19974 Mccormick St · Detroit, MI 48224

$89,999

3 bd · 1.0 ba · 983 sqft · SingleFamily public records · 13 Days on market

Built 1940 4,792 sqft lot Est $67k · 35% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a fantastic investment opportunity with this well-maintained three-bedroom bungalow, currently tenant-occupied and ready for a new owner. The home features an updated kitchen with modern appliances, a newer roof for durability, and energy-efficient vinyl windows that enhance its appeal. Each spacious bedroom offers plenty of natural light, and the interior has been meticulously cared for. This property promises immediate rental income, making it an ideal choice for investors looking to expand their portfolio. Don't miss out - schedule a viewing today!

Key facts

• Newer roof
• Updated kitchen
• 4,792 sq ft lot

Tags

• UPDATED KITCHEN
• NEWER ROOF
• ENERGY EFFICIENT VINYL WINDOWS

Property features AI

Finance

• Other: Located in EAST PARK MANOR 5 subdivision; Directions: west of I-94, north of Moross (Cross street: Moross & 94)

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation; Asphalt roof; Built with approximately 1,000 above-grade finished square feet
• Exterior features: Paved road access; Lot approximately 0.11 acre (40 x 115)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Gas water heater; Partial, unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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 flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 36% of the median local income ($45k/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 $622 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 + 0.7% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 21 sale attempts since 27y 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 $74k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,999

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.51% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.93%
• DSCR: 1.80
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $66,844
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20244 Mccormick St	0.15mi	3/1.0	1,000 (+2%)	1mo	$75,000	$75	89
11017 Worden St	0.23mi	3/1.0	961 (-2%)	0mo	$47,500	$49	85
10945 Peerless St	0.22mi	3/1.0	964 (-2%)	2mo	$54,000	$56	85
20300 Mccormick St	0.21mi	3/1.0	940 (-4%)	1mo	$60,000	$64	83
11640 Somerset Ave	0.16mi	3/2.0	1,028 (+5%)	0mo	$70,000	$68	81
11566 Somerset Ave	0.22mi	3/2.0	1,039 (+6%)	3mo	$123,000	$118	74
19100 Kingsville St	0.55mi	3/1.0	972 (-1%)	2mo	$110,000	$113	71
11545 Roxbury St	0.55mi	3/1.0	1,003 (+2%)	1mo	$65,000	$65	71
19381 Kenosha St	0.41mi	2/1.0 (-1)	892 (-9%)	2mo	$104,000	$117	59
10830 Mckinney St	0.56mi	3/1.0	1,066 (+8%)	1mo	$40,199	$38	58
11475 Lakepointe St	0.70mi	2/1.0 (-1)	953 (-3%)	3mo	$95,000	$100	55
9369 Sanilac St	0.53mi	3/1.0	1,124 (+14%)	1mo	$65,000	$58	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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $6,427
• Equity at exit: $13,419

10-year hold

• IRR: 13.8%
• Equity multiple: 1.99×
• Total profit: $24,826
• Equity at exit: $7,781

Cash invested: $25,200 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$472
• Tax from tax record: −$191 /mo · $2,287/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $377

Break-even live

Break-even rent $886

Max offer price $89,999

Occupancy floor 67%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	0.03mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.19mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	0.21mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.24mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.28mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	14d	1	0.32mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	14d	1	0.36mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	0.46mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.47mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	0.47mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.50mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.54mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.55mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.58mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.58mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	0.64mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.66mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.66mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	24d	1	0.68mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	0.74mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	0.74mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.77mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	0.80mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	0.81mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.81mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	0.83mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	0.85mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	43d	1	0.86mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.86mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	17d	1	0.88mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.88mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	24d	1	0.88mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	0.96mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.02mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	16d	1	1.03mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	17d	1	1.04mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	24d	1	1.08mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	1.11mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	16d	1	1.11mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	43d	1	1.17mi

Listing history 10 events

1. 2026-06-18
   days on market $89,999 Active 13 DOM
2. 2026-06-17
   days on market $89,999 Active 12 DOM
3. 2026-06-16
   days on market $89,999 Active 11 DOM
4. 2026-06-15
   days on market $89,999 Active 10 DOM
5. 2026-06-13
   days on market $89,999 Active 8 DOM
6. 2026-06-13
   days on market $89,999 Active 7 DOM
7. 2026-06-09
   days on market $89,999 Active 4 DOM
8. 2026-06-08
   days on market $89,999 Active 3 DOM
9. 2026-06-07
   remarks 564-char remark
10. 2026-06-07
    listed $89,999 Active 2 DOM

