19434 Saint Aubin St · Detroit, MI 48234

$110,000

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 45 Days on market

Built 1926 3,485 sqft lot ↓ 12% since listing

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Discover the perfect blend of classic charm and modern comfort in this beautifully fully renovated 3-bedroom, 2-bath bungalow in Detroit. From the moment you arrive, the covered front porch welcomes you with the ideal spot to relax and enjoy your morning coffee or unwind in the evening. Step inside to a bright, refreshed interior featuring updated finishes and a thoughtful layout. The main floor offers two spacious bedrooms and a full bathroom, providing convenient single-level living. The living and dining areas flow naturally, creating a warm and inviting space for everyday living and entertaining. The upper level features a private third bedroom, perfect for a primary suite, guest room, or home office. A second full bathroom adds extra comfort and functionality for family or visitors. With renovations throughout, this move-in-ready home combines modern updates with the timeless appeal of a Detroit bungalow. Whether you're a first-time buyer or looking for a turnkey investment, this updated Detroit bungalow is a must-see. Appliances and A/C negotiable based on offer. This home is being monitored by cameras. * * * Buyer to verify all measurements and square footage. All taxes must be verified by the buyer and agent. * * * BATVAI

Key facts

• Covered front porch
• Updated finishes
• Full bathroom

Tags

• COVERED FRONT PORCH
• BRIGHT REFRESHED INTERIOR
• UPDATED FINISHES
• THOUGHTFUL LAYOUT
• SPACIOUS BEDROOMS
• FULL BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (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 (+6.7%/yr); 226 active listings in the ZIP; 25 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 45% 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 $761 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts 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 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $58,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19308 Lumpkin St	0.15mi	3/1.0	747 (-7%)	10mo	$38,000	$51	74
19235 Fleming St	0.20mi	2/1.0 (-1)	720 (-10%)	6mo	$57,000	$79	64
19656 Mitchell St	0.48mi	2/1.0 (-1)	814 (+2%)	11mo	$33,000	$41	61
18877 Fleming St	0.41mi	2/1.0 (-1)	870 (+9%)	3mo	$9,900	$11	59
20180 Charest St	0.68mi	3/1.0	840 (+5%)	4mo	$45,000	$54	56
19164 Dequindre St	0.24mi	3/1.5	918 (+15%)	8mo	$80,000	$87	55
19210 Cameron St	0.65mi	2/1.0 (-1)	750 (-6%)	5mo	$52,500	$70	50
18908 Mackay St	0.43mi	2/1.0 (-1)	724 (-10%)	11mo	$32,624	$45	50
20006 Anglin St	0.47mi	2/1.0 (-1)	726 (-9%)	12mo	$55,000	$76	48
20156 Gallagher St	0.70mi	2/1.0 (-1)	850 (+6%)	8mo	$67,000	$79	45
20192 Lumpkin St	0.46mi	3/2.0	914 (+14%)	12mo	$115,000	$126	40
18828 Hawthorne St	0.72mi	2/1.0 (-1)	684 (-14%)	0mo	$50,000	$73	37

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: 6.8%
• Equity multiple: 1.28×
• Total profit: $8,537
• Equity at exit: $16,401

10-year hold

• IRR: 19.1%
• Equity multiple: 2.86×
• Total profit: $57,420
• Equity at exit: $9,511

Cash invested: $30,800 (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: 226
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$577
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $334

Break-even live

Break-even rent $895

Max offer price $110,000

Occupancy floor 70%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	0.38mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.49mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	0.55mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.62mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	0.66mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	0.67mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.71mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	16d	1	0.72mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.76mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	0.83mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.94mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.96mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	1.01mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	1.07mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	1.11mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	21d	1	1.11mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	18d	1	1.17mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	17d	1	1.18mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	1.20mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	1.29mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	1.40mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	1.40mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.44mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	24d	1	1.45mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	20d	1	1.48mi

Listing history 14 events

1. 2026-04-21
   status Pending 1254-char remark

   Show marketing remark (1254 chars)

   Discover the perfect blend of classic charm and modern comfort in this beautifully fully renovated 3-bedroom, 2-bath bungalow in Detroit. From the moment you arrive, the covered front porch welcomes you with the ideal spot to relax and enjoy your morning coffee or unwind in the evening. Step inside to a bright, refreshed interior featuring updated finishes and a thoughtful layout. The main floor offers two spacious bedrooms and a full bathroom, providing convenient single-level living. The living and dining areas flow naturally, creating a warm and inviting space for everyday living and entertaining. The upper level features a private third bedroom, perfect for a primary suite, guest room, or home office. A second full bathroom adds extra comfort and functionality for family or visitors. With renovations throughout, this move-in-ready home combines modern updates with the timeless appeal of a Detroit bungalow. Whether you're a first-time buyer or looking for a turnkey investment, this updated Detroit bungalow is a must-see. Appliances and A/C negotiable based on offer. This home is being monitored by cameras. * * * Buyer to verify all measurements and square footage. All taxes must be verified by the buyer and agent. * * * BATVAI

2. 2026-04-21
   status Pending

   Show marketing remark (1254 chars)

