19482 Archer St · Detroit, MI 48219

$117,000

3 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 37 Days on market

Built 1955 5,663 sqft lot Est $114k · at est.

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• ARV discount +6.3/15.0
• 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

SOLID BRICK RANCH LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS. NICE CURB APPEAL. HARDWOOD FLOORS THROUGHOUT. FLORIDA ROOM FOR SUMMERTIME RELAXATION.

Key facts

• Florida room
• Hardwood floors
• Brick ranch

Tags

• BRICK RANCH
• HARDWOOD FLOORS
• FLORIDA ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $113k (3.0% 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 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 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 $809 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $26k; list at $117k implies a 343% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $113,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.17% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $113,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21700 Pembroke Ave	0.50mi	3/1.0	1,089 (-0%)	3mo	$155,000	$142	73
19212 Northrop St	0.31mi	3/1.0	981 (-10%)	2mo	$65,000	$66	67
20266 Greydale Ave	0.69mi	3/1.0	1,072 (-2%)	3mo	$115,000	$107	62
19711 Chapel St	0.59mi	3/1.0	1,014 (-7%)	1mo	$120,000	$118	59
20116 Greydale Ave	0.63mi	3/1.0	1,164 (+6%)	2mo	$149,500	$128	59
19411 Chapel St	0.59mi	3/1.0	1,014 (-7%)	5mo	$65,000	$64	56
20370 Cherokee St	0.58mi	3/1.5	1,208 (+10%)	1mo	$117,000	$97	53
19795 Greydale Ave	0.48mi	3/1.5	1,247 (+14%)	4mo	$129,997	$104	49
23450 Margareta St	0.59mi	3/1.0	957 (-13%)	4mo	$45,000	$47	48
18293 Codding St	0.74mi	3/1.0	962 (-12%)	1mo	$30,000	$31	44
19734 Westbrook St	0.74mi	3/1.0	950 (-13%)	2mo	$63,500	$67	42
21338 Pembroke Ave	0.71mi	3/1.0	930 (-15%)	1mo	$115,000	$124	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: 4.5%
• Equity multiple: 1.18×
• Total profit: $6,041
• Equity at exit: $17,445

10-year hold

• IRR: 18.2%
• Equity multiple: 2.87×
• Total profit: $61,183
• Equity at exit: $10,116

Cash invested: $32,760 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$614
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $278

Break-even live

Break-even rent $1,021

Max offer price $117,000

Occupancy floor 75%

Sensitivity live

Price	-10% $345	-5% $311	+0% $278	+5% $245	+10% $212
Rent	-10% $170	-5% $224	+0% $278	+5% $333	+10% $387
Rate	-1.0pp $337	-0.5pp $308	base $278	+0.5pp $248	+1.0pp $217

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	45d	1	0.08mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	18d	1	0.11mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	45d	1	0.31mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	45d	1	0.33mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	45d	2	0.35mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	12d	1	0.38mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	45d	1	0.48mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	45d	1	0.55mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	25d	1	0.56mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	45d	1	0.56mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	25d	1	0.56mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	45d	1	0.66mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	45d	2	0.66mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	18d	1	0.68mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	45d	1	0.83mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	45d	1	0.92mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	45d	1	0.94mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	45d	1	0.98mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	45d	1	0.99mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	14d	1	1.06mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	6d	1	1.07mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	12d	1	1.07mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	16d	1	1.09mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	18d	1	1.09mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	6d	1	1.12mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	45d	1	1.13mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	1.14mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	1.14mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	1.15mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	45d	1	1.16mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	6d	1	1.16mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	18d	1	1.18mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	18d	1	1.36mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	18d	1	1.38mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	1.38mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	45d	2	1.38mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	1.40mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	45d	1	1.41mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	13d	1	1.42mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	25d	1	1.44mi

Listing history 14 events

1. 2026-04-20
   status Pending

   Show marketing remark (159 chars)

   SOLID BRICK RANCH LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS. NICE CURB APPEAL. HARDWOOD FLOORS THROUGHOUT. FLORIDA ROOM FOR SUMMERTIME RELAXATION.

