20190 Stratford Rd · Detroit, MI 48221

$179,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 3 Days on market

Built 1941 3,485 sqft lot Est $248k · 27% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 18618 Stratford Street! Located in Green Acres Sub. A sought after Detroit neighborhood. Beautiful 3 bedroom Brick Half Duplex. This home has an open floor plan. Centeral air. Updated with modern decor. Lovely living room with lots of lighting and a natural firelplace. New Kitchen with stainless steel appliances opens to a formal dining room. Bonus room on main floor could be used as an office/den and has a full bath. Huge master bedroom with his and hers closets. Second bedroom has a patio. Full basement with a cozy natural fireplace offers extra space for entertaining guest and storage. Nice backyard with a covered porch and a 2.5 car garage.

Key facts

• Open floor plan
• Formal dining room
• Natural fireplace

Tags

• OPEN FLOOR PLAN
• NATURAL FIREPLACE
• STAINLESS STEEL APPLIANCES
• FORMAL DINING ROOM
• BONUS ROOM
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage with approximately 2.5 car capacity
• Utilities: Public water; Public sewer; Circuit breaker electric service; Water service available
• Home design: Single-family residential home; Two levels; Ground-level entry
• Construction: Brick construction; Block foundation
• Exterior features: Covered porch; Exterior lighting; Back yard fenced

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Free-standing electric range; Free-standing refrigerator; Wood-burning fireplace in living room and basement; Finished full basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $72 ($863/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 $165k (8.2% below list).
• Recommended offer: $165k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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 (+3.4%/yr); 349 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 3y 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.
• Current owner paid $138k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,176 (8.2% below list)

Questions for the listing agent

1. Built in 1941 — 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: 0.92% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $247,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20441 Gardendale St	0.19mi	4/1.5 (+1)	1,400 (-3%)	1mo	$130,000	$93	79
581 Flowerdale St	0.59mi	3/1.0	1,450 (+1%)	0mo	$250,000	$172	71
2444 Woodstock Dr	0.51mi	3/1.5	1,451 (+1%)	3mo	$258,000	$178	71
335 Laprairie St	0.39mi	3/1.0	1,553 (+8%)	1mo	$236,000	$152	68
3127 W 8 Mile Rd	0.25mi	3/2.0	1,274 (-12%)	3mo	$113,000	$89	62
230 Allen St	0.33mi	3/1.0	1,249 (-13%)	0mo	$252,000	$202	62
410 Stratford Rd	0.57mi	3/1.5	1,302 (-10%)	1mo	$360,000	$276	55
559 Gardendale St	0.56mi	3/2.0	1,530 (+6%)	7mo	$325,000	$212	54
311 Adams Ct	0.60mi	3/1.0	1,275 (-12%)	3mo	$170,000	$133	50
207 Farmdale St	0.41mi	4/1.0 (+1)	1,244 (-14%)	6mo	$190,000	$153	48
378 Fielding St	0.54mi	3/2.0	1,594 (+11%)	7mo	$203,400	$128	47
1349 Northway St	0.69mi	2/1.5 (-1)	1,254 (-13%)	0mo	$235,000	$187	39

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-23,819
• Equity at exit: $26,824

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-11,728
• Equity at exit: $15,554

Cash invested: $50,372 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$943
• Tax from tax record: −$215 /mo · $2,575/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $72

Break-even live

Break-even rent $1,561

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $174	-5% $123	+0% $72	+5% $21	+10% $-30
Rent	-10% $-59	-5% $7	+0% $72	+5% $137	+10% $202
Rate	-1.0pp $162	-0.5pp $118	base $72	+0.5pp $25	+1.0pp $-22

