedrooms. Outside, enjoy a new backyard fence, new basement stairs, and a shed that stays with the property, offering added storage or workspace. Conveniently located near shopping and everyday amenities, this home is a great opportunity for both homeowners and investors looking for a low-maintenance, updated property.

19. 2026-02-13
    listed $87,000 Active 868-char remark

    Show marketing remark (868 chars)

    Well-maintained and truly move-in ready, this 2-bedroom brick ranch offers numerous recent updates designed for comfort and peace of mind. Major improvements include a new roof (2023) and new water heater (2024), while the furnace approximately 20 years old continues to operate efficiently. Inside, the home features a freshly painted interior, refinished hardwood floors, and an updated kitchen with new flooring and cabinets. Additional upgrades include new interior doors and hardware, a renovated bathroom (2023), and new ceiling fans in both bedrooms. Outside, enjoy a new backyard fence, new basement stairs, and a shed that stays with the property, offering added storage or workspace. Conveniently located near shopping and everyday amenities, this home is a great opportunity for both homeowners and investors looking for a low-maintenance, updated property.

20. 2026-02-13
    historical

    Show marketing remark (868 chars)

    Well-maintained and truly move-in ready, this 2-bedroom brick ranch offers numerous recent updates designed for comfort and peace of mind. Major improvements include a new roof (2023) and new water heater (2024), while the furnace approximately 20 years old continues to operate efficiently. Inside, the home features a freshly painted interior, refinished hardwood floors, and an updated kitchen with new flooring and cabinets. Additional upgrades include new interior doors and hardware, a renovated bathroom (2023), and new ceiling fans in both bedrooms. Outside, enjoy a new backyard fence, new basement stairs, and a shed that stays with the property, offering added storage or workspace. Conveniently located near shopping and everyday amenities, this home is a great opportunity for both homeowners and investors looking for a low-maintenance, updated property.

21. 2025-10-06
    status Active
22. 2025-10-06
    status Active
23. 2025-09-04
    status Pending
24. 2025-09-04
    status Pending
25. 2025-09-04
    historical
26. 2025-07-24
    price $89,900
27. 2025-07-24
    price $89,900
28. 2025-05-26
    listed $99,900 Active
29. 2025-05-26
    listed $99,900 Active
30. 2022-07-25
    historical
31. 2022-07-25
    listed $35,000 Active
32. 2022-07-25
    historical
33. 2022-07-25
    listed $35,000 Active
34. 2019-03-01
    historical
35. 2019-03-01
    historical
36. 2018-10-24
    price $24,900
37. 2018-10-21
    price $24,900
38. 2018-09-27
    listed $25,900 Active
39. 2018-09-27
    listed $25,900 Active
40. 2013-03-20
    historical
41. 2013-03-20
    historical
42. 2012-04-04
    historical
43. 2012-04-04
    historical
44. 2012-03-20
    listed $9,500
45. 2012-03-20
    listed $9,500
46. 2011-10-28
    listed $7,800
47. 2011-10-28
    listed $7,800

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $1,111 · $93/mo
• Expected delta: +$198/yr (+$17/mo · 21.8%)

ⓘ 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) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,894
• − Mortgage interest: −$4,761
• − Property taxes: −$912
• − Insurance: −$425
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$2,473
• Taxable income: $3,100
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $3,546/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+989.7% since first listed

34 events — show timeline

• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-05-02 Pending — REALCOMP
• 2026-03-17 Price Changed $84,999 MiRealSource-MiMLS
• 2026-03-17 Price Changed $84,999 REALCOMP
• 2026-02-13 Listing Removed — MiRealSource-MiMLS
• 2026-02-13 Listed $87,000 REALCOMP
• 2026-02-13 Listed $87,000 MiRealSource-MiMLS
• 2025-10-06 Relisted — MiRealSource-MiMLS
• 2025-10-06 Relisted — REALCOMP
• 2025-09-04 Pending — MiRealSource-MiMLS
• 2025-09-04 Pending — REALCOMP
• 2025-09-04 Listing Removed — REALCOMP
• 2025-07-24 Price Changed $89,900 MiRealSource-MiMLS
• 2025-07-24 Price Changed $89,900 REALCOMP
• 2025-05-26 Listed $99,900 REALCOMP
• 2025-05-26 Listed $99,900 MiRealSource-MiMLS
• 2022-07-25 Listing Removed — REALCOMP
• 2022-07-25 Listed $35,000 MiRealSource-MiMLS
• 2022-07-25 Listing Removed — MiRealSource-MiMLS
• 2022-07-25 Listed $35,000 REALCOMP
• 2019-03-01 Listing Removed — REALCOMP
• 2019-03-01 Listing Removed — MiRealSource-MiMLS
• 2018-10-24 Price Changed $24,900 MiRealSource-MiMLS
• 2018-10-21 Price Changed $24,900 REALCOMP
• 2018-09-27 Listed $25,900 MiRealSource-MiMLS
• 2018-09-27 Listed $25,900 REALCOMP
• 2013-03-20 Listing Removed — MiRealSource-MiMLS
• 2013-03-20 Listing Removed — REALCOMP
• 2012-04-04 Listing Removed — MiRealSource-MiMLS
• 2012-04-04 Listing Removed — REALCOMP
• 2012-03-20 Listed $9,500 MiRealSource-MiMLS
• 2012-03-20 Listed $9,500 REALCOMP
• 2011-10-28 Listed $7,800 MiRealSource-MiMLS
• 2011-10-28 Listed $7,800 REALCOMP

Property tax history

-3.4%/yr

Latest (2025): $912 · -53.6% YoY. Source: county tax records.