19370 Wyoming Ave · Detroit, MI 48221

$95,000

2 bd · 1.0 ba · 843 sqft · MultiFamily public records · 165 Days on market

Built 1951 2,614 sqft lot $113/sqft · 25% below area Est $126k · 25% 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 +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investors welcome! Welcome to this income-producing 2-bedroom, 1-bathroom half-duplex - an excellent opportunity whether you're looking to expand your rental portfolio or find a home of your own. This property is currently tenant-occupied with a month-to-month lease, offering flexibility for both investors and future owner-occupants. Inside, you'll find a generous living room that flows into a comfortable dining area, creating an inviting space for everyday living. Upstairs features two well-sized bedrooms and a full bathroom. The unfinished basement provides plenty of storage and the potential to finish for additional space down the road. A solid, straightforward property with strong rental appeal - don't miss your chance to make it yours!

Key facts

• 2,614 sq ft lot
• Built 1951
• Listed 165 days

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$126,409) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.2% 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 (+3.4%/yr); 349 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,300/mo this rent would consume 48% of the median local household income ($58k/yr) (locally 1646% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 + 3.4% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $95k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.42% ✓
• Cap rate: 21.23%
• Cash-on-cash: 53.36%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (median comp): $126,409
• List price: $95,000
• Delta: -24.85%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 51.9%
• Equity multiple: 3.29×
• Total profit: $60,985
• Equity at exit: $14,165

10-year hold

• IRR: 57.4%
• Equity multiple: 6.81×
• Total profit: $154,430
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,183

Break-even live

Break-even rent $803

Max offer price $95,000

Occupancy floor 44%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,300
Total (2 units)			$2,300

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	0.45mi
18461 Washburn St Detroit, MI	1.0	1.0	690	$775	$1.12	43d	1	0.50mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	0.54mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	0.57mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	0.59mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.61mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	43d	1	0.62mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	43d	1	0.64mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	0.66mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.69mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	17d	1	0.71mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	0.72mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	0.76mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	0.77mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	0.79mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	4d	1	1.00mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	17d	1	1.00mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	43d	1	1.01mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.08mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	4d	1	1.17mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	43d	2	1.17mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	1.22mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	43d	1	1.24mi
18637 James Couzens Fwy Unit C103 Detroit, MI	1.0	1.0	630	$835	$1.33	43d	1	1.25mi
18637 James Couzens Fwy Apt 103A Detroit, MI	1.0	1.0	630	$835	$1.33	1d	1	1.25mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.35mi
20129 Stratford Rd Unit 2 Detroit, MI	2.0	1.0	1100	$1,223	$1.11	24d	1	1.36mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	43d	1	1.40mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	24d	1	1.40mi
578 Kensington Ave Ferndale, MI	2.0	1.0	860	$1,600	$1.86	5d	1	1.41mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	17d	1	1.43mi
17150 Santa Rosa Dr Detroit, MI	1.0	1.0	950	$1,250	$1.32	17d	1	1.45mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	16d	1	1.45mi
20643 Stratford Rd Unit 1 Detroit, MI	2.0	1.5	1000	$1,250	$1.25	43d	1	1.48mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	43d	1	1.50mi

Listing history 18 events

1. 2026-01-16
   price $95,000 750-char remark

   Show marketing remark (750 chars)

   Investors welcome! Welcome to this income-producing 2-bedroom, 1-bathroom half-duplex - an excellent opportunity whether you're looking to expand your rental portfolio or find a home of your own. This property is currently tenant-occupied with a month-to-month lease, offering flexibility for both investors and future owner-occupants. Inside, you'll find a generous living room that flows into a comfortable dining area, creating an inviting space for everyday living. Upstairs features two well-sized bedrooms and a full bathroom. The unfinished basement provides plenty of storage and the potential to finish for additional space down the road. A solid, straightforward property with strong rental appeal - don't miss your chance to make it yours!

