19650 W Chicago St · Detroit, MI 48228

$89,000

3 bd · 1.0 ba · 1,191 sqft · SingleFamily public records · 21 Days on market

Built 1950 4,792 sqft lot Est $80k · 12% over ↓ 10% since listing

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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 +23.6/30.0
• 1% rule +8.4/10.0
• DSCR +7.6/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! Tenant occupied and professionally managed. Currently rented for $1,325/month through Section 8 with reliable rental income. Property offers strong cash flow potential for investors seeking immediate returns. Please do not disturb tenant.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Detached 2-car garage
• Security: Smoke detectors
• Utilities: Sewer available
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation; Built with traditional residential construction
• Exterior features: Deck; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, partially finished basement; Total of 5 rooms

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 $168 ($2k/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: $88k (1.5% 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 soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,193/mo this rent would consume 47% of the median local household income ($31k/yr) (locally 4144% 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 $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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $89k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.34% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $79,797
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9570 Westwood St	0.20mi	3/1.0	1,188 (-0%)	1mo	$80,000	$67	90
9977 Evergreen Ave	0.26mi	3/1.0	1,150 (-3%)	2mo	$86,000	$75	81
10006 Auburn St	0.27mi	3/1.0	1,150 (-3%)	1mo	$63,000	$55	80
11320 Artesian St	0.56mi	4/1.0 (+1)	1,200 (+1%)	4mo	$60,000	$50	64
9328 Patton St	0.39mi	3/1.0	1,062 (-11%)	1mo	$50,000	$47	63
9608 Piedmont St	0.33mi	3/1.0	1,048 (-12%)	4mo	$74,900	$71	61
8874 Grandville Ave	0.49mi	3/1.0	1,064 (-11%)	3mo	$63,000	$59	56
9116 Patton St	0.46mi	3/1.0	1,029 (-14%)	1mo	$45,000	$44	55
9934 Warwick St	0.42mi	3/1.0	1,018 (-14%)	2mo	$70,000	$69	55
20627 Patton Ct	0.66mi	3/1.5	1,100 (-8%)	3mo	$105,000	$95	52
9976 Warwick St	0.44mi	3/1.5	1,024 (-14%)	4mo	$129,900	$127	51
8663 Stout St	0.64mi	2/1.0 (-1)	1,365 (+15%)	2mo	$83,000	$61	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.72×
• Total profit: $-7,088
• Equity at exit: $13,270

10-year hold

• IRR: -3.9%
• Equity multiple: 0.78×
• Total profit: $-5,417
• 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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$467
• Tax from tax record: −$270 /mo · $3,245/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $168

Break-even live

Break-even rent $980

Max offer price $89,000

Occupancy floor 81%

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
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	0.15mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	22d	1	0.15mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	18d	1	0.15mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.34mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.34mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.34mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.35mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.35mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.35mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.35mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.35mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.36mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	0.39mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	0.58mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.59mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	0.60mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.60mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.61mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.61mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.62mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	43d	1	0.62mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	43d	1	0.66mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	0.71mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.72mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.81mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.87mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.94mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.97mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	43d	1	1.01mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	1.05mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	1.06mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.06mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.07mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.17mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	1.29mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	1.32mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	43d	1	1.33mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	1.38mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.40mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.42mi

Listing history 29 events

1. 2026-06-18
   days on market $89,000 Active 21 DOM
2. 2026-06-17
   days on market $89,000 Active 20 DOM
3. 2026-06-15
   pricedays on market $89,000 Active 18 DOM
4. 2026-06-13
   days on market $94,000 Active 16 DOM
5. 2026-06-13
   days on market $94,000 Active 15 DOM
6. 2026-06-09
   days on market $94,000 Active 12 DOM
7. 2026-06-08
   days on market $94,000 Active 11 DOM
8. 2026-06-07
   days on market $94,000 Active 10 DOM
9. 2026-06-04
   days on market $94,000 Active 7 DOM
10. 2026-06-03
    days on market $94,000 Active 6 DOM
11. 2026-06-02
    days on market $94,000 Active 5 DOM
12. 2026-06-01
    days on market $94,000 Active 4 DOM
13. 2026-05-31
    days on market $94,000 Active 3 DOM
14. 2026-05-28
    listed $94,000 Active 268-char remark

    Show marketing remark (268 chars)

    Great investment opportunity! Tenant occupied and professionally managed. Currently rented for $1,325/month through Section 8 with reliable rental income. Property offers strong cash flow potential for investors seeking immediate returns. Please do not disturb tenant.

15. 2026-05-28
    listed $94,000 Active

    Show marketing remark (268 chars)

    Great investment opportunity! Tenant occupied and professionally managed. Currently rented for $1,325/month through Section 8 with reliable rental income. Property offers strong cash flow potential for investors seeking immediate returns. Please do not disturb tenant.

