19050 Melrose Ave · Southfield, MI 48075

$175,000

3 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 1 Days on market

Built 1945 0.52 ac lot $161/sqft · 19% below area Est $217k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.6/30.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1 bath home sits on a spacious 0.51-acre lot and offers a great opportunity for someone looking to invest in a new home. Featuring an open floor plan and generously sized rooms, the layout provides plenty of potential to make it your own. The property also includes a 2.5 car garage, offering ample space for parking, storage, or a workshop. With its large lot and solid layout, this home is full of possibilities for the right buyer. Schedule a showing today! BTVAI

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 1945

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (14.7% below list).
• Recommended offer: $149k (15.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#248 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, health & safety D, crime F.
• Southfield Public School District (urban): math 17% / reading 37% proficiency, ranked #392 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+8.1%/yr); 95 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

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.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 25 sale attempts since 28y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,642 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1945 — 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 D-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. 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?
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: 0.85% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 9.8

CMA / ARV

• ARV (median comp): $217,135
• List price: $175,000
• Delta: -17.56%
• 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
20534 Grandville Ave	0.44mi	3/1.5	1,155 (+6%)	3mo	$213,500	$185	65
20575 Annchester Rd	0.49mi	3/1.0	1,018 (-6%)	10mo	$94,000	$92	59
20285 Rosemont Ave	0.62mi	3/1.0	1,050 (-3%)	12mo	$100,500	$96	56
20560 Rosemont Ave	0.56mi	3/2.0	1,117 (+3%)	11mo	$159,000	$142	56
20500 Glastonbury Rd	0.56mi	3/1.5	1,040 (-4%)	12mo	$150,000	$144	56
20211 Rosemont Avenue Ave	0.67mi	3/1.0	1,054 (-3%)	11mo	$63,000	$60	55
19368 Midway Rd N	0.31mi	2/1.5 (-1)	1,212 (+12%)	7mo	$223,000	$184	53
21220 Evergreen Rd	0.46mi	3/1.0	1,212 (+12%)	10mo	$105,000	$87	50
20511 Plainview Ave	0.61mi	3/1.5	1,192 (+10%)	5mo	$108,000	$91	49
20510 Rosemont Ave	0.59mi	3/1.0	974 (-10%)	8mo	$112,000	$115	49
20510 Fenmore St	0.74mi	3/1.0	1,194 (+10%)	5mo	$64,500	$54	44
20527 Rosemont Ave	0.56mi	4/1.5 (+1)	975 (-10%)	13mo	$55,000	$56	39

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: -16.4%
• Equity multiple: 0.39×
• Total profit: $-29,879
• Equity at exit: $26,093

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,973
• Equity at exit: $15,131

Cash invested: $49,000 (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 48075

• Rents YoY: 8.1%
• Active inventory: 95
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$918
• Tax from tax record: −$337 /mo · $4,049/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-149

Break-even live

Break-even rent $1,681

Max offer price $148,642

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	23d	1	0.55mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	43d	1	0.56mi
20284 Melrose St Southfield, MI	3.0	1.0	1200	$1,550	$1.29	43d	1	0.63mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	0.69mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	0.70mi
20200 Ashton Ave Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	0.73mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	1d	1	0.74mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	43d	1	0.84mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	16d	1	0.86mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	43d	1	0.87mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	4d	1	0.95mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	14d	1	0.95mi
16500 N Park Dr Southfield, MI	1.0–3.0	1.0–2.5	1500	$2,289	$1.53	1d	1	0.96mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	4d	1	0.99mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	43d	1	1.02mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	43d	1	1.03mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	4d	1	1.03mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	24d	1	1.06mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	14d	1	1.10mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	43d	1	1.14mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	43d	1	1.15mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	4d	1	1.16mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	4d	1	1.25mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	16d	1	1.27mi
16300 W 9 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	950	$1,350	$1.42	43d	1	1.28mi
16200 W 9 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	971	$1,700	$1.75	4d	2	1.31mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	43d	1	1.38mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	14d	5	1.40mi
16176 Cumberland Rd Southfield, MI	2.0–3.0	2.0	1450	$1,675	$1.16	43d	1	1.42mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	43d	1	1.44mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	1.48mi

Listing history 50 events

1. 2026-06-19
   remarks 483-char remark
2. 2026-06-19
   pricedays on marketlisting id $175,000 Active 1 DOM
3. 2026-05-31
   days on market $179,000 Active 81 DOM
4. 2026-05-19
   price $179,000 482-char remark

   Show marketing remark (482 chars)

