18974 Westmoreland Rd · Detroit, MI 48219

$89,000

3 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 110 Days on market

Built 1940 4,356 sqft lot $88/sqft · at area comps Est $88k · at est.

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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 +27.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +6.8/15.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 18974 Westmoreland RD in Detroit, MI, this single-family residence, built in 1940, offers a distinctive presence within its setting. It provides three bedrooms, 1 full bath and full basement, creating individual havens for rest and personal space. Property is currently rented with newer tenants paying 1197 monthly s8. Don't wait to add this immediate cash flow property to your portfolio! Showings after accepted offer.

Key facts

• 4,356 sq ft lot
• Built 1940
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (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 (+8.0%/yr); 309 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% of the median local income ($44k/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 $615 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 + 8.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 4.1% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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 1940 — 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: 1.53% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 5.4

CMA / ARV

• ARV (median comp): $87,679
• List price: $89,000
• Delta: 1.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19352 Margareta St	0.20mi	3/1.0	1,060 (+4%)	3mo	$105,000	$99	81
18555 Edinborough Rd	0.13mi	3/1.0	950 (-6%)	2mo	$70,000	$74	81
18801 Margareta St	0.51mi	3/1.0	1,045 (+3%)	3mo	$60,000	$57	68
19455 Avon Ave	0.63mi	3/1.0	1,023 (+1%)	2mo	$72,000	$70	67
18631 Margareta St	0.54mi	3/1.0	950 (-6%)	0mo	$62,000	$65	64
18424 Fielding St	0.45mi	3/1.0	1,100 (+8%)	3mo	$40,000	$36	63
19145 Fielding St	0.44mi	3/1.5	924 (-9%)	1mo	$98,000	$106	62
19749 Huntington Rd	0.53mi	3/1.5	1,093 (+8%)	0mo	$169,999	$156	60
17511 Westmoreland Rd	0.60mi	3/2.0	939 (-8%)	1mo	$100,000	$106	54
18418 Heyden St	0.32mi	2/1.0 (-1)	865 (-15%)	3mo	$17,000	$20	53
19003 Curtis St	0.57mi	3/1.0	1,138 (+12%)	1mo	$95,000	$83	52
19105 Curtis St	0.54mi	3/1.5	1,156 (+14%)	3mo	$97,422	$84	48

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.40×
• Total profit: $9,979
• Equity at exit: $13,270

10-year hold

• IRR: 23.2%
• Equity multiple: 3.57×
• Total profit: $64,049
• Equity at exit: $7,695

Cash invested: $24,920 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 309
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$467
• Tax from tax record: −$307 /mo · $3,686/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $268

Break-even live

Break-even rent $1,027

Max offer price $89,000

Occupancy floor 75%

Sensitivity live

Price	-10% $318	-5% $293	+0% $268	+5% $242	+10% $217
Rent	-10% $160	-5% $214	+0% $268	+5% $322	+10% $375
Rate	-1.0pp $312	-0.5pp $290	base $268	+0.5pp $245	+1.0pp $221

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	45d	1	0.21mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	45d	1	0.25mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,323	$1.73	0d	1	0.25mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	0.29mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	0.30mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	6d	1	0.31mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	0.33mi
19367 Plainview Ave Detroit, MI	3.0	2.0	1208	$1,400	$1.16	0d	1	0.35mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,025	$1.40	0d	1	0.41mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	26d	1	0.42mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	18d	1	0.43mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	45d	1	0.45mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	18d	1	0.48mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	26d	1	0.50mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	0.50mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	0.62mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	45d	1	0.63mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	45d	1	0.67mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	0.72mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	16d	1	0.74mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	18d	1	0.74mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	45d	1	0.79mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	18d	1	0.82mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.88mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	26d	1	0.89mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	6d	1	0.93mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	25d	1	0.94mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	45d	1	0.96mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	45d	1	0.97mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	45d	1	0.98mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	26d	1	1.01mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	26d	1	1.01mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	18d	1	1.05mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	19d	1	1.07mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	18d	1	1.08mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	45d	1	1.08mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	13d	1	1.08mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	16d	1	1.09mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	45d	1	1.10mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	18d	1	1.10mi

Listing history 15 events

1. 2026-06-21
   days on market $89,000 Active 110 DOM
2. 2026-06-18
   days on market $89,000 Active 107 DOM
3. 2026-06-17
   days on market $89,000 Active 106 DOM
4. 2026-06-15
   days on market $89,000 Active 104 DOM
5. 2026-06-13
   days on market $89,000 Active 102 DOM
6. 2026-06-13
   days on market $89,000 Active 101 DOM
7. 2026-06-09
   days on market $89,000 Active 98 DOM
8. 2026-06-08
   days on market $89,000 Active 97 DOM
9. 2026-06-07
   days on market $89,000 Active 96 DOM
10. 2026-06-04
    days on market $89,000 Active 93 DOM
11. 2026-06-03
    days on market $89,000 Active 92 DOM
12. 2026-06-01
    days on market $89,000 Active 90 DOM
13. 2026-05-31
    days on market $89,000 Active 89 DOM
14. 2026-03-02
    listed $92,000 Active 432-char remark

    Show marketing remark (432 chars)

    Located at 18974 Westmoreland RD in Detroit, MI, this single-family residence, built in 1940, offers a distinctive presence within its setting. It provides three bedrooms, 1 full bath and full basement, creating individual havens for rest and personal space. Property is currently rented with newer tenants paying 1197 monthly s8. Don't wait to add this immediate cash flow property to your portfolio! Showings after accepted offer.

15. 2026-03-02
    listed $92,000 Active 432-char remark

    Show marketing remark (432 chars)

    Located at 18974 Westmoreland RD in Detroit, MI, this single-family residence, built in 1940, offers a distinctive presence within its setting. It provides three bedrooms, 1 full bath and full basement, creating individual havens for rest and personal space. Property is currently rented with newer tenants paying 1197 monthly s8. Don't wait to add this immediate cash flow property to your portfolio! Showings after accepted offer.

ⓘ 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: $3,686 · $307/mo
• Projected year-2 tax: $3,686 · $307/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 ≥98°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: $16,383
• − Mortgage interest: −$4,985
• − Property taxes: −$3,686
• − Insurance: −$445
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,589
• Taxable income: $2,057
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $2,718/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-02 Listed $92,000 MiRealSource-MiMLS
• 2026-03-02 Listed $92,000 REALCOMP

Property tax history

+7.7%/yr

Latest (2025): $3,686 · +148.3% YoY. Source: county tax records.