19560 Berg Rd · Detroit, MI 48219

$115,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 41 Days on market

Built 1971 7,405 sqft lot Est $90k · 27% 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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +6.8/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• 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

There is truly nothing like a beautiful brick ranch showcasing it's pride of ownership. This turnkey home features a roof that was replaced in 2017 and is on a well kept and peaceful block close to all amenities. A finished basement with a full second bathroom makes entertaining a breeze. This home is really perfect for all and any buyers including those looking to raise families, downsize, start new or age in place. A 2 car detached garage in a fenced yard is the icing on the cake - Welcome Home!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (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); 305 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 37% 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 $795 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 29y 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 $115k implies a 342% gain — meaningful room to come down on a strong offer.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1971 — 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: 1.18% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.11%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $90,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19212 Northrop St	0.41mi	3/1.0	981 (+2%)	2mo	$65,000	$66	76
23450 Margareta St	0.65mi	3/1.0	957 (-0%)	4mo	$45,000	$47	66
22530 Leewin St	0.21mi	3/1.0	832 (-13%)	2mo	$78,600	$94	66
20224 Redfern St	0.40mi	3/1.5	1,020 (+6%)	5mo	$140,000	$137	65
19711 Chapel St	0.65mi	3/1.0	1,014 (+6%)	1mo	$120,000	$118	60
19309 Lenore	0.73mi	3/1.0	920 (-4%)	2mo	$86,900	$94	57
19411 Chapel St	0.66mi	3/1.0	1,014 (+6%)	5mo	$65,000	$64	56
19344 Cooley St	0.45mi	3/1.0	1,092 (+14%)	7mo	$62,000	$57	50
21700 Pembroke Ave	0.54mi	3/1.0	1,089 (+13%)	3mo	$155,000	$142	50
20266 Greydale Ave	0.69mi	3/1.0	1,072 (+12%)	3mo	$115,000	$107	46
19937 Chapel St	0.67mi	3/1.0	860 (-10%)	9mo	$72,000	$84	44
18660 Codding St	0.62mi	3/1.0	1,100 (+15%)	9mo	$135,000	$123	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.34×
• Total profit: $10,896
• Equity at exit: $17,147

10-year hold

• IRR: 21.1%
• Equity multiple: 3.20×
• Total profit: $70,786
• Equity at exit: $9,943

Cash invested: $32,200 (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: 305
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$603
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $352

Break-even live

Break-even rent $908

Max offer price $115,000

Occupancy floor 69%

Sensitivity live

Price	-10% $417	-5% $384	+0% $352	+5% $319	+10% $287
Rent	-10% $245	-5% $298	+0% $352	+5% $405	+10% $459
Rate	-1.0pp $410	-0.5pp $381	base $352	+0.5pp $322	+1.0pp $292

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	17d	1	0.04mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	44d	1	0.04mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	44d	1	0.33mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	44d	2	0.34mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	11d	1	0.39mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	44d	1	0.41mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	44d	1	0.42mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	0.54mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	0.54mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	25d	1	0.54mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	25d	1	0.55mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	44d	1	0.57mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	44d	2	0.64mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	44d	3	0.71mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	17d	1	0.71mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	44d	1	0.88mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	11d	1	1.00mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	5d	1	1.00mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	44d	1	1.01mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.03mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	5d	1	1.05mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	13d	1	1.05mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	1.07mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	1.17mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	1.18mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	1.19mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	1.22mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	1.23mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	1.27mi
25400 Basin St Southfield, MI	1.0–2.0	1.0	825	$1,400	$1.70	0d	12	1.44mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	1.44mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	1.45mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	1.46mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	1.47mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	1.47mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	1.47mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	1.47mi
25740 Shiawassee St Southfield, MI	1.0–2.0	1.0	850	$1,253	$1.47	44d	10	1.49mi

Listing history 30 events

1. 2026-04-23
   status Pending 502-char remark

   Show marketing remark (502 chars)

   There is truly nothing like a beautiful brick ranch showcasing it's pride of ownership. This turnkey home features a roof that was replaced in 2017 and is on a well kept and peaceful block close to all amenities. A finished basement with a full second bathroom makes entertaining a breeze. This home is really perfect for all and any buyers including those looking to raise families, downsize, start new or age in place. A 2 car detached garage in a fenced yard is the icing on the cake - Welcome Home!

2. 2026-04-23
   status Pending

   Show marketing remark (502 chars)

   There is truly nothing like a beautiful brick ranch showcasing it's pride of ownership. This turnkey home features a roof that was replaced in 2017 and is on a well kept and peaceful block close to all amenities. A finished basement with a full second bathroom makes entertaining a breeze. This home is really perfect for all and any buyers including those looking to raise families, downsize, start new or age in place. A 2 car detached garage in a fenced yard is the icing on the cake - Welcome Home!

3. 2026-03-14
   listed $115,000 Active 502-char remark

   Show marketing remark (502 chars)

   There is truly nothing like a beautiful brick ranch showcasing it's pride of ownership. This turnkey home features a roof that was replaced in 2017 and is on a well kept and peaceful block close to all amenities. A finished basement with a full second bathroom makes entertaining a breeze. This home is really perfect for all and any buyers including those looking to raise families, downsize, start new or age in place. A 2 car detached garage in a fenced yard is the icing on the cake - Welcome Home!

4. 2026-03-14
   listed $115,000 Active

   Show marketing remark (502 chars)

   There is truly nothing like a beautiful brick ranch showcasing it's pride of ownership. This turnkey home features a roof that was replaced in 2017 and is on a well kept and peaceful block close to all amenities. A finished basement with a full second bathroom makes entertaining a breeze. This home is really perfect for all and any buyers including those looking to raise families, downsize, start new or age in place. A 2 car detached garage in a fenced yard is the icing on the cake - Welcome Home!

