19916 Westphalia St · Detroit, MI 48205

$69,500

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 25 Days on market

Built 1943 4,792 sqft lot $73/sqft · 11% above area Est $63k · 11% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is a nicely refreshed bungalow near the Detroit - Warren border. This 3 BR dwelling features and a handsomely remodeled kitchen with eat in dining area. Bathroom with updated tub, tile and vanity. Spacious primary bedroom on upper level. Vinyl windows. Full basement. Beautiful new privacy fence. Solid opportunity for an investor to add the finishing touches and rent out for cash flow.

Key facts

• 4,792 sq ft lot
• Built 1943
• Listed 25 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; Two-story home; Ground-level entry with steps; Aluminum siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot roughly 45 x 110.26 (0.11 acres)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 42% 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 $481 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 32y 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 $51k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,457 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — 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: 1.95% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.82%
• DSCR: 2.19
• GRM: 4.3

CMA / ARV

• ARV (median comp): $62,576
• List price: $69,500
• Delta: 11.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19730 Goulburn St	0.12mi	3/1.5	977 (+3%)	1mo	$114,000	$117	87
20218 Goulburn St	0.24mi	3/1.0	965 (+1%)	1mo	$12,000	$12	85
20218 Hickory St	0.35mi	3/1.0	930 (-2%)	1mo	$26,000	$28	79
13452 Tacoma St	0.31mi	3/1.0	900 (-6%)	1mo	$69,072	$77	76
20300 Hickory St	0.40mi	3/1.0	918 (-4%)	1mo	$31,000	$34	74
20020 Pelkey St	0.33mi	3/1.0	1,020 (+7%)	2mo	$75,000	$74	71
20543 Waltham St	0.42mi	3/1.0	890 (-6%)	1mo	$50,000	$56	69
20541 Barlow St	0.44mi	2/1.0 (-1)	980 (+3%)	2mo	$60,000	$61	68
12416 Vernon Ave	0.66mi	3/1.0	944 (-1%)	2mo	$128,000	$136	66
20577 Fairport St	0.43mi	3/1.0	1,078 (+13%)	1mo	$65,000	$60	57
14076 Rossini Dr	0.73mi	3/1.0	1,055 (+11%)	0mo	$90,000	$85	48
13046 Sherman Ave	0.74mi	4/1.0 (+1)	870 (-9%)	1mo	$120,000	$138	45

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: 18.6%
• Equity multiple: 1.74×
• Total profit: $14,318
• Equity at exit: $10,363

10-year hold

• IRR: 25.6%
• Equity multiple: 3.04×
• Total profit: $39,733
• Equity at exit: $6,009

Cash invested: $19,460 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$364
• Tax from tax record: −$240 /mo · $2,881/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $435

Break-even live

Break-even rent $802

Max offer price $69,500

Occupancy floor 63%

Sensitivity live

Price	-10% $474	-5% $455	+0% $435	+5% $415	+10% $396
Rent	-10% $328	-5% $382	+0% $435	+5% $488	+10% $542
Rate	-1.0pp $470	-0.5pp $453	base $435	+0.5pp $417	+1.0pp $399

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	18d	1	0.21mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	18d	1	0.32mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	18d	1	0.37mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	0.38mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	18d	1	0.39mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	0.42mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	0.42mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	45d	1	0.44mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	0.45mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	0.50mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	5d	1	0.53mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	25d	1	0.57mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	25d	1	0.60mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	45d	1	0.67mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	0.71mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	23d	1	0.72mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	0.72mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	25d	1	0.75mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	45d	1	0.76mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	18d	1	0.76mi
21311 Waltham Rd Warren, MI	3.0	1.0	1000	$1,350	$1.35	0d	1	0.81mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	25d	1	0.81mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	45d	1	0.86mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	25d	1	0.89mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,320	$1.55	0d	1	0.93mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	0.98mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	1.13mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	45d	1	1.21mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	14d	1	1.24mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	25d	1	1.42mi
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	6d	1	1.45mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	45d	1	1.48mi

Listing history 50 events

1. 2026-06-02
   status $69,500 Pending 25 DOM
2. 2026-06-01
   days on market $69,500 Active Under Contract 25 DOM

   Show marketing remark (392 chars)

   Here is a nicely refreshed bungalow near the Detroit - Warren border. This 3 BR dwelling features and a handsomely remodeled kitchen with eat in dining area. Bathroom with updated tub, tile and vanity. Spacious primary bedroom on upper level. Vinyl windows. Full basement. Beautiful new privacy fence. Solid opportunity for an investor to add the finishing touches and rent out for cash flow.