   Discover the perfect blend of classic charm and modern comfort in this beautifully fully renovated 3-bedroom, 2-bath bungalow in Detroit. From the moment you arrive, the covered front porch welcomes you with the ideal spot to relax and enjoy your morning coffee or unwind in the evening. Step inside to a bright, refreshed interior featuring updated finishes and a thoughtful layout. The main floor offers two spacious bedrooms and a full bathroom, providing convenient single-level living. The living and dining areas flow naturally, creating a warm and inviting space for everyday living and entertaining. The upper level features a private third bedroom, perfect for a primary suite, guest room, or home office. A second full bathroom adds extra comfort and functionality for family or visitors. With renovations throughout, this move-in-ready home combines modern updates with the timeless appeal of a Detroit bungalow. Whether you're a first-time buyer or looking for a turnkey investment, this updated Detroit bungalow is a must-see. Appliances and A/C negotiable based on offer. This home is being monitored by cameras. * * * Buyer to verify all measurements and square footage. All taxes must be verified by the buyer and agent. * * * BATVAI

3. 2026-03-07
   listed $110,000 Active

   Show marketing remark (1254 chars)

   Discover the perfect blend of classic charm and modern comfort in this beautifully fully renovated 3-bedroom, 2-bath bungalow in Detroit. From the moment you arrive, the covered front porch welcomes you with the ideal spot to relax and enjoy your morning coffee or unwind in the evening. Step inside to a bright, refreshed interior featuring updated finishes and a thoughtful layout. The main floor offers two spacious bedrooms and a full bathroom, providing convenient single-level living. The living and dining areas flow naturally, creating a warm and inviting space for everyday living and entertaining. The upper level features a private third bedroom, perfect for a primary suite, guest room, or home office. A second full bathroom adds extra comfort and functionality for family or visitors. With renovations throughout, this move-in-ready home combines modern updates with the timeless appeal of a Detroit bungalow. Whether you're a first-time buyer or looking for a turnkey investment, this updated Detroit bungalow is a must-see. Appliances and A/C negotiable based on offer. This home is being monitored by cameras. * * * Buyer to verify all measurements and square footage. All taxes must be verified by the buyer and agent. * * * BATVAI

4. 2026-03-07
   listed $110,000 Active 1254-char remark

   Show marketing remark (1254 chars)

   Discover the perfect blend of classic charm and modern comfort in this beautifully fully renovated 3-bedroom, 2-bath bungalow in Detroit. From the moment you arrive, the covered front porch welcomes you with the ideal spot to relax and enjoy your morning coffee or unwind in the evening. Step inside to a bright, refreshed interior featuring updated finishes and a thoughtful layout. The main floor offers two spacious bedrooms and a full bathroom, providing convenient single-level living. The living and dining areas flow naturally, creating a warm and inviting space for everyday living and entertaining. The upper level features a private third bedroom, perfect for a primary suite, guest room, or home office. A second full bathroom adds extra comfort and functionality for family or visitors. With renovations throughout, this move-in-ready home combines modern updates with the timeless appeal of a Detroit bungalow. Whether you're a first-time buyer or looking for a turnkey investment, this updated Detroit bungalow is a must-see. Appliances and A/C negotiable based on offer. This home is being monitored by cameras. * * * Buyer to verify all measurements and square footage. All taxes must be verified by the buyer and agent. * * * BATVAI

5. 2026-02-09
   historical
6. 2026-02-09
   historical
7. 2025-12-12
   historical
8. 2025-12-01
   listed $110,000 Active
9. 2025-12-01
   listed $110,000 Active
10. 2025-11-08
    listed
11. 2025-10-15
    historical
12. 2025-10-15
    historical
13. 2025-08-06
    listed $125,000 Active
14. 2025-08-06
    listed $125,000 Active

ⓘ 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: $1,011 · $84/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$341/yr (+$28/mo · 33.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 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: $15,809
• − Mortgage interest: −$6,162
• − Property taxes: −$1,011
• − Insurance: −$550
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,200
• Taxable income: $2,357
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $3,440/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

-12.0% since first listed

14 events — show timeline

• 2026-04-21 Pending — MiRealSource-MiMLS
• 2026-04-21 Pending — REALCOMP
• 2026-03-07 Listed $110,000 REALCOMP
• 2026-03-07 Listed $110,000 MiRealSource-MiMLS
• 2026-02-09 Listing Removed — REALCOMP
• 2026-02-09 Listing Removed — MiRealSource-MiMLS
• 2025-12-12 Rental Removed — REALCOMP
• 2025-12-01 Listed $110,000 REALCOMP
• 2025-12-01 Listed $110,000 MiRealSource-MiMLS
• 2025-11-08 Listed for Rent — REALCOMP
• 2025-10-15 Listing Removed — REALCOMP
• 2025-10-15 Listing Removed — MiRealSource-MiMLS
• 2025-08-06 Listed $125,000 REALCOMP
• 2025-08-06 Listed $125,000 MiRealSource-MiMLS

Property tax history

+12.7%/yr

Latest (2025): $1,011 · -7.0% YoY. Source: county tax records.