2. 2026-01-15
   price $95,000 770-char remark

   Show marketing remark (770 chars)

   Investors welcome! Welcome to this income-producing 2-bedroom, 1-bathroom half-duplex—an excellent opportunity whether you're looking to expand your rental portfolio or find a home of your own. This property is currently tenant-occupied with a month-to-month lease, offering flexibility for both investors and future owner-occupants. Inside, you’ll find a generous living room that flows into a comfortable dining area, creating an inviting space for everyday living. Upstairs features two well-sized bedrooms and a full bathroom. The unfinished basement provides plenty of storage and the potential to finish for additional space down the road. A solid, straightforward property with strong rental appeal—don’t miss your chance to make it yours!

3. 2025-12-12
   listed $120,000 Active 750-char remark

   Show marketing remark (770 chars)

   Investors welcome! Welcome to this income-producing 2-bedroom, 1-bathroom half-duplex—an excellent opportunity whether you're looking to expand your rental portfolio or find a home of your own. This property is currently tenant-occupied with a month-to-month lease, offering flexibility for both investors and future owner-occupants. Inside, you’ll find a generous living room that flows into a comfortable dining area, creating an inviting space for everyday living. Upstairs features two well-sized bedrooms and a full bathroom. The unfinished basement provides plenty of storage and the potential to finish for additional space down the road. A solid, straightforward property with strong rental appeal—don’t miss your chance to make it yours!

4. 2025-12-12
   listed $120,000 Active 770-char remark

   Show marketing remark (770 chars)

   Investors welcome! Welcome to this income-producing 2-bedroom, 1-bathroom half-duplex—an excellent opportunity whether you're looking to expand your rental portfolio or find a home of your own. This property is currently tenant-occupied with a month-to-month lease, offering flexibility for both investors and future owner-occupants. Inside, you’ll find a generous living room that flows into a comfortable dining area, creating an inviting space for everyday living. Upstairs features two well-sized bedrooms and a full bathroom. The unfinished basement provides plenty of storage and the potential to finish for additional space down the road. A solid, straightforward property with strong rental appeal—don’t miss your chance to make it yours!

5. 2021-10-19
   soldstatus $35,000
6. 2021-09-08
   soldstatus $35,000 Sold
7. 2021-09-08
   soldstatus $35,000 Closed
8. 2021-08-19
   status Pending
9. 2021-08-19
   status Pending
10. 2021-08-09
    price $39,900
11. 2021-08-08
    price $39,900
12. 2021-08-03
    listed $45,900 Active
13. 2021-08-03
    listed $45,900 Active
14. 2021-07-28
    historical
15. 2021-07-28
    historical
16. 2021-07-14
    listed $49,900 Active
17. 2021-07-14
    listed $49,900 Active
18. 2017-12-28
    soldstatus $10,000

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$153/yr (+$13/mo · 13.2%)

ⓘ 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 ≥97°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: $27,600
• − Mortgage interest: −$5,321
• − Property taxes: −$1,157
• − Insurance: −$475
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$2,764
• Taxable income: $13,467
• Est. tax owed @ 24.0%: −$3,232
• After-tax cash flow: $10,962/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

+850.0% since first listed

18 events — show timeline

• 2026-01-16 Price Changed $95,000 MiRealSource-MiMLS
• 2026-01-15 Price Changed $95,000 REALCOMP
• 2025-12-12 Listed $120,000 REALCOMP
• 2025-12-12 Listed $120,000 MiRealSource-MiMLS
• 2021-10-19 Sold (Public Records) $35,000 Public Records
• 2021-09-08 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2021-09-08 Sold (MLS) $35,000 REALCOMP
• 2021-08-19 Pending — MiRealSource-MiMLS
• 2021-08-19 Pending — REALCOMP
• 2021-08-09 Price Changed $39,900 MiRealSource-MiMLS
• 2021-08-08 Price Changed $39,900 REALCOMP
• 2021-08-03 Listed $45,900 MiRealSource-MiMLS
• 2021-08-03 Listed $45,900 REALCOMP
• 2021-07-28 Listing Removed — REALCOMP
• 2021-07-28 Listing Removed — MiRealSource-MiMLS
• 2021-07-14 Listed $49,900 MiRealSource-MiMLS
• 2021-07-14 Listed $49,900 REALCOMP
• 2017-12-28 Sold (Public Records) $10,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,157 · -53.9% YoY. Source: county tax records.