19303 Montevista st Monte Vista St · Detroit, MI 48221

$100,000

3 bd · 1.0 ba · 1,382 sqft · SingleFamily public records · 110 Days on market

Built 1939 Fair condition 4,356 sqft lot $72/sqft · 34% below area Est $187k · 47% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious colonial features 3 bedrooms with a lot of space. property is tenant occupied Current rent 1100 / month with Ferndale housing . Lease and ledger available upon request.

Key facts

• 4,356 sq ft lot
• Built 1939
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (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: 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: Vernor Elementary School (math 24% / reading 24%, grade F, #980 of 1,397 statewide, top 74%, 328 students, 87% FRL); Mumford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 889 students, 86% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 170 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 67d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 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 110 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,000 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.42% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 5.9

CMA / ARV

• ARV (median comp): $187,204
• List price: $100,000
• Delta: -46.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18501 Mendota St	0.42mi	3/1.0	1,461 (+6%)	5mo	$135,000	$92	66
18438 Mendota St	0.48mi	3/1.5	1,459 (+6%)	3mo	$149,400	$102	64
18300 Mendota St	0.55mi	3/1.0	1,303 (-6%)	2mo	$159,900	$123	63
13517 Pembroke Ave	0.67mi	3/1.5	1,386 (+0%)	5mo	$92,000	$66	62
8700 W 7 Mile Rd	0.57mi	3/1.5	1,274 (-8%)	0mo	$147,000	$115	58
18314 Indiana St	0.74mi	3/2.0	1,408 (+2%)	0mo	$185,000	$131	58
18642 Tracey St	0.72mi	3/2.0	1,431 (+4%)	1mo	$110,000	$77	56
20100 Appoline St	0.55mi	3/1.5	1,500 (+8%)	3mo	$90,000	$60	55
18947 Cherrylawn St	0.70mi	3/1.0	1,460 (+6%)	3mo	$110,000	$75	55
18292 Mendota St	0.55mi	3/1.0	1,232 (-11%)	2mo	$145,000	$118	54
18474 Griggs St	0.50mi	3/2.5	1,492 (+8%)	4mo	$106,000	$71	54
18213 Sorrento St	0.67mi	3/1.5	1,528 (+11%)	1mo	$82,000	$54	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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.29×
• Total profit: $8,039
• Equity at exit: $14,910

10-year hold

• IRR: 17.0%
• Equity multiple: 2.43×
• Total profit: $40,179
• Equity at exit: $8,646

Cash invested: $28,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 52 active · 41 under contract
• Months of supply: 7.6 mo (13%/mo absorbed)
• Median asking: $157,400 ($118/sqft)
• Median days on market: 42 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +14.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48221

• Rents YoY: 3.4%
• Active inventory: 170
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$524
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $370

Break-even live

Break-even rent $951

Max offer price $100,000

Occupancy floor 69%

Sensitivity live

Price	-10% $426	-5% $398	+0% $370	+5% $342	+10% $313
Rent	-10% $258	-5% $314	+0% $370	+5% $426	+10% $482
Rate	-1.0pp $420	-0.5pp $395	base $370	+0.5pp $344	+1.0pp $318

