19936 Washburn St · Detroit, MI 48221

$110,000

3 bd · 1.0 ba · 1,046 sqft · SingleFamily public records · 85 Days on market

Built 1955 4,356 sqft lot $105/sqft · 15% above area Est $96k · 15% 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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +8.3/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated and cozy ranch. Freshly painted and new carpet throughout. Updated bath and kitchen. Ready for a new owner to make it their own. Close to parks, shopping and recreation. Schedule your showing today!

Key facts

• Close to parks
• Updated bath
• Close to recreation

Tags

• UPDATED BATH
• UPDATED KITCHEN
• CLOSE TO PARKS
• CLOSE TO SHOPPING
• CLOSE TO RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% 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 (+3.4%/yr); 349 active listings in the ZIP; 40 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).
• This rent runs 30% 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 $761 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 7y 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 $85k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 6.3

CMA / ARV

• ARV (median comp): $95,993
• List price: $110,000
• Delta: 14.59%
• 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
20018 Wyoming Ave	0.10mi	3/1.0	1,043 (-0%)	4mo	$66,500	$64	92
20110 Northlawn St	0.42mi	3/1.0	1,100 (+5%)	3mo	$67,000	$61	69
19322 Ilene St	0.37mi	3/1.0	1,144 (+9%)	0mo	$165,000	$144	67
20501 Northlawn St	0.54mi	3/1.0	992 (-5%)	3mo	$90,000	$91	64
19366 Kentucky St	0.36mi	3/1.5	1,148 (+10%)	4mo	$99,000	$86	62
20403 Manor St	0.51mi	3/2.0	968 (-8%)	2mo	$57,000	$59	58
20805 Bethlawn Blvd	0.69mi	3/1.5	1,083 (+4%)	3mo	$168,500	$156	57
20115 Ward St	0.71mi	3/1.0	1,000 (-4%)	4mo	$160,000	$160	56
19159 Meyers Rd	0.66mi	2/1.0 (-1)	1,094 (+5%)	3mo	$87,500	$80	54
20242 Ward St	0.72mi	3/1.0	982 (-6%)	4mo	$80,000	$81	53
20484 Appoline St	0.62mi	3/2.0	1,150 (+10%)	3mo	$182,000	$158	48
19161 Meyers Rd	0.66mi	2/1.0 (-1)	894 (-14%)	3mo	$87,500	$98	38

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,904
• Equity at exit: $16,401

10-year hold

• IRR: 11.7%
• Equity multiple: 1.95×
• Total profit: $29,134
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,459 high
• Mortgage (P&I): −$577
• Tax from tax record: −$232 /mo · $2,782/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $298

Break-even live

Break-even rent $1,082

Max offer price $110,000

Occupancy floor 75%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.21mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	0.26mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	17d	1	0.34mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.35mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	0.35mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	0.36mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	0.37mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	17d	1	0.39mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	0.42mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.42mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	0.42mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	0.49mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	0.50mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	43d	1	0.51mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	5d	1	0.63mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	43d	1	0.84mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	0.88mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	17d	1	0.94mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	5d	1	0.96mi
20426 Tracey St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	24d	1	1.06mi
631 Shasta Pl Ferndale, MI	3.0	2.0	1317	$2,100	$1.59	43d	1	1.14mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	43d	1	1.17mi
578 Kensington Ave Ferndale, MI	2.0	1.0	860	$1,600	$1.86	5d	1	1.19mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	43d	1	1.19mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.22mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	16d	1	1.26mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	1.26mi
1557 Leroy St Ferndale, MI	3.0	2.0	1380	$2,523	$1.83	5d	1	1.28mi
20129 Stratford Rd Unit 2 Detroit, MI	2.0	1.0	1100	$1,223	$1.11	24d	1	1.31mi
695 Livernois St Unit 2 Ferndale, MI	2.0	1.0	950	$2,350	$2.47	4d	1	1.32mi
695 Livernois St Unit 1 Ferndale, MI	2.0	2.0	1500	$2,750	$1.83	12d	1	1.32mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	24d	1	1.35mi
10400 Saratoga St Oak Park, MI	2.0	1.0	829	$1,450	$1.75	5d	1	1.36mi
20643 Stratford Rd Unit 1 Detroit, MI	2.0	1.5	1000	$1,250	$1.25	43d	1	1.37mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	24d	1	1.39mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	43d	1	1.45mi
10050 W Nine Mile Rd Unit 18 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	5d	1	1.47mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	24d	1	1.48mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	20d	1	1.48mi
10000 W Nine Mile Rd Unit 3 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.48mi

