19780 Barlow St · Detroit, MI 48205

$62,900

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 28 Days on market

Built 1947 4,792 sqft lot $56/sqft · 23% below area Est $82k · 23% under

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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
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS - HERE ARE THE PERFECT TENANTS IN A WELL MAINTAINED HOME ON A GREAT BLOCK! Solid three bedroom with an updated kitchen, amazing condition in and out, recently updated and serviced sewer line, stack and mechanicals, windows, roof, driveway and fence all have good life left. Clean dry basement and a nice backyard and garage. Continue to maintain this property and it will offer returns for years to come without investment in big ticket items. Long term tenants on a yearly lease and paid to date at $1,000. per month. Tenant pays utilities AND MAINTAINS YARD! No showings without scheduled appointment and proof of funds. NO SELLER FINANCING BATVAI

Key facts

• Good life left roof
• Nice backyard
• Updated kitchen

Tags

• UPDATED KITCHEN
• RECENTLY UPDATED SEWER LINE
• CLEAN DRY BASEMENT
• NICE BACKYARD
• GOOD LIFE LEFT ROOF
• GOOD LIFE LEFT WINDOWS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Water available; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum and vinyl siding; Block foundation
• Exterior features: Paved road; Lot approx. 0.11 acres (45 x 110)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Three total rooms

🏷️ Possibly a rental listed for sale. The $62,900 price doesn't fit this home's estimated sale value (~$81,582) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 10.0% 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 (+1.3%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 43% of the median local income ($39k/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 $435 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 + 1.3% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 19y ago; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,956 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 2.22% ✓
• Cap rate: 16.79%
• Cash-on-cash: 37.51%
• DSCR: 2.67
• GRM: 3.8

CMA / ARV

• ARV (median comp): $81,582
• List price: $62,900
• Delta: -3.16%
• 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
19940 Westphalia St	0.21mi	3/1.0	1,114 (-1%)	0mo	$30,000	$27	88
20264 Waltham St	0.35mi	3/1.5	1,192 (+6%)	1mo	$50,000	$42	72
19730 Goulburn St	0.14mi	3/1.5	977 (-13%)	1mo	$114,000	$117	68
20577 Fairport St	0.53mi	3/1.0	1,078 (-4%)	1mo	$65,000	$60	67
21022 Helle Ave	0.72mi	3/1.0	1,120 (-1%)	2mo	$135,000	$121	64
20218 Goulburn St	0.32mi	3/1.0	965 (-14%)	1mo	$12,000	$12	60
20020 Pelkey St	0.53mi	3/1.0	1,020 (-10%)	2mo	$75,000	$74	58
19161 Hamburg St	0.41mi	3/1.0	960 (-15%)	2mo	$116,000	$121	55
18652 Goulburn St	0.68mi	4/1.0 (+1)	1,200 (+6%)	2mo	$23,000	$19	51
20541 Barlow St	0.45mi	2/1.0 (-1)	980 (-13%)	2mo	$60,000	$61	51
18680 Westphalia St	0.67mi	4/1.0 (+1)	1,247 (+10%)	1mo	$75,000	$60	46
13693 Edmore Dr	0.74mi	3/1.5	1,269 (+12%)	0mo	$100,000	$79	42

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.29×
• Total profit: $22,655
• Equity at exit: $9,379

10-year hold

• IRR: 37.5%
• Equity multiple: 4.19×
• Total profit: $56,107
• Equity at exit: $5,438

Cash invested: $17,612 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$330
• Tax from tax record: −$194 /mo · $2,331/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $550

Break-even live

Break-even rent $697

Max offer price $62,900

Occupancy floor 56%

Sensitivity live

Price	-10% $586	-5% $568	+0% $550	+5% $533	+10% $515
Rent	-10% $440	-5% $495	+0% $550	+5% $605	+10% $661
Rate	-1.0pp $582	-0.5pp $566	base $550	+0.5pp $534	+1.0pp $518

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	19d	1	0.21mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	19d	1	0.23mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	19d	1	0.31mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	19d	1	0.34mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	19d	1	0.38mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	19d	1	0.42mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	5d	1	0.44mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,200	$0.92	0d	1	0.46mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	19d	1	0.51mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	13d	1	0.52mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	45d	1	0.53mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	19d	1	0.53mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	19d	1	0.54mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	26d	1	0.58mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	0.59mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	26d	1	0.62mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	45d	1	0.65mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	26d	1	0.67mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	19d	1	0.68mi
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	13d	1	0.72mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	26d	1	0.77mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	23d	1	0.77mi
21311 Waltham Rd Warren, MI	3.0	1.0	1000	$1,350	$1.35	0d	1	0.78mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	26d	1	0.84mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	26d	1	0.93mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,320	$1.55	0d	1	0.96mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	26d	1	0.99mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	26d	1	0.99mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	45d	1	1.02mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	14d	1	1.07mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	3d	1	1.08mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	19d	1	1.08mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	19d	1	1.09mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	45d	1	1.11mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	19d	1	1.17mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	26d	1	1.20mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	45d	1	1.21mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	26d	1	1.28mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	26d	1	1.37mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	19d	1	1.40mi

