19354 Biltmore St · Detroit, MI 48235

$119,900

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 142 Days on market

Built 1948 4,792 sqft lot $117/sqft · 84% above area Est $132k · 9% 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 +27.0/30.0
• ARV discount +11.5/15.0
• DSCR +9.4/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful newly remodeled 3 bedroom bungalow with new roof, new kitchen with granite countertop, new bathroom, new appliances to stay, new furnace, finished basement, move in ready. Seller is a real estate agent.

Key facts

• New furnace
• New kitchen
• New bathroom

Tags

• NEW ROOF
• NEW KITCHEN
• GRANITE COUNTERTOP
• NEW BATHROOM
• NEW APPLIANCES
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (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 (+3.2%/yr); 290 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 43% of the median local income ($39k/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 $829 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 + 3.2% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $8k; list at $120k implies a 1311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1948 — 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: 1.17% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.04%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (median comp): $131,661
• List price: $119,900
• Delta: -5.06%
• 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
16442 Pembroke Ave	0.30mi	3/1.0	1,050 (+2%)	4mo	$40,000	$38	78
18937 Lindsay St	0.32mi	3/1.0	951 (-7%)	2mo	$59,000	$62	72
19338 Fenmore St	0.34mi	3/1.0	1,120 (+9%)	1mo	$116,000	$104	68
19365 Fenmore St	0.36mi	3/1.0	912 (-11%)	1mo	$94,900	$104	64
16910 Pembroke Ave	0.30mi	3/1.0	1,150 (+12%)	1mo	$50,000	$43	64
18926 Ashton Ave	0.56mi	3/1.0	1,095 (+7%)	3mo	$125,000	$114	60
19975 Ferguson St	0.40mi	3/1.0	889 (-13%)	1mo	$50,650	$57	59
20569 Biltmore St	0.73mi	3/1.5	1,073 (+5%)	2mo	$174,000	$162	55
18494 Ashton Ave	0.65mi	3/1.0	943 (-8%)	2mo	$95,000	$101	55
19900 Southfield Rd	0.48mi	3/1.0	898 (-12%)	4mo	$110,000	$122	54
20004 Southfield Fwy	0.56mi	2/1.0 (-1)	929 (-9%)	1mo	$20,000	$22	52
18239 Saint Marys St	0.70mi	3/1.0	1,136 (+11%)	1mo	$124,900	$110	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,366
• Equity at exit: $17,877

10-year hold

• IRR: 11.7%
• Equity multiple: 1.93×
• Total profit: $31,086
• Equity at exit: $10,367

Cash invested: $33,572 (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 48235

• Rents YoY: 3.2%
• Active inventory: 290
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$629
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $337

Break-even live

Break-even rent $975

Max offer price $119,900

Occupancy floor 71%

Sensitivity live

Price	-10% $405	-5% $371	+0% $337	+5% $303	+10% $269
Rent	-10% $226	-5% $282	+0% $337	+5% $392	+10% $448
Rate	-1.0pp $397	-0.5pp $367	base $337	+0.5pp $306	+1.0pp $274

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	17d	1	0.21mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	17d	1	0.32mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	0.35mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.37mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	0.43mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	0.49mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	0.57mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	0.57mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	0.57mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	0.58mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	0.60mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	0.62mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	0.63mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	0.64mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	0.66mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	0.67mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	0.69mi
20200 Ashton Ave Detroit, MI	3.0	1.0	1200	$1,200	$1.00	17d	1	0.71mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	2d	1	0.75mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	0.77mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	0.79mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	0.80mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	20d	1	0.82mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	0.83mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	15d	5	0.87mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	44d	1	0.88mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.89mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	3d	1	0.91mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	1.02mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	1.03mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	17d	1	1.03mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	1.04mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	1.05mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	1.08mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	3d	1	1.11mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	1.15mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	1.19mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	1.24mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.25mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	44d	1	1.26mi

Listing history 39 events

1. 2026-06-21
   pricedays on market $119,900 Active 142 DOM
2. 2026-06-18
   days on market $125,000 Active 139 DOM
3. 2026-06-17
   days on market $125,000 Active 138 DOM
4. 2026-06-15
   days on market $125,000 Active 136 DOM
5. 2026-06-13
   days on market $125,000 Active 134 DOM
6. 2026-06-13
   days on market $125,000 Active 133 DOM
7. 2026-06-09
   days on market $125,000 Active 130 DOM
8. 2026-06-08
   days on market $125,000 Active 129 DOM
9. 2026-06-07
   pricedays on market $125,000 Active 128 DOM
10. 2026-06-04
    days on market $129,900 Active 125 DOM
11. 2026-06-03
    days on market $129,900 Active 124 DOM
12. 2026-06-01
    days on market $129,900 Active 122 DOM
13. 2026-05-31
    days on market $129,900 Active 121 DOM
14. 2026-05-05
    price $129,900 228-char remark

    Show marketing remark (228 chars)

    Welcome to this beautiful newly remodeled 3 bedroom bungalow with new roof, new kitchen with granite countertop, new bathroom, new appliances to stay, new furnace, finished basement, move in ready. Seller is a real estate agent.

15. 2026-05-05
    price $229,900 228-char remark

    Show marketing remark (228 chars)

    Welcome to this beautiful newly remodeled 3 bedroom bungalow with new roof, new kitchen with granite countertop, new bathroom, new appliances to stay, new furnace, finished basement, move in ready. Seller is a real estate agent.

16. 2026-05-05
    price $129,900 228-char remark

    Show marketing remark (228 chars)

    Welcome to this beautiful newly remodeled 3 bedroom bungalow with new roof, new kitchen with granite countertop, new bathroom, new appliances to stay, new furnace, finished basement, move in ready. Seller is a real estate agent.