ⓘ 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: $2,287 · $191/mo
• Projected year-2 tax: $2,287 · $191/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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,355
• − Mortgage interest: −$5,041
• − Property taxes: −$2,287
• − Insurance: −$450
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$2,618
• Taxable income: $3,341
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $3,717/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+462.5% since first listed

58 events — show timeline

• 2026-06-05 Listed $89,999 MiRealSource-MiMLS
• 2026-06-05 Listed $89,999 REALCOMP
• 2026-02-12 Sold (Public Records) $74,000 Public Records
• 2026-02-11 Sold (MLS) $74,000 REALCOMP
• 2026-02-11 Sold (MLS) $74,000 MiRealSource-MiMLS
• 2026-01-25 Pending — MiRealSource-MiMLS
• 2026-01-25 Pending — REALCOMP
• 2026-01-08 Relisted — MiRealSource-MiMLS
• 2026-01-08 Relisted — REALCOMP
• 2025-12-19 Pending — MiRealSource-MiMLS
• 2025-12-19 Pending — REALCOMP
• 2025-11-10 Listed $86,000 REALCOMP
• 2025-11-10 Listed $86,000 MiRealSource-MiMLS
• 2025-11-03 Listing Removed — MiRealSource-MiMLS
• 2025-10-04 Price Changed $99,000 MiRealSource-MiMLS
• 2025-10-03 Price Changed $99,000 REALCOMP
• 2025-09-16 Relisted — MiRealSource-MiMLS
• 2025-09-16 Relisted — REALCOMP
• 2025-09-02 Rental Removed $1,300 REALSOURCE
• 2025-09-02 Pending — MiRealSource-MiMLS
• 2025-09-02 Pending — REALCOMP
• 2025-08-13 Price Changed $1,300 REALSOURCE
• 2025-08-13 Listed $100,000 REALCOMP
• 2025-08-13 Listed $100,000 MiRealSource-MiMLS
• 2025-07-04 Price Changed $1,600 REALSOURCE
• 2025-05-28 Listed for Rent $1,800 REALSOURCE
• 2025-05-23 Sold (Public Records) $86,000 Public Records
• 2025-05-23 Sold (MLS) $86,000 REALCOMP
• 2025-05-23 Sold (MLS) $86,000 MiRealSource-MiMLS
• 2025-04-26 Pending — REALCOMP
• 2025-04-26 Pending — MiRealSource-MiMLS
• 2025-04-19 Listed $90,000 REALCOMP
• 2025-04-19 Listed $90,000 MiRealSource-MiMLS
• 2025-03-22 Pending — REALCOMP
• 2025-03-22 Pending — MiRealSource-MiMLS
• 2025-03-22 Listing Removed — MiRealSource-MiMLS
• 2025-03-14 Listed $90,000 MiRealSource-MiMLS
• 2025-03-14 Listed $90,000 REALCOMP
• 2019-05-29 Sold (Public Records) $45,000 Public Records
• 2019-05-17 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2019-05-17 Sold (MLS) $45,000 REALCOMP
• 2019-04-27 Pending — MiRealSource-MiMLS
• 2019-04-27 Pending — REALCOMP
• 2019-04-10 Listed $50,000 MiRealSource-MiMLS
• 2019-04-10 Listed $50,000 REALCOMP
• 2003-11-05 Sold (Public Records) $83,000 Public Records
• 2003-06-25 Sold (MLS) $83,000 REALCOMP
• 2003-06-25 Sold (MLS) $83,000 MiRealSource-MiMLS
• 2003-06-09 Listing Removed — MiRealSource-MiMLS
• 2003-04-17 Listing Removed — REALCOMP
• 2003-04-17 Listed $87,900 MiRealSource-MiMLS
• 2003-04-16 Listed $87,900 REALCOMP
• 2003-01-27 Listed $87,900 REALCOMP
• 2000-01-07 Sold (Public Records) $80,000 Public Records
• 1999-10-29 Sold (MLS) $80,000 MiRealSource-MiMLS
• 1999-10-13 Listing Removed — MiRealSource-MiMLS
• 1999-07-28 Listed $78,500 MiRealSource-MiMLS
• 1992-04-16 Sold (Public Records) $16,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,287 · +0.5% YoY. Source: county tax records.