19187 Gainsborough Rd · Detroit, MI 48223

$159,900

3 bd · 1.5 ba · 1,801 sqft · SingleFamily public records · 7 Days on market

Built 1923 6,534 sqft lot Est $200k · 20% under ↓ 3% since listing

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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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity & Investor Special in Prestigious Rosedale Park! This remarkable all-brick Colonial, is nestled in the heart of historic and highly sought-after Rosedale Park one of the area's most desirable neighborhoods. Rich with timeless character and classic architectural details, this solid home offers exceptional potential with the right vision and a little tender loving care. Featuring approximately 1,800 sq ft of living space, the home includes 3 generously sized bedrooms highlighted by a private balcony off the primary suite 2 full bathrooms, and an additional half bath in the basement. The inviting living room showcases a rare natural wood-burning fireplace surround, a detail seldom found in homes today. Additional highlights include a spacious kitchen, a large family room with an adjoining seasonal room, and a huge fenced backyard ideal for entertaining or future enhancements. With strong bones, a roof just a few years old, and endless possibilities, this property is perfect for investors seeking a profitable renovation or owner-occupants looking to create their dream home in a luxury neighborhood. AS-IS sale. Buyer to assume any required repairs. The boiler is malfunctioning. INSPECTION IS FOR INFORMATIVE PURPOSES ONLY. Listing broker to hold EMD at their title to be used.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1923

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (7.7% below list).
• Recommended offer: $148k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Cooke Stem Academy (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 334 students, 81% FRL); Henry Ford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 712 students, 86% FRL).
• Market conditions: 161 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 40% of the median local income ($45k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,588 (7.7% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $199,911
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18815 Lancashire St	0.25mi	3/1.5	1,755 (-3%)	5mo	$189,500	$108	80
9259 W Outer Dr	0.30mi	3/1.5	1,862 (+3%)	4mo	$265,000	$142	77
16210 Ashton Ave	0.57mi	3/1.5	1,760 (-2%)	1mo	$235,000	$134	69
15460 Fielding St	0.69mi	3/1.5	1,797 (-0%)	3mo	$110,673	$62	65
15093 Stahelin Ave	0.54mi	3/2.5	1,900 (+6%)	0mo	$325,000	$171	61
15100 Glastonbury Ave	0.56mi	3/1.5	1,670 (-7%)	6mo	$200,000	$120	56
15029 Penrod St	0.70mi	2/2.0 (-1)	1,897 (+5%)	0mo	$209,900	$111	52
17233 Annchester Rd	0.75mi	4/2.5 (+1)	1,816 (+1%)	5mo	$96,500	$53	50
16571 Plainview Ave	0.45mi	3/2.5	2,046 (+14%)	3mo	$155,000	$76	50
17211 Huntington Rd	0.69mi	3/1.5	1,579 (-12%)	4mo	$199,000	$126	44
14941 Penrod St	0.75mi	4/2.5 (+1)	1,935 (+7%)	3mo	$156,500	$81	41
14955 Penrod St	0.74mi	3/1.5	1,554 (-14%)	7mo	$130,000	$84	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-18,241
• Equity at exit: $23,842

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-6,048
• Equity at exit: $13,825

Cash invested: $44,772 (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 48223

• Active inventory: 161
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$839
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $121

Break-even live

Break-even rent $1,323

Max offer price $159,900

Occupancy floor 87%

Sensitivity live

Price	-10% $211	-5% $166	+0% $121	+5% $75	+10% $30
Rent	-10% $4	-5% $62	+0% $121	+5% $179	+10% $237
Rate	-1.0pp $201	-0.5pp $161	base $121	+0.5pp $79	+1.0pp $37

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	45d	1	0.41mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	16d	1	0.46mi
16757 Greenview Ave Unit 1A Detroit, MI	3.0	1.5	1600	$1,500	$0.94	6d	1	0.50mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	19d	1	0.51mi
14828 Heyden St Detroit, MI	3.0	1.0	1562	$1,350	$0.86	19d	1	0.88mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	45d	1	0.93mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	18d	1	1.03mi
16565 Blackstone St Detroit, MI	3.0	1.5	1592	$1,575	$0.99	45d	1	1.05mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	18d	1	1.06mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	16d	1	1.06mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	5d	1	1.07mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	45d	1	1.22mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	16d	1	1.24mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	26d	1	1.27mi
14118 Evergreen Rd Unit 14120 Detroit, MI	2.0	1.0	1580	$996	$0.63	26d	1	1.29mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	13d	1	1.29mi
14510 Asbury Park Detroit, MI	2.0	1.0	1771	$1,250	$0.71	45d	1	1.43mi