2. 2026-04-20
   status Pending 159-char remark

   Show marketing remark (159 chars)

   SOLID BRICK RANCH LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS. NICE CURB APPEAL. HARDWOOD FLOORS THROUGHOUT. FLORIDA ROOM FOR SUMMERTIME RELAXATION.

3. 2026-03-23
   status Active 159-char remark

   Show marketing remark (159 chars)

   SOLID BRICK RANCH LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS. NICE CURB APPEAL. HARDWOOD FLOORS THROUGHOUT. FLORIDA ROOM FOR SUMMERTIME RELAXATION.

4. 2026-03-23
   status Active

   Show marketing remark (159 chars)

   SOLID BRICK RANCH LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS. NICE CURB APPEAL. HARDWOOD FLOORS THROUGHOUT. FLORIDA ROOM FOR SUMMERTIME RELAXATION.

5. 2026-03-07
   status Pending 159-char remark

   Show marketing remark (159 chars)

   SOLID BRICK RANCH LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS. NICE CURB APPEAL. HARDWOOD FLOORS THROUGHOUT. FLORIDA ROOM FOR SUMMERTIME RELAXATION.

6. 2026-03-07
   status Pending

   Show marketing remark (159 chars)

   SOLID BRICK RANCH LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS. NICE CURB APPEAL. HARDWOOD FLOORS THROUGHOUT. FLORIDA ROOM FOR SUMMERTIME RELAXATION.

7. 2026-02-26
   listed $117,000 Active

   Show marketing remark (159 chars)

   SOLID BRICK RANCH LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS. NICE CURB APPEAL. HARDWOOD FLOORS THROUGHOUT. FLORIDA ROOM FOR SUMMERTIME RELAXATION.

8. 2026-02-26
   listed $117,000 Active 159-char remark

   Show marketing remark (159 chars)

   SOLID BRICK RANCH LOCATED CLOSE TO SCHOOLS, SHOPPING, AND MAJOR FREEWAYS. NICE CURB APPEAL. HARDWOOD FLOORS THROUGHOUT. FLORIDA ROOM FOR SUMMERTIME RELAXATION.

9. 2016-07-21
   soldstatus $26,424 Sold 296-char remark

   Show marketing remark (296 chars)

   Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007100222079

10. 2016-07-21
    soldstatus $26,424 Closed

    Show marketing remark (296 chars)

    Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007100222079

11. 2016-07-08
    status Pending

    Show marketing remark (296 chars)

    Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007100222079

12. 2016-07-08
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007100222079

13. 2016-06-24
    listed $19,100 Active

    Show marketing remark (296 chars)

    Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007100222079

14. 2016-06-24
    listed $19,100 Active 296-char remark

    Show marketing remark (296 chars)

    Listing Broker and Seller assume no responsibility and make no guarantees, representations, warranties (express, implied or otherwise) as to the availability or accuracy of information contained herein.  ‘4.5% buyer premium charged to buyer at closing. ’ SHOWING ID:0007100222079

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,764 · $147/mo
• Expected delta: +$38/yr (+$3/mo · 2.2%)

ⓘ 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: $16,474
• − Mortgage interest: −$6,554
• − Property taxes: −$1,727
• − Insurance: −$585
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,404
• Taxable income: $1,569
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $2,963/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

+512.6% since first listed

14 events — show timeline

• 2026-04-20 Pending — REALCOMP
• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-03-23 Relisted — MiRealSource-MiMLS
• 2026-03-23 Relisted — REALCOMP
• 2026-03-07 Pending — MiRealSource-MiMLS
• 2026-03-07 Pending — REALCOMP
• 2026-02-26 Listed $117,000 MiRealSource-MiMLS
• 2026-02-26 Listed $117,000 REALCOMP
• 2016-07-21 Sold (MLS) $26,424 MiRealSource-MiMLS
• 2016-07-21 Sold (MLS) $26,424 REALCOMP
• 2016-07-08 Pending — MiRealSource-MiMLS
• 2016-07-08 Pending — REALCOMP
• 2016-06-24 Listed $19,100 MiRealSource-MiMLS
• 2016-06-24 Listed $19,100 REALCOMP

Property tax history

-1.1%/yr

Latest (2025): $1,727 · -54.2% YoY. Source: county tax records.