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	93d	1	0.31mi
18472 Meyers Rd Detroit, MI	2.0	1.0	918	$1,295	$1.41	38d	1	0.42mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	69d	1	0.51mi
8805 Kingswood St Detroit, MI	1.0–2.0	1.0–2.0	955	$1,430	$1.50	10d	6	0.52mi
18301 Birwood St Detroit, MI	3.0	1.0	925	$1,475	$1.59	23d	1	0.54mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	54d	1	0.55mi
18461 Washburn St Detroit, MI	3.0	2.5	1700	$1,750	$1.03	42d	1	0.55mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	93d	1	0.56mi
18260 Sorrento St Detroit, MI	3.0	1.5	1500	$1,500	$1.00	23d	1	0.61mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$950	$1.06	25d	1	0.61mi
20245 Manor Detroit, MI	3.0	1.5	1018	$1,400	$1.38	42d	1	0.68mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	73d	1	0.69mi
19300 Lesure St Detroit, MI	2.0	1.0	928	$1,150	$1.24	21d	1	0.70mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	66d	1	0.74mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$950	$1.04	24d	1	0.80mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	93d	1	0.80mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,450	$1.21	29d	1	0.83mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	66d	1	0.84mi
18283 Tracey St Detroit, MI	3.0	1.0	1200	$1,600	$1.33	15d	1	0.85mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	93d	1	0.86mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	73d	1	0.87mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	67d	1	0.93mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	66d	1	0.94mi
20426 Tracey St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	73d	1	0.97mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,425	$1.41	21d	1	1.00mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	93d	1	1.00mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,300	$0.90	47d	1	1.03mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	66d	1	1.12mi
17606 Roselawn St Detroit, MI	2.0	1.0	1300	$1,200	$0.92	38d	1	1.13mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	73d	1	1.18mi
16896 Manor St Detroit, MI	3.0	1.0	1158	$1,500	$1.30	10d	1	1.19mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	69d	1	1.20mi
20025 Hubbell St Detroit, MI	3.0	1.0	1022	$1,450	$1.42	21d	1	1.21mi
18294 Marlowe St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	29d	1	1.24mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	66d	1	1.25mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	73d	1	1.26mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	69d	1	1.26mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	54d	1	1.29mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	73d	1	1.33mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	93d	1	1.33mi

Listing history 48 events

1. 2026-07-01
   days on market $100,000 Active 110 DOM
2. 2026-06-30
   days on market $100,000 Active 109 DOM
3. 2026-06-29
   days on market $100,000 Active 108 DOM
4. 2026-06-28
   days on market $100,000 Active 107 DOM
5. 2026-06-27
   days on market $100,000 Active 106 DOM
6. 2026-06-26
   days on market $100,000 Active 105 DOM
7. 2026-06-24
   days on market $100,000 Active 103 DOM
8. 2026-06-22
   days on market $100,000 Active 101 DOM
9. 2026-06-21
   days on market $100,000 Active 100 DOM
10. 2026-06-18
    days on market $100,000 Active 97 DOM
11. 2026-06-17
    days on market $100,000 Active 96 DOM
12. 2026-06-15
    days on market $100,000 Active 94 DOM
13. 2026-06-13
    days on market $100,000 Active 92 DOM
14. 2026-06-13
    days on market $100,000 Active 91 DOM
15. 2026-06-10
    price $100,000 Active 88 DOM
16. 2026-06-09
    days on market $110,000 Active 88 DOM
17. 2026-06-08
    days on market $110,000 Active 87 DOM
18. 2026-06-07
    days on market $110,000 Active 86 DOM
19. 2026-06-04
    days on market $110,000 Active 83 DOM
20. 2026-06-03
    days on market $110,000 Active 82 DOM
21. 2026-06-01
    days on market $110,000 Active 80 DOM
22. 2026-05-31
    days on market $110,000 Active 79 DOM
23. 2026-03-13
    listed $110,000 Active 177-char remark

    Show marketing remark (179 chars)

    Spacious colonial features 3 bedrooms with a lot of space. property is tenant occupied Current rent 1100 / month with Ferndale housing . Lease and ledger available upon request.

24. 2026-03-13
    listed $110,000 Active 179-char remark

    Show marketing remark (179 chars)

    Spacious colonial features 3 bedrooms with a lot of space. property is tenant occupied Current rent 1100 / month with Ferndale housing . Lease and ledger available upon request.