   This 3 bedroom, 1 bath home sits on a spacious 0.51-acre lot and offers a great opportunity for someone looking to invest in a new home. Featuring an open floor plan and generously sized rooms, the layout provides plenty of potential to make it your own. The property also includes a 2.5 car garage, offering ample space for parking, storage, or a workshop. With its large lot and solid layout, this home is full of possibilities for the right buyer. Schedule a showing today! BTVAI

5. 2026-05-18
   price $179,000 482-char remark

   Show marketing remark (482 chars)

   This 3 bedroom, 1 bath home sits on a spacious 0.51-acre lot and offers a great opportunity for someone looking to invest in a new home. Featuring an open floor plan and generously sized rooms, the layout provides plenty of potential to make it your own. The property also includes a 2.5 car garage, offering ample space for parking, storage, or a workshop. With its large lot and solid layout, this home is full of possibilities for the right buyer. Schedule a showing today! BTVAI

6. 2026-03-11
   listed $200,000 Active 482-char remark

   Show marketing remark (482 chars)

   This 3 bedroom, 1 bath home sits on a spacious 0.51-acre lot and offers a great opportunity for someone looking to invest in a new home. Featuring an open floor plan and generously sized rooms, the layout provides plenty of potential to make it your own. The property also includes a 2.5 car garage, offering ample space for parking, storage, or a workshop. With its large lot and solid layout, this home is full of possibilities for the right buyer. Schedule a showing today! BTVAI

7. 2026-03-11
   listed $200,000 Active 482-char remark

   Show marketing remark (482 chars)

   This 3 bedroom, 1 bath home sits on a spacious 0.51-acre lot and offers a great opportunity for someone looking to invest in a new home. Featuring an open floor plan and generously sized rooms, the layout provides plenty of potential to make it your own. The property also includes a 2.5 car garage, offering ample space for parking, storage, or a workshop. With its large lot and solid layout, this home is full of possibilities for the right buyer. Schedule a showing today! BTVAI

8. 2023-05-30
   soldstatus $169,000 Sold
9. 2023-05-30
   soldstatus $169,000 Closed
10. 2023-05-25
    status Pending
11. 2023-05-25
    status Pending
12. 2023-04-13
    listed $169,000 Active
13. 2023-04-13
    listed $169,000 Active
14. 2023-04-12
    historical $169,000
15. 2023-04-12
    historical $169,000
16. 2021-08-10
    historical
17. 2021-08-10
    historical
18. 2021-06-24
    listed $139,900 Active
19. 2021-06-24
    listed $139,900 Active
20. 2021-06-22
    historical
21. 2021-06-22
    historical
22. 2014-06-12
    historical
23. 2014-06-12
    historical
24. 2014-06-12
    historical
25. 2014-01-31
    listed $89,000
26. 2014-01-31
    listed $1,000
27. 2014-01-31
    listed $89,000
28. 2013-10-30
    historical
29. 2013-10-30
    historical
30. 2013-10-30
    historical
31. 2013-09-16
    listed $89,000
32. 2013-09-16
    listed $89,000
33. 2013-09-16
    listed $1,000
34. 2013-06-25
    historical
35. 2013-02-25
    listed $950
36. 2011-11-30
    historical
37. 2011-07-06
    historical
38. 2011-07-06
    historical
39. 2011-01-06
    listed $69,000
40. 2011-01-06
    listed $69,000
41. 2011-01-06
    listed $69,000
42. 2008-05-16
    soldstatus $10,000
43. 2008-05-16
    soldstatus $10,000
44. 2008-04-29
    historical
45. 2008-03-17
    listed $21,250
46. 2008-03-15
    historical
47. 2007-10-05
    listed $45,000
48. 2007-10-04
    historical
49. 2007-06-01
    listed $59,900
50. 2007-05-31
    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: $4,049 · $337/mo
• Projected year-2 tax: $4,049 · $337/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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,907
• − Mortgage interest: −$9,803
• − Property taxes: −$4,049
• − Insurance: −$875
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$5,091
• Taxable loss: −$4,776
• Est. tax savings @ 24.0%: +$1,146
• After-tax cash flow: $-644/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: Southfield Public School District
• NCES district ID: 2632310
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $51,400
• Composite: 23.77/100
• National rank: #7814
• State rank: #392 of 540 in MI

Livability — Southfield

• Score: 72/100
• State rank: #248
• US rank: #6175

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety D User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southfield, MI
• County: Oakland County · 1,009,092 people
• City population: 54,914
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,841
• Household income: $65,384
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1336.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (65%)
• Race & ethnicity: Black 65% White 26% Two or more races 7% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -209.20%
• Current HPI: 190.3275
• Rent YoY: ▲ 8.06%
• 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