17. 2026-05-05
    status Active 228-char remark

    Show marketing remark (228 chars)

    Welcome to this beautiful newly remodeled 3 bedroom bungalow with new roof, new kitchen with granite countertop, new bathroom, new appliances to stay, new furnace, finished basement, move in ready. Seller is a real estate agent.

18. 2026-05-05
    status Active 228-char remark

    Show marketing remark (228 chars)

    Welcome to this beautiful newly remodeled 3 bedroom bungalow with new roof, new kitchen with granite countertop, new bathroom, new appliances to stay, new furnace, finished basement, move in ready. Seller is a real estate agent.

19. 2026-05-05
    price $229,900 228-char remark

    Show marketing remark (228 chars)

    Welcome to this beautiful newly remodeled 3 bedroom bungalow with new roof, new kitchen with granite countertop, new bathroom, new appliances to stay, new furnace, finished basement, move in ready. Seller is a real estate agent.

20. 2026-04-23
    status Pending 228-char remark

    Show marketing remark (228 chars)

    Welcome to this beautiful newly remodeled 3 bedroom bungalow with new roof, new kitchen with granite countertop, new bathroom, new appliances to stay, new furnace, finished basement, move in ready. Seller is a real estate agent.

21. 2026-04-23
    status Pending 228-char remark

    Show marketing remark (228 chars)

    Welcome to this beautiful newly remodeled 3 bedroom bungalow with new roof, new kitchen with granite countertop, new bathroom, new appliances to stay, new furnace, finished basement, move in ready. Seller is a real estate agent.

22. 2026-03-07
    price $109,900 228-char remark

    Show marketing remark (228 chars)

    Welcome to this beautiful newly remodeled 3 bedroom bungalow with new roof, new kitchen with granite countertop, new bathroom, new appliances to stay, new furnace, finished basement, move in ready. Seller is a real estate agent.

23. 2026-03-07
    price $109,900 228-char remark

    Show marketing remark (228 chars)

    Welcome to this beautiful newly remodeled 3 bedroom bungalow with new roof, new kitchen with granite countertop, new bathroom, new appliances to stay, new furnace, finished basement, move in ready. Seller is a real estate agent.

24. 2026-01-18
    listed $105,000 Active 228-char remark

    Show marketing remark (228 chars)

    Welcome to this beautiful newly remodeled 3 bedroom bungalow with new roof, new kitchen with granite countertop, new bathroom, new appliances to stay, new furnace, finished basement, move in ready. Seller is a real estate agent.

25. 2026-01-18
    listed $105,000 Active 228-char remark

    Show marketing remark (228 chars)

    Welcome to this beautiful newly remodeled 3 bedroom bungalow with new roof, new kitchen with granite countertop, new bathroom, new appliances to stay, new furnace, finished basement, move in ready. Seller is a real estate agent.

26. 2026-01-13
    historical
27. 2026-01-13
    historical
28. 2025-10-03
    price $109,900
29. 2025-10-03
    price $114,900
30. 2025-10-03
    price $109,900
31. 2025-10-02
    price $109,900
32. 2025-09-24
    price $114,900
33. 2025-09-23
    price $114,900
34. 2025-09-07
    listed $119,900 Active
35. 2025-09-07
    listed $119,900 Active
36. 2013-03-25
    soldstatus $8,500
37. 2013-03-25
    soldstatus $8,500
38. 2012-11-28
    listed $8,900
39. 2012-11-28
    listed $8,900

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,474 · $123/mo
• Expected delta: +$373/yr (+$31/mo · 33.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $16,820
• − Mortgage interest: −$6,716
• − Property taxes: −$1,101
• − Insurance: −$600
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$3,488
• Taxable income: $2,224
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $3,509/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+1359.6% since first listed

26 events — show timeline

• 2026-05-05 Price Changed $129,900 MiRealSource-MiMLS
• 2026-05-05 Price Changed $229,900 MiRealSource-MiMLS
• 2026-05-05 Price Changed $129,900 REALCOMP
• 2026-05-05 Relisted — MiRealSource-MiMLS
• 2026-05-05 Relisted — REALCOMP
• 2026-05-05 Price Changed $229,900 REALCOMP
• 2026-04-23 Pending — MiRealSource-MiMLS
• 2026-04-23 Pending — REALCOMP
• 2026-03-07 Price Changed $109,900 MiRealSource-MiMLS
• 2026-03-07 Price Changed $109,900 REALCOMP
• 2026-01-18 Listed $105,000 REALCOMP
• 2026-01-18 Listed $105,000 MiRealSource-MiMLS
• 2026-01-13 Listing Removed — REALCOMP
• 2026-01-13 Listing Removed — MiRealSource-MiMLS
• 2025-10-03 Price Changed $109,900 MiRealSource-MiMLS
• 2025-10-03 Price Changed $114,900 MiRealSource-MiMLS
• 2025-10-03 Price Changed $109,900 MiRealSource-MiMLS
• 2025-10-02 Price Changed $109,900 REALCOMP
• 2025-09-24 Price Changed $114,900 MiRealSource-MiMLS
• 2025-09-23 Price Changed $114,900 REALCOMP
• 2025-09-07 Listed $119,900 REALCOMP
• 2025-09-07 Listed $119,900 MiRealSource-MiMLS
• 2013-03-25 Sold (MLS) $8,500 MiRealSource-MiMLS
• 2013-03-25 Sold (MLS) $8,500 REALCOMP
• 2012-11-28 Listed $8,900 MiRealSource-MiMLS
• 2012-11-28 Listed $8,900 REALCOMP

Property tax history

-2.9%/yr

Latest (2025): $1,101 · -53.8% YoY. Source: county tax records.