19278 Berg Rd · Detroit, MI 48219

$139,900

3 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 4 Days on market

Built 1956 8,276 sqft lot Est $120k · 17% over

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Why this score? — see what drove the D- 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 +14.6/30.0
• DSCR +4.5/10.0
• Rent growth +4.5/5.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• 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

Move in ready! This 3 bedroom 2 bath home is fresh & clean. Remodeled with new roof updated kitchen and baths, new flooring throughout and fresh paint. Immediate occupancy. Solid brick ranch in desirable Detroit subdivision. Large fenced yard with covered patio and fire pit. Two car detached garage. Spacious basement features second bath and clean slate to use as you desire. Don't delay, schedule your showing today!

Key facts

• Large fenced yard
• Covered patio
• Fire pit

Tags

• REMODELED WITH NEW ROOF
• UPDATED KITCHEN
• LARGE FENCED YARD
• COVERED PATIO
• FIRE PIT
• SPACIOUS BASEMENT

Property features AI

Finance

• Other: Subdivision: Cambridge Heights 2; Cross street: 7 Mile & Berg
• Financial info: No additional financial details provided
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Brick construction; Above-grade finished area present; Below-grade finished area present
• Exterior features: Patio; Porch; Fenced yard; Public maintained road

Interior

• Kitchen: No kitchen appliance list beyond gas water heater provided
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling system
• Interior features: Gas water heater; Concrete basement; Basement present
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $34 ($407/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (5.7% below list).
• Recommended offer: $132k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Emerson Elementarymiddle School (519 students, 90% FRL); Henry Ford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 712 students, 86% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 309 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 36% 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 $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,897 (5.7% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $119,770
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19212 Northrop St	0.31mi	3/1.0	981 (-3%)	2mo	$65,000	$66	78
19711 Chapel St	0.68mi	3/1.0	1,014 (-0%)	1mo	$120,000	$118	67
23450 Margareta St	0.46mi	3/1.0	957 (-6%)	4mo	$45,000	$47	66
20224 Redfern St	0.58mi	3/1.5	1,020 (+0%)	5mo	$140,000	$137	66
19411 Chapel St	0.65mi	3/1.0	1,014 (-0%)	5mo	$65,000	$64	66
19344 Cooley St	0.42mi	3/1.0	1,092 (+8%)	7mo	$62,000	$57	62
18293 Codding St	0.61mi	3/1.0	962 (-5%)	1mo	$30,000	$31	62
18660 Codding St	0.44mi	3/1.0	1,100 (+8%)	9mo	$135,000	$123	58
21700 Pembroke Ave	0.61mi	3/1.0	1,089 (+7%)	3mo	$155,000	$142	57
19266 Cooley St	0.42mi	3/1.5	1,126 (+11%)	6mo	$134,000	$119	55
19309 Lenore	0.71mi	3/1.0	920 (-9%)	2mo	$86,900	$94	49
20348 Berg Rd	0.68mi	3/1.5	1,136 (+12%)	7mo	$135,000	$119	41

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: -8.9%
• Equity multiple: 0.66×
• Total profit: $-13,494
• Equity at exit: $20,860

10-year hold

• IRR: 6.4%
• Equity multiple: 1.59×
• Total profit: $22,941
• Equity at exit: $12,096

Cash invested: $39,172 (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: 309
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$734
• Tax from tax record: −$216 /mo · $2,594/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $34

Break-even live

Break-even rent $1,276

Max offer price $139,900

Occupancy floor 92%

Sensitivity live

Price	-10% $113	-5% $74	+0% $34	+5% $-6	+10% $-45
Rent	-10% $-70	-5% $-18	+0% $34	+5% $86	+10% $138
Rate	-1.0pp $104	-0.5pp $69	base $34	+0.5pp $-2	+1.0pp $-39

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	45d	1	0.22mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	45d	1	0.22mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	18d	1	0.24mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	45d	2	0.27mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	45d	1	0.44mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	26d	1	0.47mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	26d	1	0.47mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	45d	1	0.47mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	45d	1	0.47mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	45d	1	0.49mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	12d	1	0.51mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	45d	1	0.76mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	18d	1	0.77mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	45d	2	0.81mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	45d	1	0.85mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	45d	1	0.89mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	45d	1	0.92mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	45d	1	0.92mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	14d	1	0.96mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	45d	1	1.00mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	18d	1	1.02mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	45d	1	1.03mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	16d	1	1.06mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	26d	1	1.06mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	45d	1	1.07mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	6d	1	1.07mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	12d	1	1.07mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	26d	1	1.09mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	18d	1	1.10mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	6d	1	1.13mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	1.22mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	6d	1	1.26mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	18d	1	1.28mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	26d	2	1.30mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	45d	2	1.30mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	13d	1	1.34mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	26d	1	1.35mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	18d	1	1.36mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	1.41mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	45d	1	1.41mi

Listing history 3 events

1. 2026-06-21
   days on market $139,900 Active 4 DOM
2. 2026-06-18
   remarks 421-char remark
3. 2026-06-18
   listed $139,900 Active 1 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: $2,594 · $216/mo
• Projected year-2 tax: $2,594 · $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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,828
• − Mortgage interest: −$7,837
• − Property taxes: −$2,594
• − Insurance: −$700
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$4,070
• Taxable loss: −$1,904
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $864/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

+7.7% since first listed

11 events — show timeline

• 2026-06-17 Listed $139,900 MiRealSource-MiMLS
• 2026-06-17 Listed $139,900 REALCOMP
• 2025-11-14 Listing Removed — MiRealSource-MiMLS
• 2025-08-28 Listed $115,000 REALCOMP
• 2025-08-28 Listed $115,000 MiRealSource-MiMLS
• 2006-02-06 Listing Removed — REALCOMP
• 2006-02-06 Listing Removed — MiRealSource-MiMLS
• 2005-09-14 Listed $115,000 REALCOMP
• 2005-09-14 Listed $115,000 MiRealSource-MiMLS
• 2004-11-01 Listing Removed — REALCOMP
• 2004-07-09 Listed $129,900 REALCOMP

Property tax history

+1.7%/yr

Latest (2025): $2,594 · +0.4% YoY. Source: county tax records.