19766 Stahelin Stahelin Ave · Detroit, MI 48219

$25,000

2 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 265 Days on market

Built 1947 5,227 sqft lot $23/sqft · 71% below area ↓ 9% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Charming 2-bedroom, 1-bath home in a quiet Detroit neighborhood. This property offers great potential for investors or buyers looking for a project. Features include a partially finished basement and a spacious lot. Please note the home is being sold “As Is” and has a history of fire damage. Bring your vision and make this property your own. Convenient location close to local amenities.

Key facts

• Spacious lot
• Convenient location
• 5,227 sq ft lot

Tags

• PARTIALLY FINISHED BASEMENT
• SPACIOUS LOT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 44.4% 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 fast (+8.0%/yr); 309 active listings in the ZIP; 40 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 36% 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $2k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 5.19% ✓
• Cap rate: 44.45%
• Cash-on-cash: 136.27%
• DSCR: 7.06
• GRM: 1.6

CMA / ARV

• ARV (median comp): $87,711
• List price: $25,000
• Delta: -71.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19749 Huntington Rd	0.32mi	3/1.5 (+1)	1,093 (-0%)	0mo	$169,999	$156	78
19455 Avon Ave	0.14mi	3/1.0 (+1)	1,023 (-6%)	2mo	$72,000	$70	76
19338 Fenmore St	0.55mi	3/1.0 (+1)	1,120 (+2%)	1mo	$116,000	$104	65
18926 Ashton Ave	0.68mi	3/1.0 (+1)	1,095 (+0%)	3mo	$125,000	$114	61
20534 Grandville Ave	0.53mi	3/1.5 (+1)	1,155 (+6%)	3mo	$213,500	$185	57
19352 Margareta St	0.68mi	3/1.0 (+1)	1,060 (-3%)	3mo	$105,000	$99	56
18801 Margareta St	0.68mi	3/1.0 (+1)	1,045 (-4%)	3mo	$60,000	$57	53
20004 Southfield Fwy	0.48mi	2/1.0	929 (-15%)	1mo	$20,000	$22	51
19950 Oakfield St	0.64mi	3/1.0 (+1)	1,001 (-8%)	5mo	$40,000	$40	47
18631 Margareta St	0.68mi	3/1.0 (+1)	950 (-13%)	0mo	$62,000	$65	41
19009 Ashton Ave	0.60mi	3/3.0 (+1)	1,225 (+12%)	2mo	$170,000	$139	37
18555 Edinborough Rd	0.74mi	3/1.0 (+1)	950 (-13%)	2mo	$70,000	$74	36

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: —
• Equity multiple: 8.64×
• Total profit: $53,485
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 21.45×
• Total profit: $143,179
• Equity at exit: $2,162

Cash invested: $7,000 (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: 309
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$131
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $795

Break-even live

Break-even rent $291

Max offer price $25,000

Occupancy floor 34%

Sensitivity live

Price	-10% $809	-5% $802	+0% $795	+5% $788	+10% $781
Rent	-10% $692	-5% $744	+0% $795	+5% $846	+10% $897
Rate	-1.0pp $808	-0.5pp $801	base $795	+0.5pp $788	+1.0pp $782

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	45d	1	0.13mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.21mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	0.25mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,025	$1.40	0d	1	0.29mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	26d	1	0.32mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	0.40mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	45d	1	0.41mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	16d	1	0.47mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	25d	1	0.47mi
20200 Ashton Ave Detroit, MI	3.0	1.0	1200	$1,200	$1.00	18d	1	0.50mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	45d	1	0.50mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,423	$1.38	0d	1	0.54mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	45d	1	0.55mi
19367 Plainview Ave Detroit, MI	3.0	2.0	1208	$1,400	$1.16	0d	1	0.56mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	45d	1	0.57mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	45d	1	0.59mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,323	$1.73	0d	1	0.60mi
20539 Southfield Rd Detroit, MI	1.0	1.0	700	$800	$1.14	11d	4	0.64mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	3d	1	0.69mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	18d	1	0.72mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	0.73mi
19307 Lindsay St Detroit, MI	2.0	1.0	900	$1,100	$1.22	0d	1	0.75mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	18d	1	0.78mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	45d	1	0.80mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	6d	1	0.80mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	0.85mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	6d	1	0.87mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	26d	1	0.89mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	6d	1	0.93mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	0.95mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	6d	1	0.99mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	1.01mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	45d	1	1.07mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	18d	1	1.09mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	26d	1	1.11mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	18d	1	1.11mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	18d	1	1.14mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	18d	1	1.16mi
20284 Melrose St Southfield, MI	3.0	1.0	1200	$1,550	$1.29	45d	1	1.16mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	26d	1	1.17mi

