19614 Charest St · Detroit, MI 48234

$17,450

3 bd · 1.0 ba · 1,115 sqft · SingleFamily public records · 45 Days on market

Built 1925 3,049 sqft lot $16/sqft · 71% below area

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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
• 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

SOLD AS IS. House has extensive fire damage. Frame and foundation is still good.

Key facts

• 3,049 sq ft lot
• Built 1925
• Listed 45 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps; Aluminum siding exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot roughly 0.07 acres (approx. 30 x 101.5)

Interior

• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.
• Cap rate 69.2% 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: Rents rising fast (+6.7%/yr); 226 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 45% 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 $120 of loan paydown is wiped out by about $524 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $16,926 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1925 — 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. 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: 7.51% ✓
• Cap rate: 69.20%
• Cash-on-cash: 224.66%
• DSCR: 11.00
• GRM: 1.1

CMA / ARV

• ARV (median comp): $71,001
• List price: $17,450
• Delta: -75.42%
• 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
19662 Charest St	0.05mi	3/1.0	1,041 (-7%)	2mo	$69,000	$66	85
19360 Revere St	0.19mi	3/1.0	1,050 (-6%)	2mo	$78,000	$74	80
1737 E Outer Dr	0.29mi	3/1.5	1,124 (+1%)	4mo	$96,000	$85	80
19365 Goddard St	0.38mi	3/1.0	1,100 (-1%)	0mo	$97,500	$89	79
19155 Gallagher St	0.31mi	3/1.5	1,208 (+8%)	0mo	$129,900	$108	69
19155 Ryan Rd	0.50mi	3/1.0	1,068 (-4%)	2mo	$45,000	$42	68
20409 Yonka St	0.54mi	3/1.0	1,050 (-6%)	1mo	$93,000	$89	64
19181 Marx St	0.73mi	3/1.0	1,152 (+3%)	1mo	$40,500	$35	60
19672 Justine St	0.64mi	3/1.0	1,050 (-6%)	2mo	$47,500	$45	59
20426 Wexford St	0.59mi	3/1.5	1,009 (-10%)	0mo	$117,000	$116	54
19392 Justine St	0.65mi	3/1.0	1,000 (-10%)	3mo	$45,000	$45	50
20041 Marx St	0.74mi	3/1.5	1,233 (+11%)	2mo	$130,500	$106	44

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: —
• Equity multiple: 13.39×
• Total profit: $60,542
• Equity at exit: $2,602

10-year hold

• IRR: —
• Equity multiple: 31.77×
• Total profit: $150,364
• Equity at exit: $1,509

Cash invested: $4,886 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$92
• Tax est. 1.5%: −$22 /mo · $262/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $915

Break-even live

Break-even rent $153

Max offer price $17,450

Occupancy floor 25%

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: $4,362
• Closing costs: $524
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.09mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.17mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.19mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	24d	1	0.32mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.40mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	21d	1	0.43mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	0.50mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	0.53mi
18557 Wexford St Detroit, MI	3.0	1.0	1216	$1,250	$1.03	24d	1	0.66mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.69mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	17d	1	0.74mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	0.79mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	0.83mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	16d	1	0.83mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	0.88mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	0.94mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	0.95mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	0.98mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	1.04mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	1.05mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	16d	1	1.11mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	1d	1	1.11mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	1.14mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	43d	1	1.16mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	16d	1	1.17mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	43d	1	1.18mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	21d	1	1.18mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	43d	1	1.19mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	21d	1	1.19mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	21d	1	1.25mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	1.29mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	18d	1	1.36mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	1.41mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	1.42mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	1.43mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $17,450 Active 45 DOM
2. 2026-06-17
   days on market $17,450 Active 44 DOM
3. 2026-06-15
   days on market $17,450 Active 42 DOM
4. 2026-06-13
   days on market $17,450 Active 40 DOM
5. 2026-06-13
   days on market $17,450 Active 39 DOM
6. 2026-06-09
   days on market $17,450 Active 36 DOM
7. 2026-06-08
   days on market $17,450 Active 35 DOM
8. 2026-06-07
   days on market $17,450 Active 34 DOM
9. 2026-06-04
   days on market $17,450 Active 31 DOM
10. 2026-06-03
    days on market $17,450 Active 30 DOM
11. 2026-06-02
    days on market $17,450 Active 29 DOM
12. 2026-06-01
    days on market $17,450 Active 28 DOM
13. 2026-05-31
    days on market $17,450 Active 27 DOM
14. 2026-05-04
    listed $17,450 Active 80-char remark

    Show marketing remark (80 chars)

    SOLD AS IS. House has extensive fire damage. Frame and foundation is still good.

15. 2026-05-04
    listed $17,450 Active 80-char remark

    Show marketing remark (80 chars)

    SOLD AS IS. House has extensive fire damage. Frame and foundation is still good.

16. 2022-03-02
    price $1,000
17. 2021-06-07
    soldstatus $64,900
18. 2010-01-08
    historical
19. 2010-01-02
    historical
20. 2009-12-08
    listed $4,000
21. 2009-12-02
    listed $4,000
22. 2009-01-30
    historical
23. 2009-01-30
    historical
24. 2009-01-08
    listed $9,900
25. 2009-01-08
    listed $9,900
26. 2006-12-04
    soldstatus $68,900

ⓘ 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 2/10 Low FEMA zone X (unshaded) · 9% 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: $15,727
• − Mortgage interest: −$977
• − Property taxes: −$262
• − Insurance: −$87
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$508
• Taxable income: $11,376
• Est. tax owed @ 24.0%: −$2,730
• After-tax cash flow: $8,247/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

-74.7% since first listed

13 events — show timeline

• 2026-05-04 Listed $17,450 REALCOMP
• 2026-05-04 Listed $17,450 MiRealSource-MiMLS
• 2022-03-02 Price Changed $1,000 RENT.
• 2021-06-07 Sold (Public Records) $64,900 Public Records
• 2010-01-08 Listing Removed — REALCOMP
• 2010-01-02 Listing Removed — MiRealSource-MiMLS
• 2009-12-08 Listed $4,000 REALCOMP
• 2009-12-02 Listed $4,000 MiRealSource-MiMLS
• 2009-01-30 Listing Removed — MiRealSource-MiMLS
• 2009-01-30 Listing Removed — REALCOMP
• 2009-01-08 Listed $9,900 MiRealSource-MiMLS
• 2009-01-08 Listed $9,900 REALCOMP
• 2006-12-04 Sold (Public Records) $68,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,677 · -0.1% YoY. Source: county tax records.