Listing history 48 events

1. 2026-06-18
   days on market $62,900 Active 28 DOM
2. 2026-06-17
   days on market $62,900 Active 27 DOM
3. 2026-06-15
   days on market $62,900 Active 25 DOM
4. 2026-06-13
   days on market $62,900 Active 23 DOM
5. 2026-06-13
   pricedays on market $62,900 Active 22 DOM
6. 2026-06-09
   days on market $64,900 Active 19 DOM
7. 2026-06-08
   days on market $64,900 Active 18 DOM
8. 2026-06-07
   pricedays on market $64,900 Active 17 DOM
9. 2026-06-04
   days on market $69,900 Active 14 DOM
10. 2026-06-03
    days on market $69,900 Active 13 DOM
11. 2026-06-02
    days on market $69,900 Active 12 DOM
12. 2026-06-01
    days on market $69,900 Active 11 DOM
13. 2026-05-31
    days on market $69,900 Active 10 DOM
14. 2026-05-19
    historical
15. 2026-04-22
    status Active
16. 2026-04-22
    status Active
17. 2026-04-17
    status Pending
18. 2026-04-17
    status Pending
19. 2026-04-17
    historical
20. 2026-04-10
    historical Accepting Backup Offers
21. 2026-04-10
    historical Active Under Contract
22. 2026-03-13
    price $79,000
23. 2026-03-12
    price $79,000
24. 2026-02-19
    listed $85,000 Active
25. 2026-02-19
    listed $85,000 Active
26. 2024-09-03
    soldstatus $75,000
27. 2024-08-23
    status Pending
28. 2024-08-23
    status Pending
29. 2024-08-23
    soldstatus $75,000 Sold
30. 2024-08-23
    soldstatus $75,000 Closed
31. 2024-06-01
    listed $75,000 Active
32. 2024-06-01
    listed $75,000 Active
33. 2024-05-29
    historical $75,000
34. 2024-05-29
    historical $75,000
35. 2024-05-28
    historical
36. 2024-05-28
    historical
37. 2024-03-21
    price $75,000
38. 2024-03-21
    price $75,000
39. 2023-12-12
    listed $78,000 Active
40. 2023-12-12
    listed $78,000 Active
41. 2022-03-21
    soldstatus $63,250
42. 2008-01-25
    soldstatus $8,500
43. 2007-10-07
    listed $12,000
44. 2007-10-05
    historical
45. 2007-10-05
    historical
46. 2007-06-08
    listed $37,905
47. 2007-06-08
    listed $37,905
48. 2002-08-14
    soldstatus $46,000

ⓘ 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: $2,331 · $194/mo
• Projected year-2 tax: $2,331 · $194/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 · 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: $16,721
• − Mortgage interest: −$3,523
• − Property taxes: −$2,331
• − Insurance: −$314
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$1,830
• Taxable income: $6,047
• Est. tax owed @ 24.0%: −$1,451
• After-tax cash flow: $5,154/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+36.7% since first listed

43 events — show timeline

• 2026-06-19 Listing Removed — MiRealSource-MiMLS
• 2026-06-19 Listing Removed — REALCOMP
• 2026-06-11 Price Changed $62,900 MiRealSource-MiMLS
• 2026-06-11 Price Changed $62,900 REALCOMP
• 2026-06-05 Price Changed $64,900 MiRealSource-MiMLS
• 2026-06-04 Price Changed $64,900 REALCOMP
• 2026-05-21 Listed $69,900 MiRealSource-MiMLS
• 2026-05-21 Listed $69,900 REALCOMP
• 2026-05-19 Listing Removed — MiRealSource-MiMLS
• 2026-04-22 Relisted — MiRealSource-MiMLS
• 2026-04-22 Relisted — REALCOMP
• 2026-04-17 Pending — MiRealSource-MiMLS
• 2026-04-17 Pending — REALCOMP
• 2026-04-17 Listing Removed — REALCOMP
• 2026-04-10 Contingent — MiRealSource-MiMLS
• 2026-04-10 Contingent — REALCOMP
• 2026-03-13 Price Changed $79,000 MiRealSource-MiMLS
• 2026-03-12 Price Changed $79,000 REALCOMP
• 2026-02-19 Listed $85,000 REALCOMP
• 2026-02-19 Listed $85,000 MiRealSource-MiMLS
• 2024-09-03 Sold (Public Records) $75,000 Public Records
• 2024-08-23 Pending — MiRealSource-MiMLS
• 2024-08-23 Pending — REALCOMP
• 2024-08-23 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2024-08-23 Sold (MLS) $75,000 REALCOMP
• 2024-06-01 Listed $75,000 MiRealSource-MiMLS
• 2024-06-01 Listed $75,000 REALCOMP
• 2024-05-29 Coming Soon $75,000 MiRealSource-MiMLS
• 2024-05-29 Coming Soon $75,000 REALCOMP
• 2024-05-28 Listing Removed — MiRealSource-MiMLS
• 2024-05-28 Listing Removed — REALCOMP
• 2024-03-21 Price Changed $75,000 MiRealSource-MiMLS
• 2024-03-21 Price Changed $75,000 REALCOMP
• 2023-12-12 Listed $78,000 MiRealSource-MiMLS
• 2023-12-12 Listed $78,000 REALCOMP
• 2022-03-21 Sold (Public Records) $63,250 Public Records
• 2008-01-25 Sold (MLS) $8,500 REALCOMP
• 2007-10-07 Listed $12,000 REALCOMP
• 2007-10-05 Listing Removed — REALCOMP
• 2007-10-05 Listing Removed — MiRealSource-MiMLS
• 2007-06-08 Listed $37,905 REALCOMP
• 2007-06-08 Listed $37,905 MiRealSource-MiMLS
• 2002-08-14 Sold (Public Records) $46,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,331 · +91.0% YoY. Source: county tax records.