Listing history 50 events

1. 2026-06-18
   days on market $110,000 Active 85 DOM
2. 2026-06-17
   days on market $110,000 Active 84 DOM
3. 2026-06-15
   days on market $110,000 Active 82 DOM
4. 2026-06-13
   days on market $110,000 Active 80 DOM
5. 2026-06-13
   days on market $110,000 Active 79 DOM
6. 2026-06-09
   days on market $110,000 Active 76 DOM
7. 2026-06-08
   days on market $110,000 Active 75 DOM
8. 2026-06-07
   days on market $110,000 Active 74 DOM
9. 2026-06-04
   days on market $110,000 Active 71 DOM
10. 2026-06-03
    days on market $110,000 Active 70 DOM
11. 2026-06-02
    days on market $110,000 Active 69 DOM
12. 2026-06-01
    days on market $110,000 Active 68 DOM
13. 2026-05-31
    days on market $110,000 Active 67 DOM
14. 2026-03-25
    listed $110,000 Active 234-char remark

    Show marketing remark (234 chars)

    Welcome to this beautifully updated and cozy ranch. Freshly painted and new carpet throughout. Updated bath and kitchen. Ready for a new owner to make it their own. Close to parks, shopping and recreation. Schedule your showing today!

15. 2026-03-25
    listed $110,000 Active 234-char remark

    Show marketing remark (234 chars)

    Welcome to this beautifully updated and cozy ranch. Freshly painted and new carpet throughout. Updated bath and kitchen. Ready for a new owner to make it their own. Close to parks, shopping and recreation. Schedule your showing today!

16. 2026-03-01
    historical
17. 2026-03-01
    historical
18. 2025-12-02
    listed $110,000 Active
19. 2025-12-02
    listed $110,000 Active
20. 2025-12-01
    historical
21. 2025-12-01
    historical
22. 2025-09-30
    price $115,000
23. 2025-09-29
    price $115,000
24. 2025-09-05
    price $117,000
25. 2025-09-04
    price $117,000
26. 2025-07-25
    listed $120,000 Active
27. 2025-07-25
    listed $120,000 Active
28. 2025-07-24
    historical
29. 2025-05-20
    status Pending
30. 2025-05-20
    status Pending
31. 2025-05-19
    historical
32. 2025-05-19
    historical
33. 2025-04-23
    price $114,100
34. 2025-04-22
    price $114,100
35. 2025-04-22
    price $114,000
36. 2025-04-08
    listed $124,900 Active
37. 2025-04-08
    listed $124,900 Active
38. 2025-04-07
    historical
39. 2025-04-07
    historical
40. 2025-01-15
    listed $124,900 Active
41. 2025-01-15
    listed $124,900 Active
42. 2023-02-22
    soldstatus $85,000 Sold
43. 2023-02-22
    soldstatus $85,000 Closed
44. 2023-01-05
    status Pending
45. 2023-01-05
    status Pending
46. 2022-12-16
    price $79,900
47. 2022-12-15
    price $79,900
48. 2022-11-30
    listed $84,900 Active
49. 2022-11-30
    listed $84,900 Active
50. 2022-11-29
    historical

ⓘ 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: $2,782 · $232/mo
• Projected year-2 tax: $2,782 · $232/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 ≥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: $17,511
• − Mortgage interest: −$6,162
• − Property taxes: −$2,782
• − Insurance: −$550
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$3,200
• Taxable income: $2,016
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $3,096/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

