19024 Riverview St · Detroit, MI 48219

$69,900

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 37 Days on market

Built 1972 5,227 sqft lot $72/sqft · 13% below area Est $81k · 13% under

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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
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 19024 Riverview St, a solid 3-bedroom ranch with a functional layout and great opportunity. Fresh laminate flooring spans the main living areas and eat-in kitchen, providing an updated feel throughout the home. This property offers excellent potential for homeowners or investors alike. Conveniently located near Telegraph Road, major roads, shopping, dining, schools, and other neighborhood amenities. Property sold as-is

Key facts

• Laminate flooring
• Eat-in kitchen
• 5,227 sq ft lot

Tags

• LAMINATE FLOORING
• EAT-IN KITCHEN

Property features AI

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot dimensions approximately 40 x 132 (0.12 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% 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); 48% 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).
• 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 $483 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 7y 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 $35k; list at $70k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 1.76% ✓
• Cap rate: 12.04%
• Cash-on-cash: 20.51%
• DSCR: 1.91
• GRM: 4.7

CMA / ARV

• ARV (median comp): $80,680
• List price: $69,900
• Delta: -13.36%
• 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
23450 Margareta St	0.31mi	3/1.0	957 (-2%)	4mo	$45,000	$47	80
18293 Codding St	0.40mi	3/1.0	962 (-1%)	1mo	$30,000	$31	78
19309 Lenore	0.40mi	3/1.0	920 (-5%)	2mo	$86,900	$94	70
19371 Winston St	0.54mi	3/1.5	960 (-1%)	5mo	$120,200	$125	67
18434 Wormer St	0.39mi	3/1.5	1,024 (+5%)	7mo	$95,000	$93	65
19212 Northrop St	0.70mi	3/1.0	981 (+1%)	2mo	$65,000	$66	64
18614 Winston St	0.49mi	3/1.0	1,064 (+10%)	5mo	$110,000	$103	57
19848 Winston St	0.66mi	3/1.5	1,032 (+6%)	2mo	$92,000	$89	55
17727 Woodbine St	0.54mi	3/1.5	850 (-13%)	0mo	$58,000	$68	52
17679 Woodbine St	0.59mi	3/1.0	850 (-13%)	6mo	$90,000	$106	47
18671 Five Points St	0.66mi	2/1.0 (-1)	876 (-10%)	2mo	$72,000	$82	46
18680 Five Points St	0.63mi	2/1.5 (-1)	837 (-14%)	1mo	$95,000	$114	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: 19.4%
• Equity multiple: 1.85×
• Total profit: $16,599
• Equity at exit: $10,422

10-year hold

• IRR: 31.5%
• Equity multiple: 4.68×
• Total profit: $71,959
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$367
• Tax from tax record: −$242 /mo · $2,907/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $335

Break-even live

Break-even rent $807

Max offer price $69,900

Occupancy floor 68%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.22mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	44d	3	0.22mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.22mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	0.25mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	0.25mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	44d	2	0.29mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	44d	1	0.41mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	44d	1	0.49mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	12d	1	0.54mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	44d	1	0.54mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	44d	1	0.63mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	17d	1	0.64mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	44d	1	0.89mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	0.91mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	11d	1	0.96mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	11d	1	0.97mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	5d	1	0.97mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	44d	1	0.99mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	5d	1	1.03mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.09mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	44d	1	1.09mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	18d	1	1.12mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	1.12mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	1.16mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.20mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	1.21mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	17d	1	1.22mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	44d	1	1.22mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	44d	2	1.24mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.27mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	1.31mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	1.34mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	1.35mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	1.36mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	1.38mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	1.38mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	1.38mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	24d	1	1.46mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.47mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	44d	1	1.48mi

Listing history 44 events

1. 2026-06-18
   days on market $69,900 Active 37 DOM
2. 2026-06-17
   days on market $69,900 Active 36 DOM
3. 2026-06-15
   days on market $69,900 Active 34 DOM
4. 2026-06-13
   days on market $69,900 Active 32 DOM
5. 2026-06-13
   days on market $69,900 Active 31 DOM
6. 2026-06-09
   days on market $69,900 Active 28 DOM
7. 2026-06-08
   days on market $69,900 Active 27 DOM
8. 2026-06-07
   days on market $69,900 Active 26 DOM
9. 2026-06-04
   days on market $69,900 Active 23 DOM
10. 2026-06-03
    days on market $69,900 Active 22 DOM
11. 2026-06-02
    days on market $69,900 Active 21 DOM
12. 2026-06-01
    days on market $69,900 Active 20 DOM
13. 2026-05-31
    days on market $69,900 Active 19 DOM
14. 2026-05-12
    listed $69,900 Active 433-char remark

