19611 Albion St · Detroit, MI 48234

$45,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 98 Days on market

Built 1948 4,356 sqft lot $49/sqft · at area comps Est $47k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 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

East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

Key facts

• Close to main roads
• Rent potential
• Solid home

Tags

• EAST SIDE BUNGALOW
• FIXER UPPER
• RENT POTENTIAL
• CLOSE TO MAIN ROADS
• CLOSE TO SHOPPING
• SOLID HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.4% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); 226 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); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 44% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $25k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $45k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1948 — 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: 2.88% ✓
• Cap rate: 24.36%
• Cash-on-cash: 64.51%
• DSCR: 3.87
• GRM: 2.9

CMA / ARV

• ARV (median comp): $47,223
• List price: $45,000
• Delta: -4.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19361 Beland St	0.20mi	3/1.0	901 (-2%)	2mo	$47,500	$53	85
19140 Algonac St	0.34mi	2/1.0 (-1)	892 (-4%)	1mo	$46,000	$52	73
19161 Hamburg St	0.48mi	3/1.0	960 (+4%)	2mo	$116,000	$121	69
18982 Hamburg St	0.58mi	3/1.0	952 (+3%)	3mo	$45,000	$47	66
19633 Barlow St	0.50mi	3/1.5	962 (+4%)	3mo	$72,000	$75	66
19591 Strasburg St	0.37mi	3/1.5	1,034 (+12%)	3mo	$89,000	$86	59
18696 Blackmoor St	0.58mi	3/1.0	1,010 (+9%)	0mo	$77,500	$77	57
19730 Goulburn St	0.67mi	3/1.5	977 (+6%)	1mo	$114,000	$117	56
19616 Westphalia St	0.71mi	3/1.0	884 (-4%)	4mo	$60,000	$68	56
20259 Bradford St	0.56mi	4/1.0 (+1)	979 (+6%)	4mo	$68,000	$69	56
8212 E Lantz St	0.71mi	3/1.0	989 (+7%)	2mo	$60,000	$61	54
19758 Waltham St	0.60mi	3/1.0	790 (-14%)	3mo	$6,000	$8	45

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: 68.0%
• Equity multiple: 4.25×
• Total profit: $40,920
• Equity at exit: $6,710

10-year hold

• IRR: 73.3%
• Equity multiple: 10.02×
• Total profit: $113,628
• Equity at exit: $3,891

Cash invested: $12,600 (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: 226
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,295 high
• Mortgage (P&I): −$236
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $677

Break-even live

Break-even rent $438

Max offer price $45,000

Occupancy floor 43%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	17d	1	0.16mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	44d	1	0.16mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	17d	1	0.63mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	0.68mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	0.71mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	0.75mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	17d	1	0.78mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	17d	1	0.78mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	0.80mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	44d	1	0.86mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	17d	1	0.91mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	17d	1	0.93mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	0.93mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	0.93mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	0.94mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	0.96mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	24d	1	1.01mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	1.05mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	24d	1	1.06mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	1.06mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	1.07mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	17d	1	1.09mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	44d	1	1.09mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	1.14mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	1.14mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	5d	1	1.18mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	1.18mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	1.19mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.20mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	1.26mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	1.30mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	1.30mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	24d	1	1.34mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	1.34mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	24d	1	1.36mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	1.38mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	1.39mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	44d	1	1.40mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	24d	1	1.42mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	1.49mi

Listing history 40 events

1. 2026-06-18
   days on market $45,000 Active 98 DOM
2. 2026-06-17
   days on market $45,000 Active 97 DOM
3. 2026-06-15
   days on market $45,000 Active 95 DOM
4. 2026-06-13
   days on market $45,000 Active 93 DOM
5. 2026-06-13
   days on market $45,000 Active 92 DOM
6. 2026-06-09
   days on market $45,000 Active 89 DOM
7. 2026-06-08
   days on market $45,000 Active 88 DOM
8. 2026-06-07
   days on market $45,000 Active 87 DOM
9. 2026-06-04
   days on market $45,000 Active 84 DOM
10. 2026-06-03
    days on market $45,000 Active 83 DOM
11. 2026-06-01
    days on market $45,000 Active 81 DOM
12. 2026-05-31
    days on market $45,000 Active 80 DOM
13. 2026-05-15
    price $49,900 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

