19411 Carrie St · Detroit, MI 48234

$49,000

3 bd · 1.0 ba · 954 sqft · SingleFamily public records · 85 Days on market

Built 1927 3,485 sqft lot $51/sqft · 19% below area Est $60k · 19% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely home that has been updated throughout. As soon as you walk in, you'll notice the beautiful fireplace with build in's, newly refinished kitchen and so much more! Great opportunity to land a great home at an even better price. Move yourself or your tenants right in!

Key facts

• Refinished kitchen
• Fireplace
• 3,485 sq ft lot

Tags

• FIREPLACE
• REFINISHED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.1% 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: Rents rising fast (+6.7%/yr); 226 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($35k/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 $339 of loan paydown is wiped out by about $1k 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 + 6.7% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $8k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $46,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 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: 2.59% ✓
• Cap rate: 22.11%
• Cash-on-cash: 56.48%
• DSCR: 3.51
• GRM: 3.2

CMA / ARV

• ARV (median comp): $60,142
• List price: $49,000
• Delta: -18.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19723 Carrie St	0.20mi	3/1.0	1,020 (+7%)	2mo	$85,000	$83	77
19161 Rogge St	0.20mi	3/1.0	1,001 (+5%)	7mo	$46,500	$46	76
18818 Sherwood St	0.38mi	3/1.0	940 (-2%)	6mo	$38,000	$40	75
20136 Helen St	0.45mi	3/1.0	1,000 (+5%)	1mo	$32,000	$32	70
19351 Dwyer St	0.55mi	3/1.0	971 (+2%)	6mo	$120,000	$124	66
8212 E Lantz St	0.57mi	3/1.0	989 (+4%)	2mo	$60,000	$61	66
19400 Dwyer St	0.53mi	3/1.5	960 (+1%)	8mo	$50,000	$52	66
20192 Rogge St	0.52mi	3/1.0	982 (+3%)	8mo	$75,000	$76	64
7505 E Robinwood St	0.41mi	4/2.0 (+1)	1,000 (+5%)	3mo	$140,500	$141	62
18824 Helen St	0.35mi	3/1.0	844 (-12%)	5mo	$34,000	$40	60
20043 Packard St	0.42mi	3/1.0	1,040 (+9%)	6mo	$87,000	$84	60
8245 E Hildale St	0.74mi	3/1.0	1,028 (+8%)	3mo	$45,000	$44	50

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 59.2%
• Equity multiple: 3.78×
• Total profit: $38,145
• Equity at exit: $7,306

10-year hold

• IRR: 65.3%
• Equity multiple: 8.88×
• Total profit: $108,117
• Equity at exit: $4,237

Cash invested: $13,720 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,268 high
• Mortgage (P&I): −$257
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $646

Break-even live

Break-even rent $451

Max offer price $49,000

Occupancy floor 44%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	5d	1	0.18mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.24mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	0.51mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	0.62mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	0.87mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	0.93mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	0.95mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	44d	1	0.96mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	0.98mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	0.98mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	1.00mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	1.00mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	1.01mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	1.04mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	1.06mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	44d	1	1.12mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.13mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.17mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	24d	1	1.17mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	44d	1	1.23mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	22d	1	1.24mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	1.29mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	17d	1	1.33mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	44d	1	1.33mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	44d	1	1.35mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	1.35mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	1.37mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	44d	1	1.38mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	1.45mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	1.46mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	44d	1	1.49mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $49,000 Active 85 DOM
2. 2026-06-17
   days on market $49,000 Active 84 DOM
3. 2026-06-15
   days on market $49,000 Active 82 DOM
4. 2026-06-13
   days on market $49,000 Active 80 DOM
5. 2026-06-13
   days on market $49,000 Active 79 DOM
6. 2026-06-09
   days on market $49,000 Active 76 DOM
7. 2026-06-08
   days on market $49,000 Active 75 DOM
8. 2026-06-07
   days on market $49,000 Active 74 DOM
9. 2026-06-04
   days on market $49,000 Active 71 DOM
10. 2026-06-03
    days on market $49,000 Active 70 DOM
11. 2026-06-02
    pricedays on market $49,000 Active 69 DOM
12. 2026-06-01
    days on market $51,000 Active 68 DOM
13. 2026-05-31
    days on market $51,000 Active 67 DOM
14. 2026-05-13
    price $51,000 271-char remark

    Show marketing remark (271 chars)

    Lovely home that has been updated throughout. As soon as you walk in, you'll notice the beautiful fireplace with build in's, newly refinished kitchen and so much more! Great opportunity to land a great home at an even better price. Move yourself or your tenants right in!