    Show marketing remark (433 chars)

    Welcome to 19024 Riverview St, a solid 3-bedroom ranch with a functional layout and great opportunity. Fresh laminate flooring spans the main living areas and eat-in kitchen, providing an updated feel throughout the home. This property offers excellent potential for homeowners or investors alike. Conveniently located near Telegraph Road, major roads, shopping, dining, schools, and other neighborhood amenities. Property sold as-is

15. 2026-05-12
    listed $69,900 Active 433-char remark

    Show marketing remark (433 chars)

    Welcome to 19024 Riverview St, a solid 3-bedroom ranch with a functional layout and great opportunity. Fresh laminate flooring spans the main living areas and eat-in kitchen, providing an updated feel throughout the home. This property offers excellent potential for homeowners or investors alike. Conveniently located near Telegraph Road, major roads, shopping, dining, schools, and other neighborhood amenities. Property sold as-is

16. 2023-12-18
    historical
17. 2023-12-18
    historical
18. 2023-11-15
    historical
19. 2023-11-15
    listed $64,700 Active
20. 2023-11-15
    listed $64,700 Active
21. 2023-11-15
    historical
22. 2023-10-03
    listed $69,700 Active
23. 2023-10-03
    listed $69,700 Active
24. 2022-07-01
    historical
25. 2022-07-01
    historical
26. 2022-04-15
    status Active
27. 2022-04-12
    historical
28. 2022-03-24
    price $44,900
29. 2022-03-24
    price $44,900
30. 2022-02-16
    listed $49,900 Active
31. 2022-02-16
    listed $49,900 Active
32. 2021-01-05
    historical
33. 2021-01-05
    historical
34. 2020-11-16
    listed $45,000 Active
35. 2020-11-16
    listed $45,000 Active
36. 2019-06-29
    historical
37. 2019-06-28
    status Active
38. 2019-06-28
    historical
39. 2019-06-27
    historical
40. 2019-01-31
    price $9,000
41. 2019-01-31
    price $9,000
42. 2019-01-26
    listed $30,000 Active
43. 2019-01-26
    listed $30,000 Active
44. 1995-06-26
    soldstatus $35,283

ⓘ 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: $2,907 · $242/mo
• Projected year-2 tax: $2,907 · $242/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,771
• − Mortgage interest: −$3,915
• − Property taxes: −$2,907
• − Insurance: −$350
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,033
• Taxable income: $3,203
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $3,246/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

+98.1% since first listed

31 events — show timeline

• 2026-05-12 Listed $69,900 REALCOMP
• 2026-05-12 Listed $69,900 MiRealSource-MiMLS
• 2023-12-18 Listing Removed — MiRealSource-MiMLS
• 2023-12-18 Listing Removed — REALCOMP
• 2023-11-15 Listing Removed — MiRealSource-MiMLS
• 2023-11-15 Listed $64,700 MiRealSource-MiMLS
• 2023-11-15 Listed $64,700 REALCOMP
• 2023-11-15 Listing Removed — REALCOMP
• 2023-10-03 Listed $69,700 MiRealSource-MiMLS
• 2023-10-03 Listed $69,700 REALCOMP
• 2022-07-01 Listing Removed — MiRealSource-MiMLS
• 2022-07-01 Listing Removed — REALCOMP
• 2022-04-15 Relisted — REALCOMP
• 2022-04-12 Listing Removed — REALCOMP
• 2022-03-24 Price Changed $44,900 MiRealSource-MiMLS
• 2022-03-24 Price Changed $44,900 REALCOMP
• 2022-02-16 Listed $49,900 MiRealSource-MiMLS
• 2022-02-16 Listed $49,900 REALCOMP
• 2021-01-05 Listing Removed — REALCOMP
• 2021-01-05 Listing Removed — MiRealSource-MiMLS
• 2020-11-16 Listed $45,000 MiRealSource-MiMLS
• 2020-11-16 Listed $45,000 REALCOMP
• 2019-06-29 Listing Removed — REALCOMP
• 2019-06-28 Relisted — REALCOMP
• 2019-06-28 Listing Removed — MiRealSource-MiMLS
• 2019-06-27 Listing Removed — REALCOMP
• 2019-01-31 Price Changed $9,000 MiRealSource-MiMLS
• 2019-01-31 Price Changed $9,000 REALCOMP
• 2019-01-26 Listed $30,000 MiRealSource-MiMLS
• 2019-01-26 Listed $30,000 REALCOMP
• 1995-06-26 Sold (Public Records) $35,283 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,907 · +0.4% YoY. Source: county tax records.