19786 Pennington Dr · Detroit, MI 48221

$99,000

2 bd · 1.0 ba · 765 sqft · SingleFamily public records · 145 Days on market

Built 1943 5,227 sqft lot $129/sqft · 17% above area Est $85k · 17% 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adjacent to the popular Bagley neighborhood, this inviting two-bedroom/one-bathroom home with wood floors is a proven cash-flowing asset with tenants in place. Residents of 19786 Pennington live walking distance to the Livernois Avenue of Fashion district with popular shops, nightlife and grocery shopping. This thoroughfare also provides convenient access to freeways and countless amenities in nearby Ferndale.

Key facts

• 5,227 sq ft lot
• Built 1943
• Listed 144 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 8y 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 $34k; list at $99k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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: 1.40% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.47%
• DSCR: 1.69
• GRM: 5.9

CMA / ARV

• ARV (median comp): $84,773
• List price: $99,000
• Delta: 16.78%
• 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
19800 Woodingham Dr	0.13mi	2/1.0	780 (+2%)	10mo	$67,500	$87	82
19788 San Juan Dr	0.06mi	2/1.0	795 (+4%)	13mo	$29,900	$38	80
19817 Monica St	0.15mi	2/1.0	790 (+3%)	13mo	$41,000	$52	76
19486 Santa Barbara Dr	0.13mi	2/1.0	796 (+4%)	14mo	$115,000	$144	76
19928 Santa Barbara Dr	0.08mi	3/1.0 (+1)	865 (+13%)	1mo	$90,000	$104	68
19434 San Juan Dr	0.17mi	2/1.0	838 (+10%)	13mo	$29,900	$36	65
20233 Roselawn St	0.44mi	2/1.0	829 (+8%)	2mo	$33,000	$40	64
1370 Bertha St	0.62mi	2/1.0	707 (-8%)	1mo	$120,000	$170	57
20200 Roselawn St	0.40mi	3/1.0 (+1)	840 (+10%)	9mo	$92,000	$110	52
1410 Bertha St	0.62mi	2/1.0	667 (-13%)	9mo	$112,500	$169	43
19439 Wyoming Ave	0.71mi	2/1.0	870 (+14%)	6mo	$65,000	$75	40
228 Kensington Ave	0.66mi	2/1.0	873 (+14%)	8mo	$185,000	$212	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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.27×
• Total profit: $7,395
• Equity at exit: $14,761

10-year hold

• IRR: 16.6%
• Equity multiple: 2.39×
• Total profit: $38,527
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$519
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $357

Break-even live

Break-even rent $935

Max offer price $99,000

Occupancy floor 69%

Sensitivity live

Price	-10% $413	-5% $385	+0% $357	+5% $329	+10% $301
Rent	-10% $248	-5% $303	+0% $357	+5% $412	+10% $467
Rate	-1.0pp $407	-0.5pp $383	base $357	+0.5pp $332	+1.0pp $306

