19161 Rosemont Ave · Detroit, MI 48219

$54,900

2 bd · 1.0 ba · 658 sqft · SingleFamily public records · 12 Days on market

Built 1942 6,098 sqft lot $83/sqft · 19% below area Est $68k · 19% under ↓ 16% since listing

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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 +15.0/15.0
• 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

MOTIVATED SELLER regrets having to back out of this project after making significant improvements due to personal reasons. Recent Updates Include: Brand New Roof (2025); New Furnace (2025); Hot Water Tank (2025); New Windows and New Doors (2025); New Glass Block Windows (2025 Basement); Laminate Flooring (2026); Ceramic Flooring and new cabinets in Kitchen (2026); Remodeled Bathroom with beautiful tile and higher end fixtures (2025) and Recessed Lighting throughout. Seller also updated the plumbing and electricity (wiring and panel - 2025) and replaced drain/lines beneath basement flooring. Here are a few 2 bdrm/1 bath comps just a few blocks away: 19749 Rosemont sold for $90k @ $119.52 per sq ft; 19195 Fenmore sold for $79,500 @ $110,41 per sq ft; 19425 Fenmore sold for $79,000 @ $109.72 per sq ft. Property currently falls under a tax abatement scheduled through 2029. BATVAI (Buyer's Agent To Verify All Information). SELLER WILL LOOK AT ALL OFFERS.

Key facts

• Hot water tank
• New furnace
• New doors

Tags

• BRAND NEW ROOF
• NEW FURNACE
• HOT WATER TANK
• NEW WINDOWS
• NEW DOORS
• NEW GLASS BLOCK WINDOWS

Property features AI

Finance

• Other: Property listed as residential single family; Located in the Milldale subdivision; directions: off 7 Mile, a few blocks west of the Southfield Freeway

Exterior

• Parking: Driveway parking; No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Asphalt roof; Paved road access; Lot approximately 0.14 acres (42 x 140); No pool

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: Total of 4 rooms (includes bedroom count and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air natural gas heating; Ceiling fan(s); No central air
• Interior features: Gas water heater; Unfinished basement; Basement present
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 17.4% 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 (+8.0%/yr); 305 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,900

Questions for the listing agent

1. Built in 1942 — 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. 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.
6. 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.
7. 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: 2.05% ✓
• Cap rate: 17.42%
• Cash-on-cash: 39.75%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (median comp): $67,892
• List price: $54,900
• Delta: -4.26%
• 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
19307 Fenmore St	0.19mi	2/1.0	725 (+10%)	3mo	$72,500	$100	72
19944 Faust Ave	0.52mi	2/1.0	665 (+1%)	4mo	$30,400	$46	70
19195 Fenmore St	0.18mi	2/1.0	720 (+9%)	8mo	$79,500	$110	70
19425 Fenmore St	0.28mi	2/1.0	720 (+9%)	8mo	$79,000	$110	65
18723 Warwick St	0.44mi	2/1.0	700 (+6%)	8mo	$54,500	$78	62
19751 Oakfield St	0.50mi	2/1.0	735 (+12%)	1mo	$17,500	$24	56
19749 Rosemont Ave	0.36mi	2/1.0	753 (+14%)	7mo	$90,000	$120	53
19510 Ferguson St	0.67mi	2/1.0	717 (+9%)	3mo	$21,000	$29	51
18247 Harlow St	0.58mi	2/1.0	728 (+11%)	10mo	$90,000	$124	47
19781 Oakfield St	0.52mi	2/1.0	752 (+14%)	8mo	$65,000	$86	46
17227 Curtis St	0.74mi	3/1.0 (+1)	717 (+9%)	2mo	$77,000	$107	44
18262 Gilchrist St	0.70mi	2/1.0	728 (+11%)	8mo	$55,000	$76	43

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: 41.7%
• Equity multiple: 2.92×
• Total profit: $29,500
• Equity at exit: $8,186

10-year hold

• IRR: 50.2%
• Equity multiple: 7.15×
• Total profit: $94,578
• Equity at exit: $4,747

Cash invested: $15,372 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $509

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 50%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	14d	1	0.53mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	12d	1	0.59mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	43d	1	0.61mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	0.63mi
20539 Southfield Rd Detroit, MI	1.0	1.0	700	$800	$1.14	10d	4	0.86mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	1.21mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	14d	5	1.30mi

Listing history 17 events

1. 2026-06-18
   days on market $54,900 Active 12 DOM
2. 2026-06-17
   days on market $54,900 Active 11 DOM
3. 2026-06-16
   days on market $54,900 Active 10 DOM
4. 2026-06-15
   days on market $54,900 Active 9 DOM
5. 2026-06-13
   days on market $54,900 Active 7 DOM
6. 2026-06-13
   days on market $54,900 Active 6 DOM
7. 2026-06-10
   price $54,900 Active 3 DOM
8. 2026-06-09
   days on market $58,900 Active 3 DOM

   Show marketing remark (963 chars)

   MOTIVATED SELLER regrets having to back out of this project after making significant improvements due to personal reasons. Recent Updates Include: Brand New Roof (2025); New Furnace (2025); Hot Water Tank (2025); New Windows and New Doors (2025); New Glass Block Windows (2025 Basement); Laminate Flooring (2026); Ceramic Flooring and new cabinets in Kitchen (2026); Remodeled Bathroom with beautiful tile and higher end fixtures (2025) and Recessed Lighting throughout. Seller also updated the plumbing and electricity (wiring and panel - 2025) and replaced drain/lines beneath basement flooring. Here are a few 2 bdrm/1 bath comps just a few blocks away: 19749 Rosemont sold for $90k @ $119.52 per sq ft; 19195 Fenmore sold for $79,500 @ $110,41 per sq ft; 19425 Fenmore sold for $79,000 @ $109.72 per sq ft. Property currently falls under a tax abatement scheduled through 2029. BATVAI (Buyer's Agent To Verify All Information). SELLER WILL LOOK AT ALL OFFERS.

9. 2026-06-08
   days on market $58,900 Active 2 DOM
10. 2026-06-07
    pricedays on marketlisting id $58,900 Active 1 DOM
11. 2026-06-03
    days on market $64,999 Active 19 DOM
12. 2026-06-02
    days on market $64,999 Active 18 DOM
13. 2026-06-01
    days on market $64,999 Active 17 DOM
14. 2026-05-31
    days on market $64,999 Active 16 DOM
15. 2026-05-18
    historical
16. 2026-05-14
    listed $64,999 Active
17. 2026-05-14
    listed $64,999 Active 794-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,498
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$1,597
• Taxable income: $5,568
• Est. tax owed @ 24.0%: −$1,336
• After-tax cash flow: $4,775/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

-15.5% since first listed

10 events — show timeline

• 2026-06-09 Price Changed $54,900 MiRealSource-MiMLS
• 2026-06-09 Price Changed $54,900 REALCOMP
• 2026-06-06 Listed $58,900 REALCOMP
• 2026-06-06 Listed $58,900 MiRealSource-MiMLS
• 2026-06-04 Listing Removed — MiRealSource-MiMLS
• 2026-06-04 Listing Removed — REALCOMP
• 2026-05-19 Relisted — REALCOMP
• 2026-05-18 Listing Removed — REALCOMP
• 2026-05-14 Listed $64,999 MiRealSource-MiMLS
• 2026-05-14 Listed $64,999 REALCOMP

Property tax history

+7.2%/yr

Latest (2025): $2,812 · +243.4% YoY. Source: county tax records.