18995 Wormer St · Detroit, MI 48219

$90,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 2 Days on market

Built 1924 4,356 sqft lot $75/sqft · at area comps Est $94k · 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +9.2/15.0
• 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

Charming 3-bedroom, 1-bathroom colonial-style single-family home in the desirable Bungalohill subdivision on Detroit's west side! Built in 1924, this move-in-ready property offers spacious layout ideal for families or investors This home is currently rented to a good-paying tenant (do not disturb tenants - showings after accepted offer). Perfect investment opportunity in a stable neighborhood with strong rental demand. Convenient west side location near parks, schools, and major roads. Ready to make this yours? Reach out today! This won't last long at $91,000.

Key facts

• Colonial-style
• Stable neighborhood
• Spacious layout

Tags

• COLONIAL-STYLE
• BUNGALOHILL SUBDIVISION
• SPACIOUS LAYOUT
• INVESTMENT OPPORTUNITY
• STABLE NEIGHBORHOOD
• CONVENIENT WEST SIDE LOCATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water available; Public sewer available
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding
• Construction: Brick/mortar foundation; Built with vinyl siding
• Exterior features: Paved road access; Lot approximately 0.1 acre (35 x 126)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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: 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.
• Zoned schools: Emerson Elementarymiddle School (519 students, 90% FRL); Henry Ford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 712 students, 86% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 309 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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).
• This rent runs 35% 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 $622 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 19y 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 $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1924 — 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: 1.42% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.66%
• DSCR: 1.61
• GRM: 5.9

CMA / ARV

• ARV (median comp): $93,564
• List price: $90,000
• Delta: -2.74%
• 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
19311 Grandview St	0.35mi	3/1.5	1,214 (+1%)	3mo	$52,500	$43	77
17714 Salem St	0.54mi	3/2.0	1,200 (0%)	4mo	$150,000	$125	67
23525 Kress St	0.47mi	3/1.0	1,270 (+6%)	1mo	$85,000	$67	67
18614 Winston St	0.23mi	3/1.0	1,064 (-11%)	5mo	$110,000	$103	66
19329 Garfield	0.53mi	3/1.0	1,246 (+4%)	4mo	$165,000	$132	65
18458 Lennane	0.62mi	3/1.0	1,168 (-3%)	3mo	$140,900	$121	64
19612 Dale St	0.45mi	3/2.0	1,285 (+7%)	2mo	$135,000	$105	61
18305 Wormer Ave	0.32mi	4/2.5 (+1)	1,296 (+8%)	1mo	$200,000	$154	60
18629 Brady	0.44mi	3/1.0	1,030 (-14%)	0mo	$126,000	$122	56
19919 S Five Points St S	0.70mi	3/1.0	1,092 (-9%)	3mo	$78,000	$71	50
19848 Winston St	0.56mi	3/1.5	1,032 (-14%)	2mo	$92,000	$89	47
19550 Imperial Hwy	0.72mi	3/1.0	1,350 (+12%)	6mo	$174,900	$130	41

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: 9.9%
• Equity multiple: 1.42×
• Total profit: $10,527
• Equity at exit: $13,419

10-year hold

• IRR: 23.2%
• Equity multiple: 3.53×
• Total profit: $63,798
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$472
• Tax from tax record: −$215 /mo · $2,575/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $287

Break-even live

Break-even rent $916

Max offer price $90,000

Occupancy floor 73%

Sensitivity live

Price	-10% $338	-5% $312	+0% $287	+5% $261	+10% $236
Rent	-10% $186	-5% $236	+0% $287	+5% $337	+10% $388
Rate	-1.0pp $332	-0.5pp $310	base $287	+0.5pp $263	+1.0pp $240

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	14d	1	0.24mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	26d	1	0.28mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	26d	1	0.28mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	46d	1	0.29mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	46d	1	0.30mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	46d	1	0.34mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	46d	2	0.48mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	46d	1	0.60mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	26d	1	0.78mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	46d	1	0.79mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	7d	1	0.81mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	13d	1	0.81mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	19d	1	0.85mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	46d	1	0.86mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	7d	1	0.88mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	46d	1	1.04mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	46d	1	1.06mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	46d	1	1.08mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	20d	1	1.10mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	46d	1	1.11mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	46d	1	1.12mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	46d	1	1.14mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	46d	1	1.20mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	13d	1	1.21mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	26d	1	1.25mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	26d	1	1.30mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	7d	1	1.33mi
25400 Basin St Southfield, MI	1.0–2.0	1.0	825	$1,400	$1.70	1d	12	1.34mi
25740 Shiawassee St Southfield, MI	1.0–2.0	1.0	850	$1,253	$1.47	46d	10	1.34mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	46d	1	1.39mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	20d	1	1.41mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	46d	1	1.42mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	19d	1	1.44mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	46d	2	1.45mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	26d	1	1.49mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	19d	1	1.49mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	19d	1	1.49mi