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	19d	1	0.29mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	45d	1	0.30mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	19d	1	0.40mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	19d	1	0.55mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	45d	1	0.57mi
20129 Stratford Rd Unit 2 Detroit, MI	2.0	1.0	1100	$1,223	$1.11	26d	1	0.64mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	45d	1	0.65mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	19d	1	0.71mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	26d	1	0.76mi
20643 Stratford Rd Unit 1 Detroit, MI	2.0	1.5	1000	$1,250	$1.25	45d	1	0.79mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	45d	1	0.83mi
578 Kensington Ave Ferndale, MI	2.0	1.0	860	$1,600	$1.86	6d	1	0.88mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	45d	1	0.94mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	19d	1	0.94mi
695 Livernois St Unit 2 Ferndale, MI	2.0	1.0	950	$2,350	$2.47	6d	1	1.00mi
695 Livernois St Unit 3 Ferndale, MI	1.0	1.0	830	$2,150	$2.59	14d	1	1.00mi
18461 Washburn St Detroit, MI	1.0	1.0	690	$775	$1.12	45d	1	1.06mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	22d	1	1.07mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	19d	1	1.08mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	45d	1	1.13mi
353 W Webster St Ferndale, MI	2.0	1.0	900	$1,525	$1.69	18d	1	1.14mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	19d	1	1.15mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	45d	1	1.16mi
851 Gardendale St Ferndale, MI	2.0	1.0	933	$1,625	$1.74	26d	1	1.16mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	4d	1	1.19mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	26d	1	1.21mi
900 Laprairie St Ferndale, MI	1.0	1.0	700	$1,015	$1.45	45d	1	1.27mi
226 Fielding St Ferndale, MI	2.0	1.0	1000	$1,500	$1.50	26d	1	1.28mi
224 Fielding St Ferndale, MI	2.0	1.0	1000	$1,800	$1.80	26d	1	1.29mi
901 Saint Louis St Unit 901-02 Ferndale, MI	2.0	1.0	800	$1,395	$1.74	26d	1	1.31mi
901 Saint Louis St Ferndale, MI	2.0	1.0	800	$1,395	$1.74	45d	1	1.31mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	45d	1	1.33mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	45d	1	1.38mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	26d	1	1.40mi
17150 Santa Rosa Dr Detroit, MI	1.0	1.0	950	$1,250	$1.32	19d	1	1.41mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	19d	1	1.41mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	6d	1	1.42mi
22111 Woodward Ave Ferndale, MI	2.0	1.0	816	$3,355	$4.11	18d	1	1.46mi
1291 W State Fair Ave Detroit, MI	1.0–2.0	1.0	700	$950	$1.36	14d	2	1.49mi

Listing history 50 events

1. 2026-06-21
   days on market $99,000 Active 145 DOM
2. 2026-06-18
   days on market $99,000 Active 142 DOM
3. 2026-06-17
   days on market $99,000 Active 141 DOM
4. 2026-06-15
   days on market $99,000 Active 139 DOM
5. 2026-06-13
   days on market $99,000 Active 137 DOM
6. 2026-06-13
   days on market $99,000 Active 136 DOM
7. 2026-06-09
   days on market $99,000 Active 133 DOM
8. 2026-06-08
   days on market $99,000 Active 132 DOM
9. 2026-06-07
   days on market $99,000 Active 131 DOM
10. 2026-06-04
    days on market $99,000 Active 128 DOM
11. 2026-06-03
    days on market $99,000 Active 127 DOM
12. 2026-06-01
    days on market $99,000 Active 125 DOM
13. 2026-05-31
    days on market $99,000 Active 124 DOM
14. 2026-01-28
    listed $99,000 Active 413-char remark

    Show marketing remark (413 chars)

    Adjacent to the popular Bagley neighborhood, this inviting two-bedroom/one-bathroom home with wood floors is a proven cash-flowing asset with tenants in place. Residents of 19786 Pennington live walking distance to the Livernois Avenue of Fashion district with popular shops, nightlife and grocery shopping. This thoroughfare also provides convenient access to freeways and countless amenities in nearby Ferndale.

15. 2026-01-28
    listed $99,000 Active 413-char remark

    Show marketing remark (413 chars)

    Adjacent to the popular Bagley neighborhood, this inviting two-bedroom/one-bathroom home with wood floors is a proven cash-flowing asset with tenants in place. Residents of 19786 Pennington live walking distance to the Livernois Avenue of Fashion district with popular shops, nightlife and grocery shopping. This thoroughfare also provides convenient access to freeways and countless amenities in nearby Ferndale.

16. 2026-01-26
    historical $99,000 413-char remark

    Show marketing remark (413 chars)

    Adjacent to the popular Bagley neighborhood, this inviting two-bedroom/one-bathroom home with wood floors is a proven cash-flowing asset with tenants in place. Residents of 19786 Pennington live walking distance to the Livernois Avenue of Fashion district with popular shops, nightlife and grocery shopping. This thoroughfare also provides convenient access to freeways and countless amenities in nearby Ferndale.