3. 2026-05-31
   days on market $69,500 Active Under Contract 24 DOM
4. 2026-05-07
   listed $69,500 Active 392-char remark

   Show marketing remark (392 chars)

   Here is a nicely refreshed bungalow near the Detroit - Warren border. This 3 BR dwelling features and a handsomely remodeled kitchen with eat in dining area. Bathroom with updated tub, tile and vanity. Spacious primary bedroom on upper level. Vinyl windows. Full basement. Beautiful new privacy fence. Solid opportunity for an investor to add the finishing touches and rent out for cash flow.

5. 2026-05-07
   listed $69,500 Active 392-char remark

   Show marketing remark (392 chars)

   Here is a nicely refreshed bungalow near the Detroit - Warren border. This 3 BR dwelling features and a handsomely remodeled kitchen with eat in dining area. Bathroom with updated tub, tile and vanity. Spacious primary bedroom on upper level. Vinyl windows. Full basement. Beautiful new privacy fence. Solid opportunity for an investor to add the finishing touches and rent out for cash flow.

6. 2025-06-16
   historical
7. 2025-06-13
   price $102,000
8. 2025-06-12
   price $102,000
9. 2025-05-13
   price $89,000
10. 2025-05-13
    price $89,000
11. 2025-04-17
    listed $99,000 Active
12. 2025-04-17
    listed $99,000 Active
13. 2025-04-11
    historical
14. 2025-04-09
    historical
15. 2025-02-18
    status Active
16. 2025-02-18
    status Active
17. 2025-02-05
    status Pending
18. 2025-02-05
    status Pending
19. 2025-01-23
    price $85,000
20. 2025-01-22
    price $85,000
21. 2024-11-28
    price $89,000
22. 2024-11-28
    price $89,000
23. 2024-11-13
    price $94,000
24. 2024-11-13
    price $94,000
25. 2024-10-13
    listed $99,000 Active
26. 2024-10-13
    listed $99,000 Active
27. 2024-10-11
    historical
28. 2024-10-11
    historical
29. 2024-08-29
    historical
30. 2024-08-29
    historical
31. 2024-03-03
    listed $63,000 Active
32. 2024-03-03
    listed $63,000 Active
33. 2024-02-29
    historical
34. 2024-02-29
    historical
35. 2021-09-01
    soldstatus $51,000
36. 2021-08-23
    soldstatus $24,500 Sold
37. 2021-08-23
    soldstatus $24,500 Closed
38. 2021-06-23
    status Pending
39. 2021-06-23
    status Pending
40. 2021-06-02
    listed $37,500 Active
41. 2021-06-02
    listed $37,500 Active
42. 2016-08-02
    historical
43. 2016-08-01
    historical
44. 2016-07-01
    price $17,700
45. 2016-06-30
    price $17,700
46. 2016-04-07
    listed $17,900 Active
47. 2016-04-04
    listed $17,900 Active
48. 2016-03-01
    historical
49. 2016-02-29
    historical
50. 2016-01-31
    listed $18,000 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: $2,881 · $240/mo
• Projected year-2 tax: $2,881 · $240/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 · 14 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: $16,230
• − Mortgage interest: −$3,893
• − Property taxes: −$2,881
• − Insurance: −$348
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,022
• Taxable income: $4,489
• Est. tax owed @ 24.0%: −$1,077
• After-tax cash flow: $4,142/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