+364.9% since first listed

64 events — show timeline

• 2026-05-19 Price Changed $179,000 MiRealSource-MiMLS
• 2026-05-18 Price Changed $179,000 REALCOMP
• 2026-03-11 Listed $200,000 REALCOMP
• 2026-03-11 Listed $200,000 MiRealSource-MiMLS
• 2023-05-30 Sold (MLS) $169,000 MiRealSource-MiMLS
• 2023-05-30 Sold (MLS) $169,000 REALCOMP
• 2023-05-25 Pending — MiRealSource-MiMLS
• 2023-05-25 Pending — REALCOMP
• 2023-04-13 Listed $169,000 MiRealSource-MiMLS
• 2023-04-13 Listed $169,000 REALCOMP
• 2023-04-12 Coming Soon $169,000 MiRealSource-MiMLS
• 2023-04-12 Coming Soon $169,000 REALCOMP
• 2021-08-10 Listing Removed — REALCOMP
• 2021-08-10 Listing Removed — MiRealSource-MiMLS
• 2021-06-24 Listed $139,900 MiRealSource-MiMLS
• 2021-06-24 Listed $139,900 REALCOMP
• 2021-06-22 Coming Soon — MiRealSource-MiMLS
• 2021-06-22 Coming Soon — REALCOMP
• 2014-06-12 Listing Removed — MiRealSource-MiMLS
• 2014-06-12 Listing Removed — MiRealSource-MiMLS
• 2014-06-12 Listing Removed — REALCOMP
• 2014-01-31 Listed $89,000 MiRealSource-MiMLS
• 2014-01-31 Listed $1,000 MiRealSource-MiMLS
• 2014-01-31 Listed $89,000 REALCOMP
• 2013-10-30 Listing Removed — MiRealSource-MiMLS
• 2013-10-30 Listing Removed — MiRealSource-MiMLS
• 2013-10-30 Listing Removed — REALCOMP
• 2013-09-16 Listed $1,000 MiRealSource-MiMLS
• 2013-09-16 Listed $89,000 MiRealSource-MiMLS
• 2013-09-16 Listed $89,000 REALCOMP
• 2013-06-25 Listing Removed — MiRealSource-MiMLS
• 2013-02-25 Listed $950 MiRealSource-MiMLS
• 2011-11-30 Listing Removed — MiRealSource-MiMLS
• 2011-07-06 Listing Removed — REALCOMP
• 2011-07-06 Listing Removed — MiRealSource-MiMLS
• 2011-01-06 Listed $69,000 REALCOMP
• 2011-01-06 Listed $69,000 MiRealSource-MiMLS
• 2011-01-06 Listed $69,000 MiRealSource-MiMLS
• 2008-05-16 Sold (MLS) $10,000 REALCOMP
• 2008-05-16 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2008-04-29 Listing Removed — MiRealSource-MiMLS
• 2008-03-17 Listed $21,250 REALCOMP
• 2008-03-15 Listing Removed — REALCOMP
• 2007-10-05 Listed $45,000 REALCOMP
• 2007-10-04 Listing Removed — REALCOMP
• 2007-06-01 Listed $59,900 REALCOMP
• 2007-05-31 Listing Removed — REALCOMP
• 2007-04-27 Listed $70,000 REALCOMP
• 2007-04-26 Listing Removed — REALCOMP
• 2007-01-26 Listing Removed — REALCOMP
• 2007-01-26 Listed $70,000 REALCOMP
• 2007-01-26 Listed $21,250 MiRealSource-MiMLS
• 2007-01-02 Listed $78,900 REALCOMP
• 2006-12-30 Listing Removed — REALCOMP
• 2006-07-24 Listed $78,900 REALCOMP
• 2004-09-23 Sold (Public Records) $130,000 Public Records
• 2003-06-19 Sold (Public Records) $110,000 Public Records
• 2003-01-06 Sold (Public Records) $69,586 Public Records
• 1999-09-03 Sold (Public Records) $67,500 Public Records
• 1998-08-20 Sold (Public Records) $61,500 Public Records
• 1998-06-02 Sold (MLS) $61,500 REALCOMP
• 1998-01-30 Listed $69,900 REALCOMP
• 1997-06-10 Sold (Public Records) $36,000 Public Records
• 1992-06-30 Sold (Public Records) $38,500 Public Records

Property tax history

+8.3%/yr

Latest (2025): $4,049 · -17.4% YoY. Source: county tax records.