19375 Danbury St · Detroit, MI 48203

$10,000

4 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 20 Days on market

Built 1925 3,049 sqft lot $8/sqft · 84% below area ↓ 40% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor opportunity featuring a 4-bedroom, 2-bathroom bungalow located in a Federal Opportunity Zone, offering potential long-term tax advantages for qualified buyers. Situated in a convenient Detroit location with easy access to major roadways, neighborhood amenities, and nearby commercial corridors, this property is well positioned for continued investment and redevelopment activity. Ideal for investors or owner-occupants seeking value in an area seeing ongoing improvement. Property is being sold as-is.

Key facts

• 3,049 sq ft lot
• Built 1925
• Listed 20 days

Tags

• FEDERAL OPPORTUNITY ZONE
• EASY ACCESS TO MAJOR ROADWAYS
• NEIGHBORHOOD AMENITIES
• NEARBY COMMERCIAL CORRIDORS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $10k).
• Recommended offer: $10k (1.5% below list) — sets the bar for market timing.
• Cap rate 149.2% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 216 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $1,595/mo this rent would consume 50% of the median local household income ($38k/yr) (locally 1192% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $69 of loan paydown is wiped out by about $300 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 + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $2k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $9,850 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 15.95% ✓
• Cap rate: 149.21%
• Cash-on-cash: 510.40%
• DSCR: 23.71
• GRM: 0.5

CMA / ARV

• ARV (median comp): $61,006
• List price: $10,000
• Delta: -80.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19632 Coventry St	0.32mi	4/1.0	1,300 (-0%)	8mo	$80,000	$62	77
400 Annin St	0.10mi	3/1.0 (-1)	1,187 (-9%)	5mo	$59,000	$50	72
19396 Keating St	0.34mi	3/2.0 (-1)	1,300 (-0%)	12mo	$115,578	$89	65
517 W Hollywood	0.37mi	3/2.5 (-1)	1,200 (-8%)	2mo	$110,000	$92	56
140 W Margaret St	0.63mi	3/1.0 (-1)	1,258 (-4%)	8mo	$23,000	$18	53
19640 Yacama Rd	0.54mi	3/1.0 (-1)	1,156 (-11%)	1mo	$15,000	$13	50
19189 Keating St	0.33mi	3/2.0 (-1)	1,438 (+10%)	17mo	$85,000	$59	44
19420 Yacama Rd	0.50mi	3/1.0 (-1)	1,174 (-10%)	13mo	$12,000	$10	44
231 W Brentwood St	0.29mi	3/1.0 (-1)	1,489 (+14%)	17mo	$72,000	$48	44
19269 Hawthorne St	0.70mi	3/1.0 (-1)	1,144 (-12%)	21mo	$62,000	$54	25

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: —
• Equity multiple: 27.52×
• Total profit: $74,255
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 59.01×
• Total profit: $162,429
• Equity at exit: $865

Cash invested: $2,800 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $1,191

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 20%

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.41mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	43d	1	0.44mi
329 W Muir Ave Hazel Park, MI	4.0	2.0	1606	$2,000	$1.25	10d	1	0.87mi
1330 E Chesterfield St Ferndale, MI	4.0	2.0	1795	$2,800	$1.56	1d	1	0.94mi
20008 Hull St Highland Park, MI	5.0	2.0	1332	$1,600	$1.20	16d	1	1.03mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	1.06mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	4d	1	1.14mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	1.22mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	21d	1	1.22mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	17d	1	1.28mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	1.35mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	1.45mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $10,000 Active 20 DOM
2. 2026-06-17
   days on market $10,000 Active 19 DOM
3. 2026-06-15
   days on market $10,000 Active 17 DOM
4. 2026-06-13
   days on market $10,000 Active 15 DOM
5. 2026-06-13
   days on market $10,000 Active 14 DOM
6. 2026-06-09
   days on market $10,000 Active 11 DOM
7. 2026-06-08
   days on market $10,000 Active 10 DOM
8. 2026-06-07
   days on market $10,000 Active 9 DOM
9. 2026-06-04
   days on market $10,000 Active 6 DOM
10. 2026-06-03
    days on market $10,000 Active 5 DOM
11. 2026-06-02
    days on market $10,000 Active 4 DOM
12. 2026-06-01
    days on market $10,000 Active 3 DOM
13. 2026-05-31
    days on market $10,000 Active 2 DOM
14. 2026-02-24
    historical

    Show marketing remark (511 chars)

    Investor opportunity featuring a 4-bedroom, 2-bathroom bungalow located in a Federal Opportunity Zone, offering potential long-term tax advantages for qualified buyers. Situated in a convenient Detroit location with easy access to major roadways, neighborhood amenities, and nearby commercial corridors, this property is well positioned for continued investment and redevelopment activity. Ideal for investors or owner-occupants seeking value in an area seeing ongoing improvement. Property is being sold as-is.

15. 2026-02-24
    listed $12,000 Active 511-char remark

    Show marketing remark (511 chars)

    Investor opportunity featuring a 4-bedroom, 2-bathroom bungalow located in a Federal Opportunity Zone, offering potential long-term tax advantages for qualified buyers. Situated in a convenient Detroit location with easy access to major roadways, neighborhood amenities, and nearby commercial corridors, this property is well positioned for continued investment and redevelopment activity. Ideal for investors or owner-occupants seeking value in an area seeing ongoing improvement. Property is being sold as-is.

16. 2026-02-24
    historical

    Show marketing remark (511 chars)

    Investor opportunity featuring a 4-bedroom, 2-bathroom bungalow located in a Federal Opportunity Zone, offering potential long-term tax advantages for qualified buyers. Situated in a convenient Detroit location with easy access to major roadways, neighborhood amenities, and nearby commercial corridors, this property is well positioned for continued investment and redevelopment activity. Ideal for investors or owner-occupants seeking value in an area seeing ongoing improvement. Property is being sold as-is.

17. 2026-02-24
    listed $12,000 Active

    Show marketing remark (511 chars)

    Investor opportunity featuring a 4-bedroom, 2-bathroom bungalow located in a Federal Opportunity Zone, offering potential long-term tax advantages for qualified buyers. Situated in a convenient Detroit location with easy access to major roadways, neighborhood amenities, and nearby commercial corridors, this property is well positioned for continued investment and redevelopment activity. Ideal for investors or owner-occupants seeking value in an area seeing ongoing improvement. Property is being sold as-is.

18. 2026-01-10
    price $15,000
19. 2026-01-09
    price $15,000
20. 2025-12-18
    listed $20,000 Active
21. 2025-12-18
    listed $20,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,140
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$291
• Taxable income: $15,027
• Est. tax owed @ 24.0%: −$3,606
• After-tax cash flow: $10,685/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): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• 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

-40.0% since first listed

8 events — show timeline

• 2026-02-24 Listed $12,000 REALCOMP
• 2026-02-24 Listing Removed — REALCOMP
• 2026-02-24 Listed $12,000 MiRealSource-MiMLS
• 2026-02-24 Listing Removed — MiRealSource-MiMLS
• 2026-01-10 Price Changed $15,000 MiRealSource-MiMLS
• 2026-01-09 Price Changed $15,000 REALCOMP
• 2025-12-18 Listed $20,000 REALCOMP
• 2025-12-18 Listed $20,000 MiRealSource-MiMLS

Property tax history

-6.1%/yr

Latest (2025): $691 · -53.2% YoY. Source: county tax records.