Listing history 34 events

1. 2026-06-21
   remarks 566-char remark
2. 2026-06-21
   pricedays on marketlisting id $90,000 Active 2 DOM
3. 2026-06-18
   days on market $91,000 Active 163 DOM
4. 2026-06-17
   days on market $91,000 Active 162 DOM
5. 2026-06-15
   days on market $91,000 Active 160 DOM
6. 2026-06-13
   days on market $91,000 Active 158 DOM
7. 2026-06-13
   days on market $91,000 Active 157 DOM
8. 2026-06-09
   days on market $91,000 Active 154 DOM
9. 2026-06-08
   days on market $91,000 Active 153 DOM
10. 2026-06-07
    days on market $91,000 Active 152 DOM
11. 2026-06-04
    days on market $91,000 Active 149 DOM
12. 2026-06-03
    days on market $91,000 Active 148 DOM
13. 2026-06-01
    days on market $91,000 Active 146 DOM
14. 2026-05-31
    days on market $91,000 Active 145 DOM
15. 2026-02-21
    price $91,000 387-char remark
16. 2026-02-20
    price $91,000 387-char remark
17. 2026-01-06
    listed $95,000 Active 387-char remark
18. 2026-01-06
    listed $95,000 Active 387-char remark
19. 2026-01-04
    historical
20. 2026-01-04
    historical
21. 2025-07-03
    listed $100,000 Active
22. 2025-07-03
    listed $100,000 Active
23. 2020-09-03
    soldstatus $75,000
24. 2009-08-14
    soldstatus $4,400
25. 2009-05-01
    listed $7,000
26. 2009-04-17
    historical
27. 2008-08-29
    listed $9,000
28. 2008-03-12
    historical
29. 2008-03-08
    historical
30. 2007-06-22
    listed $27,818
31. 2007-06-22
    listed $27,818
32. 2007-05-16
    historical
33. 2007-01-26
    listed $36,000
34. 2002-04-26
    soldstatus $84,550

ⓘ 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: $2,575 · $215/mo
• Projected year-2 tax: $2,575 · $215/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,354
• − Mortgage interest: −$5,041
• − Property taxes: −$2,575
• − Insurance: −$450
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$2,618
• Taxable income: $2,213
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $2,910/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

+6.4% since first listed

24 events — show timeline

• 2026-06-19 Listing Removed — MiRealSource-MiMLS
• 2026-06-19 Listed $90,000 REALCOMP
• 2026-06-19 Listed $90,000 MiRealSource-MiMLS
• 2026-06-19 Listing Removed — REALCOMP
• 2026-02-21 Price Changed $91,000 MiRealSource-MiMLS
• 2026-02-20 Price Changed $91,000 REALCOMP
• 2026-01-06 Listed $95,000 MiRealSource-MiMLS
• 2026-01-06 Listed $95,000 REALCOMP
• 2026-01-04 Listing Removed — MiRealSource-MiMLS
• 2026-01-04 Listing Removed — REALCOMP
• 2025-07-03 Listed $100,000 REALCOMP
• 2025-07-03 Listed $100,000 MiRealSource-MiMLS
• 2020-09-03 Sold (Public Records) $75,000 Public Records
• 2009-08-14 Sold (MLS) $4,400 REALCOMP
• 2009-05-01 Listed $7,000 REALCOMP
• 2009-04-17 Listing Removed — REALCOMP
• 2008-08-29 Listed $9,000 REALCOMP
• 2008-03-12 Listing Removed — MiRealSource-MiMLS
• 2008-03-08 Listing Removed — REALCOMP
• 2007-06-22 Listed $27,818 REALCOMP
• 2007-06-22 Listed $27,818 MiRealSource-MiMLS
• 2007-05-16 Listing Removed — REALCOMP
• 2007-01-26 Listed $36,000 REALCOMP
• 2002-04-26 Sold (Public Records) $84,550 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,575 · +99.7% YoY. Source: county tax records.