15. 2026-05-12
    price $51,000 271-char remark

    Show marketing remark (271 chars)

    Lovely home that has been updated throughout. As soon as you walk in, you'll notice the beautiful fireplace with build in's, newly refinished kitchen and so much more! Great opportunity to land a great home at an even better price. Move yourself or your tenants right in!

16. 2026-04-25
    price $53,000 271-char remark

    Show marketing remark (271 chars)

    Lovely home that has been updated throughout. As soon as you walk in, you'll notice the beautiful fireplace with build in's, newly refinished kitchen and so much more! Great opportunity to land a great home at an even better price. Move yourself or your tenants right in!

17. 2026-04-24
    price $53,000 271-char remark

    Show marketing remark (271 chars)

    Lovely home that has been updated throughout. As soon as you walk in, you'll notice the beautiful fireplace with build in's, newly refinished kitchen and so much more! Great opportunity to land a great home at an even better price. Move yourself or your tenants right in!

18. 2026-04-01
    status Active 271-char remark

    Show marketing remark (271 chars)

    Lovely home that has been updated throughout. As soon as you walk in, you'll notice the beautiful fireplace with build in's, newly refinished kitchen and so much more! Great opportunity to land a great home at an even better price. Move yourself or your tenants right in!

19. 2026-04-01
    status Active 271-char remark

    Show marketing remark (271 chars)

    Lovely home that has been updated throughout. As soon as you walk in, you'll notice the beautiful fireplace with build in's, newly refinished kitchen and so much more! Great opportunity to land a great home at an even better price. Move yourself or your tenants right in!

20. 2026-03-30
    status Pending 271-char remark

    Show marketing remark (271 chars)

    Lovely home that has been updated throughout. As soon as you walk in, you'll notice the beautiful fireplace with build in's, newly refinished kitchen and so much more! Great opportunity to land a great home at an even better price. Move yourself or your tenants right in!

21. 2026-03-30
    status Pending 271-char remark

    Show marketing remark (271 chars)

    Lovely home that has been updated throughout. As soon as you walk in, you'll notice the beautiful fireplace with build in's, newly refinished kitchen and so much more! Great opportunity to land a great home at an even better price. Move yourself or your tenants right in!

22. 2026-03-23
    listed $56,500 Active 271-char remark

    Show marketing remark (271 chars)

    Lovely home that has been updated throughout. As soon as you walk in, you'll notice the beautiful fireplace with build in's, newly refinished kitchen and so much more! Great opportunity to land a great home at an even better price. Move yourself or your tenants right in!

23. 2026-03-23
    listed $56,500 Active 271-char remark

    Show marketing remark (271 chars)

    Lovely home that has been updated throughout. As soon as you walk in, you'll notice the beautiful fireplace with build in's, newly refinished kitchen and so much more! Great opportunity to land a great home at an even better price. Move yourself or your tenants right in!

24. 2020-11-17
    historical
25. 2020-01-13
    listed $44,900

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $946 · $79/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 3/10 Moderate 7 d/yr ≥97°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: $15,220
• − Mortgage interest: −$2,745
• − Property taxes: −$946
• − Insurance: −$245
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$1,425
• Taxable income: $7,424
• Est. tax owed @ 24.0%: −$1,782
• After-tax cash flow: $5,968/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+13.6% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $51,000 MiRealSource-MiMLS
• 2026-05-12 Price Changed $51,000 REALCOMP
• 2026-04-25 Price Changed $53,000 MiRealSource-MiMLS
• 2026-04-24 Price Changed $53,000 REALCOMP
• 2026-04-01 Relisted — MiRealSource-MiMLS
• 2026-04-01 Relisted — REALCOMP
• 2026-03-30 Pending — MiRealSource-MiMLS
• 2026-03-30 Pending — REALCOMP
• 2026-03-23 Listed $56,500 REALCOMP
• 2026-03-23 Listed $56,500 MiRealSource-MiMLS
• 2020-11-17 Listing Removed — REALCOMP
• 2020-01-13 Listed $44,900 REALCOMP

Property tax history

+2.6%/yr

Latest (2025): $946 · -53.7% YoY. Source: county tax records.