19610 Conley St · Detroit, MI 48234

$80,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 64 Days on market

Built 1955 4,356 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Remarks: First Time Home Owner Special. This property has been recently. Home is now vacant and ready to sell. .. This property has a good roof and newer mechanicals. For now. .. All you would need to do is buy, Turn it into a place you can call home, and enjoy some great outcome and enjoyment. Good houses are hard to find these days. You should grab this one before it's gone gone gone! We can negotiate the rest with a serious offer in hand. All Measurements are Estimated.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 fast (+6.7%/yr); 226 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,341/mo this rent would consume 46% 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 $553 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 + 6.7% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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. 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: 1.68% ✓
• Cap rate: 15.06%
• Cash-on-cash: 31.31%
• DSCR: 2.39
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $50,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19610 Conley St	0.00mi	3/1.0	1,120 (0%)	0mo	$80,000	$71	100
19366 Fenelon St	0.13mi	3/1.5	1,108 (-1%)	4mo	$70,000	$63	87
19442 Moenart St	0.13mi	3/1.5	1,145 (+2%)	2mo	$74,999	$66	86
19416 Lamont St	0.13mi	3/1.5	1,065 (-5%)	1mo	$9,000	$8	83
19672 Justine St	0.32mi	3/1.0	1,050 (-6%)	2mo	$47,500	$45	73
19608 Buffalo St	0.24mi	3/1.0	1,014 (-10%)	1mo	$68,000	$67	72
19392 Justine St	0.33mi	3/1.0	1,000 (-11%)	3mo	$45,000	$45	64
19721 Hasse St	0.26mi	3/2.5	1,226 (+10%)	5mo	$42,000	$34	62
19155 Ryan Rd	0.63mi	3/1.0	1,068 (-5%)	2mo	$45,000	$42	61
19235 Lamont St	0.25mi	2/1.0 (-1)	960 (-14%)	1mo	$40,000	$42	59
18844 Healy St	0.46mi	4/2.0 (+1)	1,252 (+12%)	2mo	$45,000	$36	48
18905 Dean St	0.64mi	3/1.0	990 (-12%)	6mo	$88,900	$90	46

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: 30.0%
• Equity multiple: 2.31×
• Total profit: $29,441
• Equity at exit: $11,928

10-year hold

• IRR: 39.2%
• Equity multiple: 5.31×
• Total profit: $96,520
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$420
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $585

Break-even live

Break-even rent $601

Max offer price $80,000

Occupancy floor 51%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	4d	1	0.08mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	23d	1	0.19mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	0.30mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	0.32mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	16d	1	0.36mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	1d	1	0.44mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	16d	1	0.44mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	43d	1	0.48mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	21d	1	0.48mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	0.51mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	0.51mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	43d	1	0.57mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.60mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	17d	1	0.70mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	43d	1	0.71mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	0.73mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	24d	1	0.76mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.79mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	14d	1	0.89mi
18557 Wexford St Detroit, MI	3.0	1.0	1216	$1,250	$1.03	24d	1	0.92mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	0.98mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	43d	1	1.05mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	43d	1	1.05mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	1d	1	1.05mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	1.16mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	1.16mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	4d	1	1.23mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	1.25mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.27mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	21d	1	1.28mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	1.44mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	1.48mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	1.48mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	1.49mi

Listing history 7 events

1. 2026-04-02
   status Pending 477-char remark

   Show marketing remark (477 chars)

   Remarks: First Time Home Owner Special. This property has been recently. Home is now vacant and ready to sell. .. This property has a good roof and newer mechanicals. For now. .. All you would need to do is buy, Turn it into a place you can call home, and enjoy some great outcome and enjoyment. Good houses are hard to find these days. You should grab this one before it's gone gone gone! We can negotiate the rest with a serious offer in hand. All Measurements are Estimated.

2. 2026-04-02
   status Pending

   Show marketing remark (477 chars)

   Remarks: First Time Home Owner Special. This property has been recently. Home is now vacant and ready to sell. .. This property has a good roof and newer mechanicals. For now. .. All you would need to do is buy, Turn it into a place you can call home, and enjoy some great outcome and enjoyment. Good houses are hard to find these days. You should grab this one before it's gone gone gone! We can negotiate the rest with a serious offer in hand. All Measurements are Estimated.

3. 2026-01-27
   listed $80,000 Active 477-char remark

   Show marketing remark (477 chars)

   Remarks: First Time Home Owner Special. This property has been recently. Home is now vacant and ready to sell. .. This property has a good roof and newer mechanicals. For now. .. All you would need to do is buy, Turn it into a place you can call home, and enjoy some great outcome and enjoyment. Good houses are hard to find these days. You should grab this one before it's gone gone gone! We can negotiate the rest with a serious offer in hand. All Measurements are Estimated.

4. 2026-01-27
   listed $80,000 Active

   Show marketing remark (477 chars)

   Remarks: First Time Home Owner Special. This property has been recently. Home is now vacant and ready to sell. .. This property has a good roof and newer mechanicals. For now. .. All you would need to do is buy, Turn it into a place you can call home, and enjoy some great outcome and enjoyment. Good houses are hard to find these days. You should grab this one before it's gone gone gone! We can negotiate the rest with a serious offer in hand. All Measurements are Estimated.

5. 1999-12-29
   soldstatus $70,000 133-char remark

   Show marketing remark (133 chars)

   A NICE BRICK 3 BEDROOM HOME, FINISHED BASEMENT1/2 BATH, LARGE KITCHEN, 2 WINDOW A/C STAY. ALLINFO DEEMED RELIABLE BUT NOT GUARANTEED.

6. 1999-11-27
   historical 133-char remark

   Show marketing remark (133 chars)

   A NICE BRICK 3 BEDROOM HOME, FINISHED BASEMENT1/2 BATH, LARGE KITCHEN, 2 WINDOW A/C STAY. ALLINFO DEEMED RELIABLE BUT NOT GUARANTEED.

7. 1999-09-20
   listed $72,000 133-char remark

   Show marketing remark (133 chars)

   A NICE BRICK 3 BEDROOM HOME, FINISHED BASEMENT1/2 BATH, LARGE KITCHEN, 2 WINDOW A/C STAY. ALLINFO DEEMED RELIABLE BUT NOT GUARANTEED.

ⓘ 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: $260 · $22/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$486/yr (+$40/mo · 186.9%)

ⓘ 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 3/10 Moderate 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: $16,087
• − Mortgage interest: −$4,481
• − Property taxes: −$260
• − Insurance: −$400
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,327
• Taxable income: $6,044
• Est. tax owed @ 24.0%: −$1,451
• After-tax cash flow: $5,563/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

+11.1% since first listed

7 events — show timeline

• 2026-04-02 Pending — MiRealSource-MiMLS
• 2026-04-02 Pending — REALCOMP
• 2026-01-27 Listed $80,000 REALCOMP
• 2026-01-27 Listed $80,000 MiRealSource-MiMLS
• 1999-12-29 Sold (MLS) $70,000 MiRealSource-MiMLS
• 1999-11-27 Listing Removed — MiRealSource-MiMLS
• 1999-09-20 Listed $72,000 MiRealSource-MiMLS

Property tax history

-15.5%/yr

Latest (2025): $260 · -2.0% YoY. Source: county tax records.