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20129 Stratford Rd Unit 2 Detroit, MI	2.0	1.0	1100	$1,223	$1.11	25d	1	0.08mi
20643 Stratford Rd Unit 1 Detroit, MI	2.0	1.5	1000	$1,250	$1.25	45d	1	0.20mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	19d	1	0.42mi
351 Edgewood Pl Unit 2 Ferndale, MI	3.0	2.0	1600	$2,200	$1.38	19d	1	0.45mi
353 W Webster St Ferndale, MI	2.0	1.0	900	$1,525	$1.69	18d	1	0.47mi
226 Fielding St Ferndale, MI	2.0	1.0	1000	$1,500	$1.50	25d	1	0.60mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	45d	1	0.60mi
224 Fielding St Ferndale, MI	2.0	1.0	1000	$1,800	$1.80	25d	1	0.61mi
695 Livernois St Unit 1 Ferndale, MI	2.0	2.0	1500	$2,750	$1.83	14d	1	0.71mi
695 Livernois St Unit 2 Ferndale, MI	2.0	1.0	950	$2,350	$2.47	6d	1	0.71mi
631 Shasta Pl Ferndale, MI	3.0	2.0	1317	$2,100	$1.59	45d	1	0.76mi
851 Gardendale St Ferndale, MI	2.0	1.0	933	$1,625	$1.74	25d	1	0.77mi
394 Hilton Rd #101 Ferndale, MI	2.0	2.0	1506	$2,500	$1.66	4d	1	0.83mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	45d	1	0.85mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	45d	1	0.87mi
22111 Woodward Ave Ferndale, MI	2.0	1.0	816	$3,355	$4.11	18d	1	0.90mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	19d	1	0.95mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	19d	1	1.02mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	19d	1	1.16mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	19d	1	1.18mi
320 E Troy St Ferndale, MI	4.0	2.0	1627	$2,200	$1.35	45d	1	1.19mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	45d	1	1.20mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	25d	1	1.26mi
1330 E Chesterfield St Ferndale, MI	4.0	2.0	1795	$2,800	$1.56	0d	1	1.28mi
1557 Leroy St Ferndale, MI	3.0	2.0	1380	$2,523	$1.83	6d	1	1.29mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	25d	1	1.38mi
1260 W Nine Mile Rd Unit 13 Ferndale, MI	2.0	1.0	1000	$1,399	$1.40	16d	1	1.42mi
400 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$1,400	$1.40	12d	1	1.42mi
501 E Breckenridge St Ferndale, MI	3.0	1.0	946	$1,800	$1.90	25d	1	1.43mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	45d	1	1.43mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	19d	1	1.46mi
453 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$2,500	$2.50	4d	1	1.46mi
455 E Cambourne St Unit 2 Ferndale, MI	2.0	1.0	900	$2,400	$2.67	4d	1	1.47mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	6d	1	1.47mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	25d	1	1.48mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	45d	1	1.48mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	25d	1	1.49mi
1491 W Nine Mile Rd Unit 9 Ferndale, MI	2.0	1.0	900	$1,350	$1.50	45d	1	1.49mi

Listing history 3 events

1. 2026-06-21
   days on market $179,900 Active 3 DOM
2. 2026-06-19
   remarks 663-char remark
3. 2026-06-19
   listed $179,900 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: $2,575 · $215/mo
• Projected year-2 tax: $2,673 · $223/mo
• Expected delta: +$98/yr (+$8/mo · 3.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 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: $19,821
• − Mortgage interest: −$10,077
• − Property taxes: −$2,575
• − Insurance: −$900
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$5,233
• Taxable loss: −$2,136
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $1,375/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

+43.9% since first listed

17 events — show timeline

• 2026-06-18 Listed $179,900 MiRealSource-MiMLS
• 2026-06-18 Listed $179,900 REALCOMP
• 2024-01-09 Sold (MLS) $137,500 MiRealSource-MiMLS
• 2024-01-09 Sold (MLS) $137,500 REALCOMP
• 2023-09-08 Pending — MiRealSource-MiMLS
• 2023-09-08 Pending — REALCOMP
• 2023-08-15 Listed $162,000 MiRealSource-MiMLS
• 2023-08-15 Listed $162,000 REALCOMP
• 2023-08-15 Listing Removed — MiRealSource-MiMLS
• 2023-08-14 Price Changed $162,000 REALCOMP
• 2023-08-14 Relisted — REALCOMP
• 2023-06-20 Listing Removed — REALCOMP
• 2023-04-21 Pending — MiRealSource-MiMLS
• 2023-04-21 Pending — REALCOMP
• 2023-04-15 Price Changed $162,000 MiRealSource-MiMLS
• 2023-03-21 Listed $125,000 REALCOMP
• 2023-03-20 Listed $125,000 MiRealSource-MiMLS

Property tax history

+2.2%/yr

Latest (2025): $2,575 · -30.9% YoY. Source: county tax records.