+135.6% since first listed

59 events — show timeline

• 2026-06-01 Pending — MiRealSource-MiMLS
• 2026-06-01 Pending — REALCOMP
• 2026-05-22 Contingent — MiRealSource-MiMLS
• 2026-05-22 Contingent — REALCOMP
• 2026-05-07 Listed $69,500 REALCOMP
• 2026-05-07 Listed $69,500 MiRealSource-MiMLS
• 2025-06-16 Listing Removed — MiRealSource-MiMLS
• 2025-06-13 Price Changed $102,000 MiRealSource-MiMLS
• 2025-06-12 Price Changed $102,000 REALCOMP
• 2025-05-13 Price Changed $89,000 MiRealSource-MiMLS
• 2025-05-13 Price Changed $89,000 REALCOMP
• 2025-04-17 Listed $99,000 REALCOMP
• 2025-04-17 Listed $99,000 MiRealSource-MiMLS
• 2025-04-11 Listing Removed — MiRealSource-MiMLS
• 2025-04-09 Listing Removed — REALCOMP
• 2025-02-18 Relisted — MiRealSource-MiMLS
• 2025-02-18 Relisted — REALCOMP
• 2025-02-05 Pending — MiRealSource-MiMLS
• 2025-02-05 Pending — REALCOMP
• 2025-01-23 Price Changed $85,000 MiRealSource-MiMLS
• 2025-01-22 Price Changed $85,000 REALCOMP
• 2024-11-28 Price Changed $89,000 MiRealSource-MiMLS
• 2024-11-28 Price Changed $89,000 REALCOMP
• 2024-11-13 Price Changed $94,000 MiRealSource-MiMLS
• 2024-11-13 Price Changed $94,000 REALCOMP
• 2024-10-13 Listed $99,000 MiRealSource-MiMLS
• 2024-10-13 Listed $99,000 REALCOMP
• 2024-10-11 Coming Soon — REALCOMP
• 2024-10-11 Coming Soon — MiRealSource-MiMLS
• 2024-08-29 Listing Removed — MiRealSource-MiMLS
• 2024-08-29 Listing Removed — REALCOMP
• 2024-03-03 Listed $63,000 MiRealSource-MiMLS
• 2024-03-03 Listed $63,000 REALCOMP
• 2024-02-29 Coming Soon — MiRealSource-MiMLS
• 2024-02-29 Coming Soon — REALCOMP
• 2021-09-01 Sold (Public Records) $51,000 Public Records
• 2021-08-23 Sold (MLS) $24,500 MiRealSource-MiMLS
• 2021-08-23 Sold (MLS) $24,500 REALCOMP
• 2021-06-23 Pending — MiRealSource-MiMLS
• 2021-06-23 Pending — REALCOMP
• 2021-06-02 Listed $37,500 MiRealSource-MiMLS
• 2021-06-02 Listed $37,500 REALCOMP
• 2016-08-02 Listing Removed — REALCOMP
• 2016-08-01 Listing Removed — MiRealSource-MiMLS
• 2016-07-01 Price Changed $17,700 MiRealSource-MiMLS
• 2016-06-30 Price Changed $17,700 REALCOMP
• 2016-04-07 Listed $17,900 MiRealSource-MiMLS
• 2016-04-04 Listed $17,900 REALCOMP
• 2016-03-01 Listing Removed — REALCOMP
• 2016-02-29 Listing Removed — MiRealSource-MiMLS
• 2016-01-31 Listed $18,000 REALCOMP
• 2016-01-29 Listed $18,000 MiRealSource-MiMLS
• 2004-06-14 Sold (Public Records) $75,000 Public Records
• 2000-11-28 Sold (Public Records) $67,500 Public Records
• 2000-05-17 Sold (Public Records) $34,800 Public Records
• 1994-06-29 Sold (Public Records) $27,500 Public Records
• 1994-06-27 Listing Removed — MiRealSource-MiMLS
• 1994-06-26 Sold (MLS) $29,500 MiRealSource-MiMLS
• 1994-02-19 Listed $29,500 MiRealSource-MiMLS

Property tax history

+6.8%/yr

Latest (2025): $2,881 · +0.8% YoY. Source: county tax records.