19404 Saint Aubin St · Detroit, MI 48234

$102,000

4 bd · 2.0 ba · 848 sqft · SingleFamily public records · 105 Days on market

Built 1926 3,485 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful completely renovated home is perfect for a large family or anyone desiring to venture the group home/specialized living industry. It includes 4 full sized bedrooms that is able to accompany 2 beds if needed, and 2 full bathrooms-one on each floor. The home is complete with all major updates and will have new stainless steel appliances upon purchase. There are 4 additional side lots that can be negotiated with the sale giving the new buyer plenty of land to build on, add to and fence off for parking or recreation.

Key facts

• 3,485 sq ft lot
• Built 1926
• Listed 105 days

Tags

• COMPLETELY RENOVATED HOME
• NEW STAINLESS STEEL APPLIANCES
• 4 ADDITIONAL SIDE LOTS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $93k (9.0% below list) — sets the bar for market timing.

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 (+6.7%/yr); 226 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $1,401/mo this rent would consume 48% of the median local household income ($35k/yr) (locally 2372% 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 $705 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 + 6.7% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask is 6700% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $63k; list at $102k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,820 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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 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: 1.37% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.22%
• DSCR: 1.81
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $55,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19164 Dequindre St	0.21mi	3/1.5 (-1)	918 (+8%)	8mo	$80,000	$87	63
19308 Lumpkin St	0.12mi	3/1.0 (-1)	747 (-12%)	10mo	$38,000	$51	57
20180 Charest St	0.70mi	3/1.0 (-1)	840 (-1%)	4mo	$45,000	$54	53
20192 Lumpkin St	0.49mi	3/2.0 (-1)	914 (+8%)	12mo	$115,000	$126	49
20115 Charest St	0.64mi	3/1.0 (-1)	840 (-1%)	15mo	$62,500	$74	47
20401 Greeley St	0.66mi	3/1.0 (-1)	928 (+9%)	1mo	$55,000	$59	44
20215 Russell St	0.70mi	3/1.0 (-1)	825 (-3%)	16mo	$44,000	$53	41
19619 Norwood St	0.71mi	3/1.0 (-1)	941 (+11%)	2mo	$30,500	$32	38
19171 Russell St	0.53mi	3/1.5 (-1)	936 (+10%)	16mo	$26,500	$28	37
20446 Harned St	0.73mi	3/2.0 (-1)	975 (+15%)	14mo	$130,000	$133	24
19176 Revere St	0.72mi	3/1.0 (-1)	960 (+13%)	14mo	$62,500	$65	24
20122 Charest St	0.66mi	3/1.0 (-1)	975 (+15%)	18mo	$100,000	$103	20

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.58×
• Total profit: $16,525
• Equity at exit: $15,209

10-year hold

• IRR: 25.3%
• Equity multiple: 3.59×
• Total profit: $74,053
• Equity at exit: $8,819

Cash invested: $28,560 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$535
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $434

Break-even live

Break-even rent $852

Max offer price $102,000

Occupancy floor 64%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.49mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	0.55mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	14d	1	0.62mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	0.66mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	0.67mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.71mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	0.76mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	0.83mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.94mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.96mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	1.07mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	1.20mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	1.29mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	4d	1	1.44mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	20d	1	1.48mi

Listing history 23 events

1. 2025-11-08
   historical $1,500
2. 2025-11-07
   status Pending 533-char remark

   Show marketing remark (533 chars)

   This beautiful completely renovated home is perfect for a large family or anyone desiring to venture the group home/specialized living industry. It includes 4 full sized bedrooms that is able to accompany 2 beds if needed, and 2 full bathrooms-one on each floor. The home is complete with all major updates and will have new stainless steel appliances upon purchase. There are 4 additional side lots that can be negotiated with the sale giving the new buyer plenty of land to build on, add to and fence off for parking or recreation.

3. 2025-11-07
   status Pending

   Show marketing remark (533 chars)

   This beautiful completely renovated home is perfect for a large family or anyone desiring to venture the group home/specialized living industry. It includes 4 full sized bedrooms that is able to accompany 2 beds if needed, and 2 full bathrooms-one on each floor. The home is complete with all major updates and will have new stainless steel appliances upon purchase. There are 4 additional side lots that can be negotiated with the sale giving the new buyer plenty of land to build on, add to and fence off for parking or recreation.

4. 2025-10-06
   price $102,000 533-char remark

   Show marketing remark (533 chars)

   This beautiful completely renovated home is perfect for a large family or anyone desiring to venture the group home/specialized living industry. It includes 4 full sized bedrooms that is able to accompany 2 beds if needed, and 2 full bathrooms-one on each floor. The home is complete with all major updates and will have new stainless steel appliances upon purchase. There are 4 additional side lots that can be negotiated with the sale giving the new buyer plenty of land to build on, add to and fence off for parking or recreation.

5. 2025-10-06
   price $102,000

   Show marketing remark (533 chars)

   This beautiful completely renovated home is perfect for a large family or anyone desiring to venture the group home/specialized living industry. It includes 4 full sized bedrooms that is able to accompany 2 beds if needed, and 2 full bathrooms-one on each floor. The home is complete with all major updates and will have new stainless steel appliances upon purchase. There are 4 additional side lots that can be negotiated with the sale giving the new buyer plenty of land to build on, add to and fence off for parking or recreation.

6. 2025-09-24
   price $108,000 533-char remark

   Show marketing remark (533 chars)

   This beautiful completely renovated home is perfect for a large family or anyone desiring to venture the group home/specialized living industry. It includes 4 full sized bedrooms that is able to accompany 2 beds if needed, and 2 full bathrooms-one on each floor. The home is complete with all major updates and will have new stainless steel appliances upon purchase. There are 4 additional side lots that can be negotiated with the sale giving the new buyer plenty of land to build on, add to and fence off for parking or recreation.