Listing history 37 events

1. 2026-06-15
   status $159,900 Pending 7 DOM
2. 2026-06-15
   days on market $159,900 Active 7 DOM
3. 2026-06-13
   days on market $159,900 Active 5 DOM
4. 2026-06-13
   days on market $159,900 Active 4 DOM
5. 2026-06-09
   statusdays on market $159,900 Active 1 DOM
6. 2026-05-08
   status Pending 1314-char remark

   Show marketing remark (1314 chars)

   Great Opportunity & Investor Special in Prestigious Rosedale Park! This remarkable all-brick Colonial, is nestled in the heart of historic and highly sought-after Rosedale Park one of the area's most desirable neighborhoods. Rich with timeless character and classic architectural details, this solid home offers exceptional potential with the right vision and a little tender loving care. Featuring approximately 1,800 sq ft of living space, the home includes 3 generously sized bedrooms highlighted by a private balcony off the primary suite 2 full bathrooms, and an additional half bath in the basement. The inviting living room showcases a rare natural wood-burning fireplace surround, a detail seldom found in homes today. Additional highlights include a spacious kitchen, a large family room with an adjoining seasonal room, and a huge fenced backyard ideal for entertaining or future enhancements. With strong bones, a roof just a few years old, and endless possibilities, this property is perfect for investors seeking a profitable renovation or owner-occupants looking to create their dream home in a luxury neighborhood. AS-IS sale. Buyer to assume any required repairs. The boiler is malfunctioning. INSPECTION IS FOR INFORMATIVE PURPOSES ONLY. Listing broker to hold EMD at their title to be used.

7. 2026-05-08
   listed $159,900 Active 1314-char remark

   Show marketing remark (1314 chars)

   Great Opportunity & Investor Special in Prestigious Rosedale Park! This remarkable all-brick Colonial, is nestled in the heart of historic and highly sought-after Rosedale Park one of the area's most desirable neighborhoods. Rich with timeless character and classic architectural details, this solid home offers exceptional potential with the right vision and a little tender loving care. Featuring approximately 1,800 sq ft of living space, the home includes 3 generously sized bedrooms highlighted by a private balcony off the primary suite 2 full bathrooms, and an additional half bath in the basement. The inviting living room showcases a rare natural wood-burning fireplace surround, a detail seldom found in homes today. Additional highlights include a spacious kitchen, a large family room with an adjoining seasonal room, and a huge fenced backyard ideal for entertaining or future enhancements. With strong bones, a roof just a few years old, and endless possibilities, this property is perfect for investors seeking a profitable renovation or owner-occupants looking to create their dream home in a luxury neighborhood. AS-IS sale. Buyer to assume any required repairs. The boiler is malfunctioning. INSPECTION IS FOR INFORMATIVE PURPOSES ONLY. Listing broker to hold EMD at their title to be used.

8. 2026-05-08
   historical

   Show marketing remark (1314 chars)

   Great Opportunity & Investor Special in Prestigious Rosedale Park! This remarkable all-brick Colonial, is nestled in the heart of historic and highly sought-after Rosedale Park one of the area's most desirable neighborhoods. Rich with timeless character and classic architectural details, this solid home offers exceptional potential with the right vision and a little tender loving care. Featuring approximately 1,800 sq ft of living space, the home includes 3 generously sized bedrooms highlighted by a private balcony off the primary suite 2 full bathrooms, and an additional half bath in the basement. The inviting living room showcases a rare natural wood-burning fireplace surround, a detail seldom found in homes today. Additional highlights include a spacious kitchen, a large family room with an adjoining seasonal room, and a huge fenced backyard ideal for entertaining or future enhancements. With strong bones, a roof just a few years old, and endless possibilities, this property is perfect for investors seeking a profitable renovation or owner-occupants looking to create their dream home in a luxury neighborhood. AS-IS sale. Buyer to assume any required repairs. The boiler is malfunctioning. INSPECTION IS FOR INFORMATIVE PURPOSES ONLY. Listing broker to hold EMD at their title to be used.

