19467 Greydale Ave · Detroit, MI 48219

$90,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 81 Days on market

Built 1950 5,227 sqft lot $92/sqft · 26% above area Est $71k · 26% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Welcome to your new home! this house gives you a peace of mind when you walk in. 3 bedroom bungalow with fresh paint, renovated bathroom with new flooring throughout. All this house is missing are your personal touches. LISCENSED AGENT MUST BE PRESENT FOR ALL SHOWINGS, INSPECTIONS, AND WALK THROUGHS.

Key facts

• 5,227 sq ft lot
• Built 1950
• Listed 81 days

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 $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 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 $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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 21 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 $3k; list at $90k implies a 2900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.49% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.37%
• DSCR: 1.95
• GRM: 5.6

CMA / ARV

• ARV (median comp): $71,158
• List price: $90,000
• Delta: 26.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19711 Chapel St	0.15mi	3/1.0	1,014 (+4%)	1mo	$120,000	$118	86
19212 Northrop St	0.30mi	3/1.0	981 (+1%)	2mo	$65,000	$66	84
19734 Westbrook St	0.29mi	3/1.0	950 (-3%)	2mo	$63,500	$67	80
21338 Pembroke Ave	0.30mi	3/1.0	930 (-5%)	1mo	$115,000	$124	78
21700 Pembroke Ave	0.20mi	3/1.0	1,089 (+12%)	3mo	$155,000	$142	69
18925 Bentler St	0.52mi	3/2.0	937 (-4%)	1mo	$79,900	$85	64
18924 Bentler St	0.53mi	3/1.0	920 (-6%)	3mo	$74,900	$81	64
20300 Chapel St	0.54mi	3/1.0	1,043 (+7%)	1mo	$122,500	$117	63
20266 Greydale Ave	0.49mi	3/1.0	1,072 (+10%)	3mo	$115,000	$107	58
19145 Fielding St	0.71mi	3/1.5	924 (-5%)	1mo	$98,000	$106	56
22530 Leewin St	0.49mi	3/1.0	832 (-15%)	2mo	$78,600	$94	51
19971 Patton St	0.69mi	2/1.5 (-1)	901 (-8%)	3mo	$54,000	$60	46

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: 19.4%
• Equity multiple: 1.84×
• Total profit: $21,115
• Equity at exit: $13,419

10-year hold

• IRR: 30.9%
• Equity multiple: 4.48×
• Total profit: $87,575
• 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: 305
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$472
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $449

Break-even live

Break-even rent $776

Max offer price $90,000

Occupancy floor 62%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	11d	1	0.26mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	17d	1	0.27mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	44d	1	0.27mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	44d	1	0.48mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	44d	1	0.50mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	17d	1	0.51mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	44d	2	0.57mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.70mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.71mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.75mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.76mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	44d	2	0.79mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	44d	1	0.84mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	0.89mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	0.90mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.93mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	44d	1	0.94mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.95mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	44d	1	0.97mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	0.99mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	1.00mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	1.00mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	1.00mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	1.00mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	1.00mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	1.01mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	1.06mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	1.07mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	44d	3	1.14mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	1.17mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	1.18mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	1.18mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	1.20mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	1.20mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	1.26mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	1.33mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	44d	1	1.34mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	1.35mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.35mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	1.36mi

Listing history 50 events

1. 2026-06-18
   days on market $90,000 Active 81 DOM
2. 2026-06-17
   days on market $90,000 Active 80 DOM
3. 2026-06-15
   days on market $90,000 Active 78 DOM
4. 2026-06-13
   days on market $90,000 Active 76 DOM
5. 2026-06-13
   days on market $90,000 Active 75 DOM
6. 2026-06-09
   days on market $90,000 Active 72 DOM
7. 2026-06-08
   days on market $90,000 Active 71 DOM
8. 2026-06-07
   days on market $90,000 Active 70 DOM
9. 2026-06-04
   days on market $90,000 Active 67 DOM
10. 2026-06-03
    days on market $90,000 Active 66 DOM
11. 2026-06-02
    days on market $90,000 Active 65 DOM
12. 2026-06-01
    days on market $90,000 Active 64 DOM
13. 2026-05-31
    days on market $90,000 Active 63 DOM
14. 2026-03-29
    listed $90,000 Active 301-char remark

    Show marketing remark (301 chars)

    Welcome to your new home! this house gives you a peace of mind when you walk in. 3 bedroom bungalow with fresh paint, renovated bathroom with new flooring throughout. All this house is missing are your personal touches. LISCENSED AGENT MUST BE PRESENT FOR ALL SHOWINGS, INSPECTIONS, AND WALK THROUGHS.

15. 2026-03-29
    listed $90,000 Active 301-char remark

    Show marketing remark (301 chars)

    Welcome to your new home! this house gives you a peace of mind when you walk in. 3 bedroom bungalow with fresh paint, renovated bathroom with new flooring throughout. All this house is missing are your personal touches. LISCENSED AGENT MUST BE PRESENT FOR ALL SHOWINGS, INSPECTIONS, AND WALK THROUGHS.