7. 2025-09-24
   price $108,000

   Show marketing remark (533 chars)

   This beautiful completely renovated home is perfect for a large family or anyone desiring to venture the group home/specialized living industry. It includes 4 full sized bedrooms that is able to accompany 2 beds if needed, and 2 full bathrooms-one on each floor. The home is complete with all major updates and will have new stainless steel appliances upon purchase. There are 4 additional side lots that can be negotiated with the sale giving the new buyer plenty of land to build on, add to and fence off for parking or recreation.

8. 2025-08-12
   listed $1,500

   Show marketing remark (533 chars)

   This beautiful completely renovated home is perfect for a large family or anyone desiring to venture the group home/specialized living industry. It includes 4 full sized bedrooms that is able to accompany 2 beds if needed, and 2 full bathrooms-one on each floor. The home is complete with all major updates and will have new stainless steel appliances upon purchase. There are 4 additional side lots that can be negotiated with the sale giving the new buyer plenty of land to build on, add to and fence off for parking or recreation.

9. 2025-08-12
   price $118,000 533-char remark

   Show marketing remark (533 chars)

   This beautiful completely renovated home is perfect for a large family or anyone desiring to venture the group home/specialized living industry. It includes 4 full sized bedrooms that is able to accompany 2 beds if needed, and 2 full bathrooms-one on each floor. The home is complete with all major updates and will have new stainless steel appliances upon purchase. There are 4 additional side lots that can be negotiated with the sale giving the new buyer plenty of land to build on, add to and fence off for parking or recreation.

10. 2025-08-12
    price $118,000

    Show marketing remark (533 chars)

    This beautiful completely renovated home is perfect for a large family or anyone desiring to venture the group home/specialized living industry. It includes 4 full sized bedrooms that is able to accompany 2 beds if needed, and 2 full bathrooms-one on each floor. The home is complete with all major updates and will have new stainless steel appliances upon purchase. There are 4 additional side lots that can be negotiated with the sale giving the new buyer plenty of land to build on, add to and fence off for parking or recreation.

11. 2025-07-23
    listed $125,000 Active 533-char remark

    Show marketing remark (533 chars)

    This beautiful completely renovated home is perfect for a large family or anyone desiring to venture the group home/specialized living industry. It includes 4 full sized bedrooms that is able to accompany 2 beds if needed, and 2 full bathrooms-one on each floor. The home is complete with all major updates and will have new stainless steel appliances upon purchase. There are 4 additional side lots that can be negotiated with the sale giving the new buyer plenty of land to build on, add to and fence off for parking or recreation.

12. 2025-07-23
    listed $125,000 Active

    Show marketing remark (533 chars)

    This beautiful completely renovated home is perfect for a large family or anyone desiring to venture the group home/specialized living industry. It includes 4 full sized bedrooms that is able to accompany 2 beds if needed, and 2 full bathrooms-one on each floor. The home is complete with all major updates and will have new stainless steel appliances upon purchase. There are 4 additional side lots that can be negotiated with the sale giving the new buyer plenty of land to build on, add to and fence off for parking or recreation.

13. 2008-11-25
    historical
14. 2008-06-26
    listed $4,900
15. 2008-06-16
    historical
16. 2008-06-16
    historical
17. 2008-04-18
    listed $9,900
18. 2008-04-15
    historical
19. 2008-01-28
    listed $6,900
20. 2008-01-28
    historical
21. 2008-01-15
    listed $9,900
22. 2008-01-15
    listed $9,900
23. 2006-06-28
    soldstatus $63,000

ⓘ 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: $1,151 · $96/mo
• Projected year-2 tax: $1,361 · $113/mo
• Expected delta: +$210/yr (+$17/mo · 18.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 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: $16,813
• − Mortgage interest: −$5,714
• − Property taxes: −$1,151
• − Insurance: −$510
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$2,967
• Taxable income: $3,781
• Est. tax owed @ 24.0%: −$907
• After-tax cash flow: $4,295/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

-97.6% since first listed

23 events — show timeline

• 2025-11-08 Rental Removed $1,500 REALSOURCE
• 2025-11-07 Pending — MiRealSource-MiMLS
• 2025-11-07 Pending — REALCOMP
• 2025-10-06 Price Changed $102,000 MiRealSource-MiMLS
• 2025-10-06 Price Changed $102,000 REALCOMP
• 2025-09-24 Price Changed $108,000 MiRealSource-MiMLS
• 2025-09-24 Price Changed $108,000 REALCOMP
• 2025-08-12 Listed for Rent $1,500 REALSOURCE
• 2025-08-12 Price Changed $118,000 MiRealSource-MiMLS
• 2025-08-12 Price Changed $118,000 REALCOMP
• 2025-07-23 Listed $125,000 REALCOMP
• 2025-07-23 Listed $125,000 MiRealSource-MiMLS
• 2008-11-25 Listing Removed — REALCOMP
• 2008-06-26 Listed $4,900 REALCOMP
• 2008-06-16 Listing Removed — REALCOMP
• 2008-06-16 Listing Removed — MiRealSource-MiMLS
• 2008-04-18 Listed $9,900 REALCOMP
• 2008-04-15 Listing Removed — REALCOMP
• 2008-01-28 Listing Removed — REALCOMP
• 2008-01-28 Listed $6,900 REALCOMP
• 2008-01-15 Listed $9,900 REALCOMP
• 2008-01-15 Listed $9,900 MiRealSource-MiMLS
• 2006-06-28 Sold (Public Records) $63,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $1,151 · +3338.1% YoY. Source: county tax records.