9. 2026-05-08
   listed $159,900

   Show marketing remark (1314 chars)

   Great Opportunity & Investor Special in Prestigious Rosedale Park! This remarkable all-brick Colonial, is nestled in the heart of historic and highly sought-after Rosedale Park one of the area's most desirable neighborhoods. Rich with timeless character and classic architectural details, this solid home offers exceptional potential with the right vision and a little tender loving care. Featuring approximately 1,800 sq ft of living space, the home includes 3 generously sized bedrooms highlighted by a private balcony off the primary suite 2 full bathrooms, and an additional half bath in the basement. The inviting living room showcases a rare natural wood-burning fireplace surround, a detail seldom found in homes today. Additional highlights include a spacious kitchen, a large family room with an adjoining seasonal room, and a huge fenced backyard ideal for entertaining or future enhancements. With strong bones, a roof just a few years old, and endless possibilities, this property is perfect for investors seeking a profitable renovation or owner-occupants looking to create their dream home in a luxury neighborhood. AS-IS sale. Buyer to assume any required repairs. The boiler is malfunctioning. INSPECTION IS FOR INFORMATIVE PURPOSES ONLY. Listing broker to hold EMD at their title to be used.

10. 2026-04-18
    status Pending
11. 2026-04-18
    status Active
12. 2026-04-05
    status Pending
13. 2026-04-05
    status Pending
14. 2026-04-01
    historical
15. 2026-04-01
    historical
16. 2026-02-28
    price $159,900
17. 2026-02-28
    price $159,900
18. 2026-02-04
    status Active
19. 2026-02-04
    status Active
20. 2026-02-01
    status Pending
21. 2026-02-01
    status Pending
22. 2026-01-29
    historical Accepting Backup Offers
23. 2026-01-29
    historical Active Under Contract
24. 2026-01-23
    listed $173,500 Active
25. 2026-01-23
    listed $173,500 Active
26. 2026-01-23
    historical
27. 2025-06-12
    status Pending
28. 2025-06-12
    status Pending
29. 2025-06-12
    historical
30. 2025-06-12
    historical
31. 2025-06-04
    status Active
32. 2025-06-04
    status Active
33. 2025-05-02
    status Pending
34. 2025-05-01
    status Pending
35. 2025-04-25
    listed $165,000 Active
36. 2025-04-25
    listed $165,000 Active
37. 2025-04-24
    historical

ⓘ 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: $1,682 · $140/mo
• Projected year-2 tax: $2,072 · $173/mo
• Expected delta: +$390/yr (+$33/mo · 23.2%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,711
• − Mortgage interest: −$8,957
• − Property taxes: −$1,682
• − Insurance: −$800
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,652
• Taxable loss: −$1,213
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $1,739/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• Rent YoY: —
• 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

-3.1% since first listed

32 events — show timeline

• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Listed $159,900 REALCOMP
• 2026-05-08 Listing Removed — REALCOMP
• 2026-05-08 Listed $159,900 MiRealSource-MiMLS
• 2026-04-18 Pending — REALCOMP
• 2026-04-18 Relisted — REALCOMP
• 2026-04-05 Pending — MiRealSource-MiMLS
• 2026-04-05 Pending — REALCOMP
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-01 Listing Removed — REALCOMP
• 2026-02-28 Price Changed $159,900 MiRealSource-MiMLS
• 2026-02-28 Price Changed $159,900 REALCOMP
• 2026-02-04 Relisted — MiRealSource-MiMLS
• 2026-02-04 Relisted — REALCOMP
• 2026-02-01 Pending — MiRealSource-MiMLS
• 2026-02-01 Pending — REALCOMP
• 2026-01-29 Contingent — MiRealSource-MiMLS
• 2026-01-29 Contingent — REALCOMP
• 2026-01-23 Listed $173,500 MiRealSource-MiMLS
• 2026-01-23 Listed $173,500 REALCOMP
• 2026-01-23 Coming Soon — MiRealSource-MiMLS
• 2025-06-12 Pending — MiRealSource-MiMLS
• 2025-06-12 Pending — REALCOMP
• 2025-06-12 Listing Removed — REALCOMP
• 2025-06-12 Listing Removed — MiRealSource-MiMLS
• 2025-06-04 Relisted — MiRealSource-MiMLS
• 2025-06-04 Relisted — REALCOMP
• 2025-05-02 Pending — MiRealSource-MiMLS
• 2025-05-01 Pending — REALCOMP
• 2025-04-25 Listed $165,000 MiRealSource-MiMLS
• 2025-04-25 Listed $165,000 REALCOMP
• 2025-04-24 Coming Soon — MiRealSource-MiMLS

Property tax history

-3.2%/yr

Latest (2025): $1,682 · -39.7% YoY. Source: county tax records.