19953 Andover St · Detroit, MI 48203

$62,500

4 bd · 1.5 ba · 1,617 sqft · SingleFamily public records · 283 Days on market

Built 1927 3,485 sqft lot $39/sqft · 11% below area Est $60k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.6/15.0
• 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 Special! Package deal includes two vacant lots: 23 Florence St in River Rouge and 14184 Cornell St in Taylor. Great opportunity for developers or investors to build or hold. Properties are being sold together as a package. Don’t miss your chance to add to your portfolio!

Key facts

• 3,485 sq ft lot
• Built 1927
• Listed 283 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $975 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.0% 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; 8 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 $1,794/mo this rent would consume 56% 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 $432 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1927 — 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: 2.87% ✓
• Cap rate: 25.00%
• Cash-on-cash: 66.82%
• DSCR: 3.97
• GRM: 2.9

CMA / ARV

• ARV (median comp): $59,906
• List price: $62,500
• Delta: 4.33%
• 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
20070 Irvington St	0.14mi	3/1.5 (-1)	1,515 (-6%)	1mo	$89,900	$59	77
19657 Cardoni St	0.42mi	3/1.0 (-1)	1,765 (+9%)	4mo	$22,000	$12	55
20172 Hull St	0.59mi	4/2.5	1,637 (+1%)	15mo	$44,000	$27	54
19344 Omira St	0.39mi	4/2.0	1,696 (+5%)	22mo	$38,000	$22	53
20207 Russell St	0.49mi	3/2.0 (-1)	1,777 (+10%)	9mo	$135,000	$76	46
20011 Hull St	0.54mi	3/2.5 (-1)	1,500 (-7%)	12mo	$35,000	$23	44
19208 Keating St	0.45mi	5/2.0 (+1)	1,500 (-7%)	23mo	$99,000	$66	41
19189 Keating St	0.47mi	3/2.0 (-1)	1,438 (-11%)	17mo	$85,000	$59	38
20166 Riopelle St	0.70mi	3/1.0 (-1)	1,450 (-10%)	7mo	$103,000	$71	37
800 E Bernhard Ave	0.73mi	3/1.0 (-1)	1,390 (-14%)	2mo	$175,000	$126	34
231 W Brentwood St	0.73mi	3/1.0 (-1)	1,489 (-8%)	17mo	$72,000	$48	31
19990 Riopelle St	0.67mi	3/1.5 (-1)	1,839 (+14%)	24mo	$105,000	$57	21

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: 66.1%
• Equity multiple: 3.97×
• Total profit: $51,973
• Equity at exit: $9,319

10-year hold

• IRR: 70.4%
• Equity multiple: 8.16×
• Total profit: $125,314
• Equity at exit: $5,404

Cash invested: $17,500 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$328
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $975

Break-even live

Break-even rent $560

Max offer price $62,500

Occupancy floor 41%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20008 Hull St Highland Park, MI	5.0	2.0	1332	$1,600	$1.20	16d	1	0.58mi
329 W Muir Ave Hazel Park, MI	4.0	2.0	1606	$2,000	$1.25	10d	1	0.63mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	21d	1	0.73mi
1330 E Chesterfield St Ferndale, MI	4.0	2.0	1795	$2,800	$1.56	1d	1	0.83mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	43d	1	0.92mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	1.02mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	1.06mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	21d	1	1.14mi

Listing history 15 events

1. 2026-05-31
   days on market $62,500 Active 283 DOM
2. 2026-02-21
   price $62,500 286-char remark

   Show marketing remark (286 chars)

   Investor Special! Package deal includes two vacant lots: 23 Florence St in River Rouge and 14184 Cornell St in Taylor. Great opportunity for developers or investors to build or hold. Properties are being sold together as a package. Don’t miss your chance to add to your portfolio!

3. 2026-02-20
   price $62,500 280-char remark

   Show marketing remark (280 chars)

   Investor Special! Package deal includes two vacant lots: 23 Florence St in River Rouge and 14184 Cornell St in Taylor. Great opportunity for developers or investors to build or hold. Properties are being sold together as a package. Don't miss your chance to add to your portfolio!

4. 2025-08-21
   listed $65,000 Active 280-char remark

   Show marketing remark (286 chars)

   Investor Special! Package deal includes two vacant lots: 23 Florence St in River Rouge and 14184 Cornell St in Taylor. Great opportunity for developers or investors to build or hold. Properties are being sold together as a package. Don’t miss your chance to add to your portfolio!

5. 2025-08-21
   listed $65,000 Active 286-char remark

   Show marketing remark (286 chars)

   Investor Special! Package deal includes two vacant lots: 23 Florence St in River Rouge and 14184 Cornell St in Taylor. Great opportunity for developers or investors to build or hold. Properties are being sold together as a package. Don’t miss your chance to add to your portfolio!

6. 2017-04-13
   historical
7. 2017-04-13
   historical
8. 2017-01-07
   historical
9. 2017-01-07
   historical
10. 2017-01-06
    listed $4,000 Active
11. 2017-01-06
    listed $4,000 Active
12. 2016-11-30
    price $4,000
13. 2016-11-30
    price $4,000
14. 2016-11-16
    listed $9,500 Active
15. 2016-11-16
    listed $9,500 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: $1,064 · $89/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°F today · 14 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: $21,524
• − Mortgage interest: −$3,501
• − Property taxes: −$1,064
• − Insurance: −$312
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$1,818
• Taxable income: $11,384
• Est. tax owed @ 24.0%: −$2,732
• After-tax cash flow: $8,962/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

+557.9% since first listed

14 events — show timeline

• 2026-02-21 Price Changed $62,500 MiRealSource-MiMLS
• 2026-02-20 Price Changed $62,500 REALCOMP
• 2025-08-21 Listed $65,000 REALCOMP
• 2025-08-21 Listed $65,000 MiRealSource-MiMLS
• 2017-04-13 Listing Removed — MiRealSource-MiMLS
• 2017-04-13 Listing Removed — REALCOMP
• 2017-01-07 Listing Removed — REALCOMP
• 2017-01-07 Listing Removed — MiRealSource-MiMLS
• 2017-01-06 Listed $4,000 MiRealSource-MiMLS
• 2017-01-06 Listed $4,000 REALCOMP
• 2016-11-30 Price Changed $4,000 MiRealSource-MiMLS
• 2016-11-30 Price Changed $4,000 REALCOMP
• 2016-11-16 Listed $9,500 MiRealSource-MiMLS
• 2016-11-16 Listed $9,500 REALCOMP

Property tax history

-6.7%/yr

Latest (2025): $1,064 · -53.8% YoY. Source: county tax records.