14. 2026-05-14
    price $49,900 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

15. 2026-05-13
    price $52,500 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

16. 2026-05-12
    price $52,500 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

17. 2026-05-04
    price $55,500 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

18. 2026-05-04
    price $55,500 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

19. 2026-04-25
    price $57,500 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

20. 2026-04-24
    price $57,500 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

21. 2026-04-16
    price $59,900 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

22. 2026-04-16
    price $59,900 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

23. 2026-03-23
    price $65,900 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

24. 2026-03-23
    price $65,900 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

25. 2026-03-11
    listed $69,900 Active 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

26. 2026-03-11
    listed $69,900 Active 170-char remark

    Show marketing remark (170 chars)

    East side bungalow. Great fixer upper or nice rent potential. Close to main roads and shopping. Solid home. Room sizes estimated. Buyer's agent to verify all information.

27. 2025-09-25
    historical
28. 2025-09-25
    historical
29. 2025-06-12
    listed $55,000 Active
30. 2025-06-12
    listed $55,000 Active
31. 2020-07-02
    soldstatus $11,000 Closed
32. 2020-07-02
    soldstatus $11,000
33. 2020-04-11
    status Pending
34. 2020-03-16
    status Active
35. 2020-02-20
    historical
36. 2020-02-12
    listed $10,000 Active
37. 2020-02-12
    listed $10,000
38. 2003-05-22
    soldstatus $82,000
39. 2001-12-05
    soldstatus $20,700
40. 1994-11-09
    soldstatus $13,766

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $1,091 · $91/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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,540
• − Mortgage interest: −$2,521
• − Property taxes: −$1,091
• − Insurance: −$225
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$1,309
• Taxable income: $7,908
• Est. tax owed @ 24.0%: −$1,898
• After-tax cash flow: $6,231/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

+262.5% since first listed

28 events — show timeline

• 2026-05-15 Price Changed $49,900 MiRealSource-MiMLS
• 2026-05-14 Price Changed $49,900 REALCOMP
• 2026-05-13 Price Changed $52,500 MiRealSource-MiMLS
• 2026-05-12 Price Changed $52,500 REALCOMP
• 2026-05-04 Price Changed $55,500 MiRealSource-MiMLS
• 2026-05-04 Price Changed $55,500 REALCOMP
• 2026-04-25 Price Changed $57,500 MiRealSource-MiMLS
• 2026-04-24 Price Changed $57,500 REALCOMP
• 2026-04-16 Price Changed $59,900 MiRealSource-MiMLS
• 2026-04-16 Price Changed $59,900 REALCOMP
• 2026-03-23 Price Changed $65,900 MiRealSource-MiMLS
• 2026-03-23 Price Changed $65,900 REALCOMP
• 2026-03-11 Listed $69,900 REALCOMP
• 2026-03-11 Listed $69,900 MiRealSource-MiMLS
• 2025-09-25 Listing Removed — REALCOMP
• 2025-09-25 Listing Removed — MiRealSource-MiMLS
• 2025-06-12 Listed $55,000 REALCOMP
• 2025-06-12 Listed $55,000 MiRealSource-MiMLS
• 2020-07-02 Sold (MLS) $11,000 REALCOMP
• 2020-07-02 Sold (MLS) $11,000 MiRealSource-MiMLS
• 2020-04-11 Pending — MiRealSource-MiMLS
• 2020-03-16 Relisted — MiRealSource-MiMLS
• 2020-02-20 Listing Removed — MiRealSource-MiMLS
• 2020-02-12 Listed $10,000 REALCOMP
• 2020-02-12 Listed $10,000 MiRealSource-MiMLS
• 2003-05-22 Sold (Public Records) $82,000 Public Records
• 2001-12-05 Sold (Public Records) $20,700 Public Records
• 1994-11-09 Sold (Public Records) $13,766 Public Records

Property tax history

-3.6%/yr

Latest (2025): $1,091 · -53.8% YoY. Source: county tax records.