5. 2026-03-10
   historical $115,000 502-char remark

   Show marketing remark (502 chars)

   There is truly nothing like a beautiful brick ranch showcasing it's pride of ownership. This turnkey home features a roof that was replaced in 2017 and is on a well kept and peaceful block close to all amenities. A finished basement with a full second bathroom makes entertaining a breeze. This home is really perfect for all and any buyers including those looking to raise families, downsize, start new or age in place. A 2 car detached garage in a fenced yard is the icing on the cake - Welcome Home!

6. 2009-07-24
   soldstatus $26,000 380-char remark

   Show marketing remark (380 chars)

   TOTALLY UPDATED!!! CHARMING READY TO MOVE IN RANCH WITH THREE BEDROOM TWO BATHS PARTIALLY FINISHED BASEMENT. NEW 2 CAR GARAGE, SECURITY ALARM, WORKING A/C, FRESHLY PAINTED AND REFINISHED HARDWOOD FLOORS. INCLUDES APPLIANCES: STOVE, REFRIGERATOR, DISHWASHER, WASHER AND DRYER. LOCATED ACROSS FROM MIDDLE SCHOOL. READY TO MOVE IN CONDITION. WON'T STAY AROUND LONG FOR THIS PRICE!!!!

7. 2009-05-28
   listed $22,500 380-char remark

   Show marketing remark (380 chars)

   TOTALLY UPDATED!!! CHARMING READY TO MOVE IN RANCH WITH THREE BEDROOM TWO BATHS PARTIALLY FINISHED BASEMENT. NEW 2 CAR GARAGE, SECURITY ALARM, WORKING A/C, FRESHLY PAINTED AND REFINISHED HARDWOOD FLOORS. INCLUDES APPLIANCES: STOVE, REFRIGERATOR, DISHWASHER, WASHER AND DRYER. LOCATED ACROSS FROM MIDDLE SCHOOL. READY TO MOVE IN CONDITION. WON'T STAY AROUND LONG FOR THIS PRICE!!!!

8. 2009-05-27
   historical
9. 2009-05-27
   historical
10. 2009-05-21
    listed $54,900
11. 2009-05-21
    historical
12. 2009-02-04
    listed $54,900
13. 2009-02-03
    listed $39,800
14. 2009-01-30
    historical
15. 2009-01-30
    historical
16. 2009-01-04
    listed $39,800
17. 2009-01-02
    listed $39,800
18. 2008-12-17
    soldstatus $9,500
19. 2008-11-10
    listed $12,500
20. 1999-09-19
    historical
21. 1999-06-07
    listed $78,000
22. 1999-03-12
    soldstatus $36,231
23. 1998-07-10
    soldstatus $44,800
24. 1998-03-26
    listed $53,982
25. 1998-03-25
    historical
26. 1998-02-07
    listed $57,980
27. 1997-11-14
    historical
28. 1997-08-13
    listed $43,890
29. 1997-08-10
    historical
30. 1997-02-10
    listed $43,900

ⓘ 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: $800 · $67/mo
• Projected year-2 tax: $1,285 · $107/mo
• Expected delta: +$486/yr (+$40/mo · 60.8%)

ⓘ 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: $16,244
• − Mortgage interest: −$6,442
• − Property taxes: −$800
• − Insurance: −$575
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,345
• Taxable income: $2,483
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $3,625/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

+162.0% since first listed

30 events — show timeline

• 2026-04-23 Pending — MiRealSource-MiMLS
• 2026-04-23 Pending — REALCOMP
• 2026-03-14 Listed $115,000 MiRealSource-MiMLS
• 2026-03-14 Listed $115,000 REALCOMP
• 2026-03-10 Coming Soon $115,000 MiRealSource-MiMLS
• 2009-07-24 Sold (MLS) $26,000 REALCOMP
• 2009-05-28 Listed $22,500 REALCOMP
• 2009-05-27 Listing Removed — REALCOMP
• 2009-05-27 Listing Removed — MiRealSource-MiMLS
• 2009-05-21 Listing Removed — MiRealSource-MiMLS
• 2009-05-21 Listed $54,900 MiRealSource-MiMLS
• 2009-02-04 Listed $54,900 REALCOMP
• 2009-02-03 Listed $39,800 MiRealSource-MiMLS
• 2009-01-30 Listing Removed — REALCOMP
• 2009-01-30 Listing Removed — MiRealSource-MiMLS
• 2009-01-04 Listed $39,800 MiRealSource-MiMLS
• 2009-01-02 Listed $39,800 REALCOMP
• 2008-12-17 Sold (MLS) $9,500 REALCOMP
• 2008-11-10 Listed $12,500 REALCOMP
• 1999-09-19 Listing Removed — REALCOMP
• 1999-06-07 Listed $78,000 REALCOMP
• 1999-03-12 Sold (Public Records) $36,231 Public Records
• 1998-07-10 Sold (MLS) $44,800 REALCOMP
• 1998-03-26 Listed $53,982 REALCOMP
• 1998-03-25 Listing Removed — REALCOMP
• 1998-02-07 Listed $57,980 REALCOMP
• 1997-11-14 Listing Removed — REALCOMP
• 1997-08-13 Listed $43,890 REALCOMP
• 1997-08-10 Listing Removed — REALCOMP
• 1997-02-10 Listed $43,900 REALCOMP

Property tax history

-0.6%/yr

Latest (2025): $800 · -38.1% YoY. Source: county tax records.