16. 2024-11-18
    historical $1,400
17. 2024-09-17
    listed $1,400
18. 2023-03-30
    soldstatus $40,000 Sold 418-char remark

    Show marketing remark (418 chars)

    Looking for a great investment? Check out this nice 3 bed bungalow on the westside of Detroit. This property was tenant occupied and the occupants were evicted. The sale of this home will be as-is. Mostly cosmetic work will be needed to make this diamond shine again. Easy showings. Come take a look before you miss out! House needs paint, flooring, and some minor handyman work to get it ready to rent. Easy showings!

19. 2023-03-30
    soldstatus $40,000 Closed

    Show marketing remark (418 chars)

    Looking for a great investment? Check out this nice 3 bed bungalow on the westside of Detroit. This property was tenant occupied and the occupants were evicted. The sale of this home will be as-is. Mostly cosmetic work will be needed to make this diamond shine again. Easy showings. Come take a look before you miss out! House needs paint, flooring, and some minor handyman work to get it ready to rent. Easy showings!

20. 2023-03-14
    status Pending
21. 2023-03-13
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Looking for a great investment? Check out this nice 3 bed bungalow on the westside of Detroit. This property was tenant occupied and the occupants were evicted. The sale of this home will be as-is. Mostly cosmetic work will be needed to make this diamond shine again. Easy showings. Come take a look before you miss out! House needs paint, flooring, and some minor handyman work to get it ready to rent. Easy showings!

22. 2023-03-10
    listed $44,900 Active

    Show marketing remark (418 chars)

    Looking for a great investment? Check out this nice 3 bed bungalow on the westside of Detroit. This property was tenant occupied and the occupants were evicted. The sale of this home will be as-is. Mostly cosmetic work will be needed to make this diamond shine again. Easy showings. Come take a look before you miss out! House needs paint, flooring, and some minor handyman work to get it ready to rent. Easy showings!

23. 2023-03-10
    listed $44,900 Active 418-char remark

    Show marketing remark (418 chars)

    Looking for a great investment? Check out this nice 3 bed bungalow on the westside of Detroit. This property was tenant occupied and the occupants were evicted. The sale of this home will be as-is. Mostly cosmetic work will be needed to make this diamond shine again. Easy showings. Come take a look before you miss out! House needs paint, flooring, and some minor handyman work to get it ready to rent. Easy showings!

24. 2023-03-09
    historical $44,900

    Show marketing remark (418 chars)

    Looking for a great investment? Check out this nice 3 bed bungalow on the westside of Detroit. This property was tenant occupied and the occupants were evicted. The sale of this home will be as-is. Mostly cosmetic work will be needed to make this diamond shine again. Easy showings. Come take a look before you miss out! House needs paint, flooring, and some minor handyman work to get it ready to rent. Easy showings!

25. 2023-03-09
    historical $44,900 418-char remark

    Show marketing remark (418 chars)

    Looking for a great investment? Check out this nice 3 bed bungalow on the westside of Detroit. This property was tenant occupied and the occupants were evicted. The sale of this home will be as-is. Mostly cosmetic work will be needed to make this diamond shine again. Easy showings. Come take a look before you miss out! House needs paint, flooring, and some minor handyman work to get it ready to rent. Easy showings!

26. 2008-03-05
    historical
27. 2008-02-05
    listed $104,900
28. 2008-02-04
    historical
29. 2007-11-06
    listed $104,900

ⓘ 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: $3,245 · $270/mo
• Projected year-2 tax: $3,245 · $270/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 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $14,316
• − Mortgage interest: −$4,985
• − Property taxes: −$3,245
• − Insurance: −$445
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,589
• Taxable income: $761
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $1,836/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

-10.4% since first listed

16 events — show timeline

• 2026-05-28 Listed $94,000 REALCOMP
• 2026-05-28 Listed $94,000 MiRealSource-MiMLS
• 2024-11-18 Rental Removed $1,400 APPFOLIO
• 2024-09-17 Listed for Rent $1,400 APPFOLIO
• 2023-03-30 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2023-03-30 Sold (MLS) $40,000 REALCOMP
• 2023-03-14 Pending — MiRealSource-MiMLS
• 2023-03-13 Pending — REALCOMP
• 2023-03-10 Listed $44,900 MiRealSource-MiMLS
• 2023-03-10 Listed $44,900 REALCOMP
• 2023-03-09 Coming Soon $44,900 MiRealSource-MiMLS
• 2023-03-09 Coming Soon $44,900 REALCOMP
• 2008-03-05 Listing Removed — REALCOMP
• 2008-02-05 Listed $104,900 REALCOMP
• 2008-02-04 Listing Removed — REALCOMP
• 2007-11-06 Listed $104,900 REALCOMP

Property tax history

+3.6%/yr

Latest (2025): $3,245 · -54.5% YoY. Source: county tax records.