25. 2019-06-05
    soldstatus $75,000
26. 2017-02-17
    soldstatus $75,000
27. 2016-07-27
    soldstatus $34,000
28. 2016-07-27
    soldstatus $34,000 Closed
29. 2016-06-17
    status Pending
30. 2016-06-09
    historical
31. 2016-04-13
    listed $44,900 Active
32. 2015-11-11
    listed $44,900 Active
33. 2015-11-11
    listed $44,900
34. 2015-11-10
    historical
35. 2015-11-10
    historical
36. 2015-11-09
    historical
37. 2015-08-21
    price $49,900
38. 2015-08-21
    price $49,900
39. 2015-06-26
    price $54,900
40. 2015-06-26
    price $54,900
41. 2015-06-09
    listed $59,900 Active
42. 2015-06-09
    listed $59,900 Active
43. 2015-06-09
    listed $49,900
44. 2010-07-28
    soldstatus $48,900
45. 2006-03-06
    historical
46. 2005-05-26
    listed $133,500
47. 2001-11-05
    soldstatus $111,000
48. 1995-08-16
    soldstatus $10,100

ⓘ 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: $2,225 · $185/mo
• Projected year-2 tax: $2,225 · $185/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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,032
• − Mortgage interest: −$5,602
• − Property taxes: −$2,225
• − Insurance: −$500
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$2,909
• Taxable income: $3,072
• Est. tax owed @ 24.0%: −$737
• After-tax cash flow: $3,701/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $34,550–$62,190 screening

This property requires significant repairs and maintenance, including roof replacement and exterior ivy removal, to improve its condition and value.

Repairs flagged

• Major roof replacement — Significant wear and potential leaks.
• Major exterior ivy removal — Hinders curb appeal and may indicate structural issues.
• Major HVAC service — Likely in need of maintenance or repair for optimal performance.
• Major landscaping maintenance — Overgrown and unkempt, detracts from the property's appearance and value.

Value-add opportunities

• Both landscaping and ivy removal — Improves curb appeal and property value. ↑
• Both roof replacement — Fixes a major structural issue and improves property value. ↑
• Both HVAC service — Ensures optimal performance and reduces utility costs. ↑
• Both exterior painting — Enhances curb appeal and property value. ↑
• Both flooring replacement — Improves living conditions and property value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Vernor Elementary School F MI #980/1,397 Nat'l #30,133/41,679 High Mumford High School F MI #481/713 Nat'l #12,478/17,239

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

B Composite livability gradescore 73/100

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 · 1,675,273 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: 7% of renters

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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%

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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%

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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

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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

+989.1% since first listed

26 events — show timeline

• 2026-03-13 Listed $110,000 REALCOMP
• 2026-03-13 Listed $110,000 MiRealSource-MiMLS
• 2019-06-05 Sold (Public Records) $75,000 Public Records
• 2017-02-17 Sold (Public Records) $75,000 Public Records
• 2016-07-27 Sold (MLS) $34,000 MiRealSource-MiMLS
• 2016-07-27 Sold (MLS) $34,000 REALCOMP
• 2016-06-17 Pending — MiRealSource-MiMLS
• 2016-06-09 Listing Removed — MiRealSource-MiMLS
• 2016-04-13 Listed $44,900 MiRealSource-MiMLS
• 2015-11-11 Listed $44,900 MiRealSource-MiMLS
• 2015-11-11 Listed $44,900 REALCOMP
• 2015-11-10 Listing Removed — MiRealSource-MiMLS
• 2015-11-10 Listing Removed — REALCOMP
• 2015-11-09 Listing Removed — MiRealSource-MiMLS
• 2015-08-21 Price Changed $49,900 MiRealSource-MiMLS
• 2015-08-21 Price Changed $49,900 REALCOMP
• 2015-06-26 Price Changed $54,900 MiRealSource-MiMLS
• 2015-06-26 Price Changed $54,900 REALCOMP
• 2015-06-09 Listed $59,900 REALCOMP
• 2015-06-09 Listed $59,900 MiRealSource-MiMLS
• 2015-06-09 Listed $49,900 MiRealSource-MiMLS
• 2010-07-28 Sold (Public Records) $48,900 Public Records
• 2006-03-06 Listing Removed — REALCOMP
• 2005-05-26 Listed $133,500 REALCOMP
• 2001-11-05 Sold (Public Records) $111,000 Public Records
• 1995-08-16 Sold (Public Records) $10,100 Public Records

Property tax history

-1.6%/yr

Latest (2025): $2,225 · -37.8% YoY. Source: county tax records.