Listing history 17 events

1. 2026-06-21
   days on market $25,000 Active 265 DOM
2. 2026-06-18
   days on market $25,000 Active 262 DOM
3. 2026-06-17
   days on market $25,000 Active 261 DOM
4. 2026-06-15
   days on market $25,000 Active 259 DOM
5. 2026-06-13
   days on market $25,000 Active 257 DOM
6. 2026-06-13
   days on market $25,000 Active 256 DOM
7. 2026-06-09
   days on market $25,000 Active 253 DOM
8. 2026-06-08
   days on market $25,000 Active 252 DOM
9. 2026-06-07
   days on market $25,000 Active 251 DOM
10. 2026-06-04
    days on market $25,000 Active 248 DOM
11. 2026-06-03
    days on market $25,000 Active 247 DOM
12. 2026-06-01
    days on market $25,000 Active 245 DOM
13. 2026-05-31
    days on market $25,000 Active 244 DOM
14. 2026-03-20
    price $25,000 421-char remark

    Show marketing remark (401 chars)

    Charming 2-bedroom, 1-bath home in a quiet Detroit neighborhood. This property offers great potential for investors or buyers looking for a project. Features include a partially finished basement and a spacious lot. Please note the home is being sold “As Is” and has a history of fire damage. Bring your vision and make this property your own. Convenient location close to local amenities.

15. 2026-03-20
    price $25,000 401-char remark

    Show marketing remark (401 chars)

    Charming 2-bedroom, 1-bath home in a quiet Detroit neighborhood. This property offers great potential for investors or buyers looking for a project. Features include a partially finished basement and a spacious lot. Please note the home is being sold “As Is” and has a history of fire damage. Bring your vision and make this property your own. Convenient location close to local amenities.

16. 2025-09-29
    listed $27,500 Active 401-char remark

    Show marketing remark (421 chars)

    Charming 2-bedroom, 1-bath home in a quiet Detroit neighborhood. This property offers great potential for investors or buyers looking for a project. Features include a partially finished basement and a spacious lot. Please note the home is being sold “As Is” and has a history of fire damage. Bring your vision and make this property your own. Convenient location close to local amenities.

17. 2025-09-29
    listed $27,500 Active 421-char remark

    Show marketing remark (421 chars)

    Charming 2-bedroom, 1-bath home in a quiet Detroit neighborhood. This property offers great potential for investors or buyers looking for a project. Features include a partially finished basement and a spacious lot. Please note the home is being sold “As Is” and has a history of fire damage. Bring your vision and make this property your own. Convenient location close to local amenities.

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,056 · $88/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 2/10 Low 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: $15,561
• − Mortgage interest: −$1,400
• − Property taxes: −$1,056
• − Insurance: −$125
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$727
• Taxable income: $9,763
• Est. tax owed @ 24.0%: −$2,343
• After-tax cash flow: $7,196/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

-9.1% since first listed

4 events — show timeline

• 2026-03-20 Price Changed $25,000 MiRealSource-MiMLS
• 2026-03-20 Price Changed $25,000 REALCOMP
• 2025-09-29 Listed $27,500 REALCOMP
• 2025-09-29 Listed $27,500 MiRealSource-MiMLS

Property tax history

-3.2%/yr

Latest (2025): $1,056 · -53.8% YoY. Source: county tax records.