16. 2026-03-28
    historical
17. 2026-03-28
    status Active
18. 2026-03-18
    historical Accepting Backup Offers
19. 2026-03-18
    historical Active Under Contract
20. 2026-02-24
    status Active
21. 2026-02-24
    status Active
22. 2026-01-30
    historical
23. 2026-01-30
    status Pending
24. 2026-01-30
    status Pending
25. 2025-07-21
    listed $90,000 Active
26. 2025-07-21
    listed $90,000 Active
27. 2025-06-18
    historical
28. 2025-06-18
    historical
29. 2025-04-09
    listed $90,000 Active
30. 2025-04-09
    listed $90,000 Active
31. 2025-04-09
    historical
32. 2025-02-27
    price $90,000
33. 2025-02-26
    price $90,000
34. 2025-02-26
    price $90,000
35. 2025-02-20
    status Active
36. 2025-02-20
    status Active
37. 2025-02-18
    historical
38. 2025-02-14
    status Pending
39. 2025-02-14
    status Pending
40. 2025-01-16
    listed $100,000 Active
41. 2025-01-16
    listed $100,000 Active
42. 2025-01-14
    historical
43. 2024-12-31
    historical
44. 2024-12-31
    historical
45. 2024-12-30
    price $105,000
46. 2024-12-30
    price $105,000
47. 2024-11-07
    price $118,000
48. 2024-11-07
    price $118,000
49. 2024-09-09
    listed $125,000 Active
50. 2024-09-09
    listed $125,000 Active

ⓘ 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: $1,241 · $103/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$73/yr (+$6/mo · 5.8%)

ⓘ 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 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,126
• − Mortgage interest: −$5,041
• − Property taxes: −$1,241
• − Insurance: −$450
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,618
• Taxable income: $4,196
• Est. tax owed @ 24.0%: −$1,007
• After-tax cash flow: $4,378/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

+80.0% since first listed

55 events — show timeline

• 2026-03-29 Listed $90,000 REALCOMP
• 2026-03-29 Listed $90,000 MiRealSource-MiMLS
• 2026-03-28 Listing Removed — MiRealSource-MiMLS
• 2026-03-28 Relisted — REALCOMP
• 2026-03-18 Contingent — MiRealSource-MiMLS
• 2026-03-18 Contingent — REALCOMP
• 2026-02-24 Relisted — MiRealSource-MiMLS
• 2026-02-24 Relisted — REALCOMP
• 2026-01-30 Listing Removed — REALCOMP
• 2026-01-30 Pending — MiRealSource-MiMLS
• 2026-01-30 Pending — REALCOMP
• 2025-07-21 Listed $90,000 REALCOMP
• 2025-07-21 Listed $90,000 MiRealSource-MiMLS
• 2025-06-18 Listing Removed — MiRealSource-MiMLS
• 2025-06-18 Listing Removed — REALCOMP
• 2025-04-09 Listed $90,000 REALCOMP
• 2025-04-09 Listing Removed — MiRealSource-MiMLS
• 2025-04-09 Listed $90,000 MiRealSource-MiMLS
• 2025-02-27 Price Changed $90,000 MiRealSource-MiMLS
• 2025-02-26 Price Changed $90,000 REALCOMP
• 2025-02-26 Price Changed $90,000 SW Michigan MLS
• 2025-02-20 Relisted — REALCOMP
• 2025-02-20 Relisted — MiRealSource-MiMLS
• 2025-02-18 Listing Removed — REALCOMP
• 2025-02-14 Pending — REALCOMP
• 2025-02-14 Pending — MiRealSource-MiMLS
• 2025-01-16 Listed $100,000 REALCOMP
• 2025-01-16 Listed $100,000 MiRealSource-MiMLS
• 2025-01-14 Coming Soon — MiRealSource-MiMLS
• 2024-12-31 Listing Removed — REALCOMP
• 2024-12-31 Listing Removed — MiRealSource-MiMLS
• 2024-12-30 Price Changed $105,000 MiRealSource-MiMLS
• 2024-12-30 Price Changed $105,000 REALCOMP
• 2024-11-07 Price Changed $118,000 MiRealSource-MiMLS
• 2024-11-07 Price Changed $118,000 REALCOMP
• 2024-09-09 Listed $125,000 MiRealSource-MiMLS
• 2024-09-09 Listed $125,000 REALCOMP
• 2024-07-31 Listing Removed — MiRealSource-MiMLS
• 2024-07-30 Listing Removed — REALCOMP
• 2024-05-29 Price Changed $125,000 MiRealSource-MiMLS
• 2024-05-28 Price Changed $125,000 REALCOMP
• 2024-04-23 Listed $145,000 MiRealSource-MiMLS
• 2024-04-23 Listed $145,000 REALCOMP
• 2024-04-22 Coming Soon — REALCOMP
• 2024-04-22 Coming Soon — MiRealSource-MiMLS
• 2009-06-05 Sold (MLS) $3,000 REALCOMP
• 2009-02-25 Listed $4,900 REALCOMP
• 2009-02-13 Sold (MLS) $3,000 REALCOMP
• 2008-07-07 Listed $8,500 REALCOMP
• 2008-07-06 Listing Removed — REALCOMP
• 2008-03-14 Listed $25,000 REALCOMP
• 2008-03-13 Listing Removed — REALCOMP
• 2007-08-26 Listed $45,000 REALCOMP
• 2006-07-14 Sold (Public Records) $123,000 Public Records
• 1999-02-22 Sold (Public Records) $50,000 Public Records

Property tax history

-3.2%/yr

Latest (2025): $1,241 · -53.9% YoY. Source: county tax records.