17. 2026-01-01
    historical
18. 2026-01-01
    historical
19. 2025-10-16
    price $99,000
20. 2025-10-16
    price $99,000
21. 2025-09-23
    price $99,900
22. 2025-09-22
    price $99,900
23. 2025-08-27
    listed $119,900 Active
24. 2025-08-27
    listed $119,900 Active
25. 2025-02-05
    historical
26. 2025-02-04
    historical
27. 2024-11-21
    listed $125,000 Active
28. 2024-11-21
    listed $125,000 Active
29. 2019-01-30
    soldstatus $34,000 Sold
30. 2019-01-30
    soldstatus $34,000 Closed
31. 2019-01-07
    status Pending
32. 2019-01-07
    status Pending
33. 2018-12-11
    listed $44,900 Active
34. 2018-12-11
    listed $44,900 Active
35. 2018-11-05
    historical
36. 2018-11-05
    historical
37. 2018-10-20
    price $45,000
38. 2018-10-19
    status Active
39. 2018-10-18
    price $45,000
40. 2018-10-18
    status Active
41. 2018-08-18
    status Pending
42. 2018-08-18
    status Pending
43. 2018-07-13
    status Active
44. 2018-07-12
    historical
45. 2018-06-05
    listed $42,000 Active
46. 2018-06-05
    listed $42,000 Active
47. 2018-06-01
    historical
48. 2018-06-01
    historical
49. 2018-05-24
    price $44,000
50. 2018-05-24
    price $44,000

ⓘ 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: $2,134 · $178/mo
• Projected year-2 tax: $2,134 · $178/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 · 14 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: $16,644
• − Mortgage interest: −$5,546
• − Property taxes: −$2,134
• − Insurance: −$495
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$2,880
• Taxable income: $2,926
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $3,587/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

+83.3% since first listed

39 events — show timeline

• 2026-01-28 Listed $99,000 MiRealSource-MiMLS
• 2026-01-28 Listed $99,000 REALCOMP
• 2026-01-26 Coming Soon $99,000 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2025-10-16 Price Changed $99,000 MiRealSource-MiMLS
• 2025-10-16 Price Changed $99,000 REALCOMP
• 2025-09-23 Price Changed $99,900 MiRealSource-MiMLS
• 2025-09-22 Price Changed $99,900 REALCOMP
• 2025-08-27 Listed $119,900 REALCOMP
• 2025-08-27 Listed $119,900 MiRealSource-MiMLS
• 2025-02-05 Listing Removed — REALCOMP
• 2025-02-04 Listing Removed — MiRealSource-MiMLS
• 2024-11-21 Listed $125,000 MiRealSource-MiMLS
• 2024-11-21 Listed $125,000 REALCOMP
• 2019-01-30 Sold (MLS) $34,000 MiRealSource-MiMLS
• 2019-01-30 Sold (MLS) $34,000 REALCOMP
• 2019-01-07 Pending — MiRealSource-MiMLS
• 2019-01-07 Pending — REALCOMP
• 2018-12-11 Listed $44,900 MiRealSource-MiMLS
• 2018-12-11 Listed $44,900 REALCOMP
• 2018-11-05 Listing Removed — REALCOMP
• 2018-11-05 Listing Removed — MiRealSource-MiMLS
• 2018-10-20 Price Changed $45,000 MiRealSource-MiMLS
• 2018-10-19 Relisted — MiRealSource-MiMLS
• 2018-10-18 Price Changed $45,000 REALCOMP
• 2018-10-18 Relisted — REALCOMP
• 2018-08-18 Pending — MiRealSource-MiMLS
• 2018-08-18 Pending — REALCOMP
• 2018-07-13 Relisted — REALCOMP
• 2018-07-12 Listing Removed — REALCOMP
• 2018-06-05 Listed $42,000 MiRealSource-MiMLS
• 2018-06-05 Listed $42,000 REALCOMP
• 2018-06-01 Listing Removed — MiRealSource-MiMLS
• 2018-06-01 Listing Removed — REALCOMP
• 2018-05-24 Price Changed $44,000 MiRealSource-MiMLS
• 2018-05-24 Price Changed $44,000 REALCOMP
• 2018-02-21 Listed $54,000 MiRealSource-MiMLS
• 2018-02-21 Listed $54,000 REALCOMP

Property tax history

+4.9%/yr

Latest (2025): $2,134 · -54.3% YoY. Source: county tax records.