19820 Grandview St · Detroit, MI 48219

$169,900

5 bd · 1.0 ba · 1,149 sqft · SingleFamily public records · 34 Days on market

Built 1948 5,663 sqft lot $148/sqft · 46% above area Est $116k · 46% over

---

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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.6/10.0
• 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

Located in the heart of Thomas Hitchmans Homecroft Subdivision, this home offers the perfect blend of contemporary living and timeless charm. This home offers (5) bedrooms, (2) bathrooms, and 1149 square feet of living space. Beautiful backyard ideal for hosting summer barbecues or simply enjoying a morning coffee in the sunshine.

Key facts

• Beautiful backyard
• 5,663 sq ft lot
• 2 garage spots

Tags

• BEAUTIFUL BACKYARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity available; Natural gas water heater
• Home design: Single family residence; Residential property
• Construction: Built in 1948; Brick and vinyl siding; Shingle roof; Other type basement
• Exterior features: Public water; Lot approximately 0.13 acres

Interior

• Kitchen: Range; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Primary bedroom (12 x 10); Bedroom 2 (8 x 5); Bedroom 3 (8 x 5); Bedroom 4 (8 x 5); Bedroom 5 (8 x 5)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Fireplace; Storm windows; Insulated windows; 10 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

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); 308 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,976/mo this rent would consume 54% of the median local household income ($44k/yr) (locally 3584% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $170k implies a 1033% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.16% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (median comp): $116,478
• List price: $169,900
• Delta: 45.86%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18935 Woodbine St	0.63mi	4/2.0 (-1)	1,178 (+2%)	8mo	$190,000	$161	50
18988 Woodbine St	0.60mi	4/1.0 (-1)	1,127 (-2%)	23mo	$90,000	$80	45
18973 Dale St	0.66mi	4/2.0 (-1)	1,234 (+7%)	15mo	$50,000	$41	35

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: 7.8%
• Equity multiple: 1.32×
• Total profit: $15,315
• Equity at exit: $25,333

10-year hold

• IRR: 20.8%
• Equity multiple: 3.15×
• Total profit: $102,469
• Equity at exit: $14,690

Cash invested: $47,572 (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: 308
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,976 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$90 /mo · $1,081/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $509

Break-even live

Break-even rent $1,331

Max offer price $169,900

Occupancy floor 69%

Sensitivity live

Price	-10% $606	-5% $558	+0% $509	+5% $461	+10% $413
Rent	-10% $353	-5% $431	+0% $509	+5% $588	+10% $666
Rate	-1.0pp $595	-0.5pp $553	base $509	+0.5pp $465	+1.0pp $421

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20516 Denby Redford, MI	4.0	1.5	950	$1,800	$1.89	19d	1	1.36mi
20772 Indian St Southfield, MI	4.0	1.0	1272	$1,800	$1.42	45d	1	1.47mi

Listing history 23 events

1. 2026-06-07
   status $169,900 Pending 34 DOM
2. 2026-06-04
   days on market $169,900 Active 34 DOM

   Show marketing remark (332 chars)

   Located in the heart of Thomas Hitchmans Homecroft Subdivision, this home offers the perfect blend of contemporary living and timeless charm. This home offers (5) bedrooms, (2) bathrooms, and 1149 square feet of living space. Beautiful backyard ideal for hosting summer barbecues or simply enjoying a morning coffee in the sunshine.

3. 2026-06-03
   days on market $169,900 Active 33 DOM
4. 2026-06-02
   days on market $169,900 Active 32 DOM
5. 2026-06-01
   days on market $169,900 Active 31 DOM
6. 2026-05-31
   days on market $169,900 Active 30 DOM
7. 2026-05-02
   listed $179,900 Active 332-char remark

   Show marketing remark (332 chars)

   Located in the heart of Thomas Hitchmans Homecroft Subdivision, this home offers the perfect blend of contemporary living and timeless charm. This home offers (5) bedrooms, (2) bathrooms, and 1149 square feet of living space. Beautiful backyard ideal for hosting summer barbecues or simply enjoying a morning coffee in the sunshine.

8. 2026-05-02
   listed $179,900 Active 333-char remark

   Show marketing remark (332 chars)

   Located in the heart of Thomas Hitchmans Homecroft Subdivision, this home offers the perfect blend of contemporary living and timeless charm. This home offers (5) bedrooms, (2) bathrooms, and 1149 square feet of living space. Beautiful backyard ideal for hosting summer barbecues or simply enjoying a morning coffee in the sunshine.

9. 2026-05-02
   listed $179,900 Active

   Show marketing remark (332 chars)

   Located in the heart of Thomas Hitchmans Homecroft Subdivision, this home offers the perfect blend of contemporary living and timeless charm. This home offers (5) bedrooms, (2) bathrooms, and 1149 square feet of living space. Beautiful backyard ideal for hosting summer barbecues or simply enjoying a morning coffee in the sunshine.

10. 2016-01-07
    historical
11. 2015-08-12
    historical
12. 2015-07-08
    listed $45,000 Active
13. 2015-07-07
    listed $45,000
14. 2014-10-30
    soldstatus $15,000
15. 2014-10-30
    soldstatus $15,000
16. 2014-10-13
    historical
17. 2014-10-03
    listed $17,500
18. 2014-10-03
    listed $17,500
19. 2010-11-30
    soldstatus $8,000
20. 2010-10-25
    listed $7,900
21. 2010-09-10
    historical
22. 2010-09-01
    listed $8,800
23. 1995-03-29
    soldstatus $36,489

ⓘ 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: $1,081 · $90/mo
• Projected year-2 tax: $1,849 · $154/mo
• Expected delta: +$768/yr (+$64/mo · 71.0%)

ⓘ 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 ≥98°F today · 15 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: $23,716
• − Mortgage interest: −$9,517
• − Property taxes: −$1,081
• − Insurance: −$850
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$4,943
• Taxable income: $3,531
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $5,266/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

+365.6% since first listed

23 events — show timeline

• 2026-06-04 Pending — REALCOMP
• 2026-06-04 Pending — MiRealSource-MiMLS
• 2026-06-04 Pending — SW Michigan MLS
• 2026-05-22 Price Changed $169,900 MiRealSource-MiMLS
• 2026-05-22 Price Changed $169,900 REALCOMP
• 2026-05-22 Price Changed $169,900 SW Michigan MLS
• 2026-05-02 Listed $179,900 SW Michigan MLS
• 2026-05-02 Listed $179,900 MiRealSource-MiMLS
• 2026-05-02 Listed $179,900 REALCOMP
• 2016-01-07 Listing Removed — MiRealSource-MiMLS
• 2015-08-12 Listing Removed — REALCOMP
• 2015-07-08 Listed $45,000 REALCOMP
• 2015-07-07 Listed $45,000 MiRealSource-MiMLS
• 2014-10-30 Sold (MLS) $15,000 REALCOMP
• 2014-10-30 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2014-10-13 Listing Removed — MiRealSource-MiMLS
• 2014-10-03 Listed $17,500 REALCOMP
• 2014-10-03 Listed $17,500 MiRealSource-MiMLS
• 2010-11-30 Sold (MLS) $8,000 REALCOMP
• 2010-10-25 Listed $7,900 REALCOMP
• 2010-09-10 Listing Removed — REALCOMP
• 2010-09-01 Listed $8,800 REALCOMP
• 1995-03-29 Sold (Public Records) $36,489 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,081 · -49.4% YoY. Source: county tax records.