+175.3% since first listed

58 events — show timeline

• 2026-03-25 Listed $110,000 REALCOMP
• 2026-03-25 Listed $110,000 MiRealSource-MiMLS
• 2026-03-01 Listing Removed — REALCOMP
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-02 Listed $110,000 MiRealSource-MiMLS
• 2025-12-02 Listed $110,000 REALCOMP
• 2025-12-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-01 Listing Removed — REALCOMP
• 2025-09-30 Price Changed $115,000 MiRealSource-MiMLS
• 2025-09-29 Price Changed $115,000 REALCOMP
• 2025-09-05 Price Changed $117,000 MiRealSource-MiMLS
• 2025-09-04 Price Changed $117,000 REALCOMP
• 2025-07-25 Listed $120,000 MiRealSource-MiMLS
• 2025-07-25 Listed $120,000 REALCOMP
• 2025-07-24 Coming Soon — MiRealSource-MiMLS
• 2025-05-20 Pending — MiRealSource-MiMLS
• 2025-05-20 Pending — REALCOMP
• 2025-05-19 Listing Removed — REALCOMP
• 2025-05-19 Listing Removed — MiRealSource-MiMLS
• 2025-04-23 Price Changed $114,100 MiRealSource-MiMLS
• 2025-04-22 Price Changed $114,100 REALCOMP
• 2025-04-22 Price Changed $114,000 REALCOMP
• 2025-04-08 Listed $124,900 REALCOMP
• 2025-04-08 Listed $124,900 MiRealSource-MiMLS
• 2025-04-07 Listing Removed — MiRealSource-MiMLS
• 2025-04-07 Listing Removed — REALCOMP
• 2025-01-15 Listed $124,900 REALCOMP
• 2025-01-15 Listed $124,900 MiRealSource-MiMLS
• 2023-02-22 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2023-02-22 Sold (MLS) $85,000 REALCOMP
• 2023-01-05 Pending — MiRealSource-MiMLS
• 2023-01-05 Pending — REALCOMP
• 2022-12-16 Price Changed $79,900 MiRealSource-MiMLS
• 2022-12-15 Price Changed $79,900 REALCOMP
• 2022-11-30 Listed $84,900 MiRealSource-MiMLS
• 2022-11-30 Listed $84,900 REALCOMP
• 2022-11-29 Listing Removed — REALCOMP
• 2022-10-31 Price Changed $74,999 REALCOMP
• 2022-10-18 Price Changed $87,999 MiRealSource-MiMLS
• 2022-10-18 Price Changed $87,999 REALCOMP
• 2022-10-18 Price Changed $99,999 MiRealSource-MiMLS
• 2022-08-28 Listing Removed — REALCOMP
• 2022-08-28 Price Changed $99,999 REALCOMP
• 2022-07-27 Price Changed $109,999 MiRealSource-MiMLS
• 2022-07-26 Price Changed $109,999 REALCOMP
• 2022-07-11 Listed $114,999 REALCOMP
• 2021-03-24 Sold (MLS) $30,400 MiRealSource-MiMLS
• 2021-03-24 Sold (MLS) $30,400 REALCOMP
• 2020-02-13 Pending — MiRealSource-MiMLS
• 2020-02-13 Pending — REALCOMP
• 2020-01-29 Price Changed $22,500 MiRealSource-MiMLS
• 2020-01-29 Price Changed $22,500 REALCOMP
• 2020-01-10 Relisted — MiRealSource-MiMLS
• 2020-01-10 Relisted — REALCOMP
• 2019-11-11 Pending — MiRealSource-MiMLS
• 2019-11-11 Pending — REALCOMP
• 2019-11-04 Listed $39,950 MiRealSource-MiMLS
• 2019-11-04 Listed $39,950 REALCOMP

Property tax history

+6.5%/yr

Latest (2025): $2,782 · -54.4% YoY. Source: county tax records.