19711 Greydale Ave · Detroit, MI 48219

$106,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 63 Days on market

Built 1950 5,227 sqft lot $146/sqft · 74% above area Est $122k · 13% under

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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 +17.3/30.0
• ARV discount +13.4/15.0
• DSCR +5.4/10.0
• Rent growth +4.5/5.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own this beautiful, newly remodeled brick ranch located in the sought after Pal meadow subdivision area. All the updates done inside this gem was professionally and meticulously done to perfection. New Kitchen cabinets, counter tops, and a gorgeous back splash, custom blinds and ceramic floors. The main bathroom and half bath both have been updated with ceramic tile and new fixtures. Basement is cozy with a natural fireplace, living room, with knotty pine paneling. Updated electrical through out with recess lights, ceiling fans and a new circuit breaker, newer furnace with a A/c unit and a large 2 car garage. This is an excellent deal in a great all brick area close to amenities and is a good starter home, for a first time buyer or an investment opportunity, lockbox access for e z showings

Key facts

• Natural fireplace
• Ceramic floors
• Knotty pine paneling

Tags

• NEWLY REMODELED
• BRICK RANCH
• NEW KITCHEN CABINETS
• CERAMIC FLOORS
• NATURAL FIREPLACE
• KNOTTY PINE PANELING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $77 ($924/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (6.1% below list).
• Recommended offer: $100k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 305 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $733 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $18k; list at $106k implies a 473% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,575 (6.1% below list)

Questions for the listing agent

1. It's been on market 63 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 1950 — 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: 0.94% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 8.9

CMA / ARV

• ARV (median comp): $121,954
• List price: $106,000
• Delta: -13.08%
• 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
19500 Lahser Rd	0.05mi	2/1.0	729 (+0%)	4mo	$71,000	$97	94
19484 Lahser Rd	0.06mi	2/1.0	729 (+0%)	21mo	$57,000	$78	80
19808 Cooley St	0.14mi	2/1.0	720 (-1%)	17mo	$89,900	$125	78
19360 Westbrook St	0.32mi	2/1.0	766 (+5%)	9mo	$49,000	$64	69
19933 Bentler St	0.24mi	2/1.0	805 (+11%)	4mo	$71,000	$88	67
19335 Westbrook St	0.32mi	2/1.0	778 (+7%)	14mo	$37,500	$48	62
19401 Stout St	0.72mi	2/1.0	750 (+3%)	2mo	$28,000	$37	60
19719 Blackstone St St	0.31mi	3/1.0 (+1)	786 (+8%)	13mo	$110,000	$140	56
19350 Westbrook St	0.33mi	2/1.0	648 (-11%)	14mo	$84,000	$130	54
22530 Leewin St	0.46mi	3/1.0 (+1)	832 (+14%)	2mo	$78,600	$94	48
18538 Trinity St	0.73mi	3/1.0 (+1)	780 (+7%)	2mo	$46,500	$60	48
19515 Patton St	0.61mi	3/1.0 (+1)	822 (+13%)	4mo	$95,000	$116	41

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: -6.1%
• Equity multiple: 0.76×
• Total profit: $-7,011
• Equity at exit: $15,805

10-year hold

• IRR: 8.7%
• Equity multiple: 1.81×
• Total profit: $24,162
• Equity at exit: $9,165

Cash invested: $29,680 (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: 305
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $996 high
• Mortgage (P&I): −$556
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $77

Break-even live

Break-even rent $898

Max offer price $106,000

Occupancy floor 87%

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	43d	2	0.50mi
22045 Michigan 102 Detroit, MI	1.0	1.0	750	$775	$1.03	43d	1	0.54mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	4d	1	0.73mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	24d	1	0.77mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	43d	1	0.80mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	43d	2	0.81mi
19255 Shiawassee Dr Apt 105 Detroit, MI	1.0	1.0	680	$950	$1.40	4d	1	0.83mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	43d	1	0.93mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	4d	2	0.96mi
19260 Telegraph Rd Unit J2 Detroit, MI	1.0	1.0	700	$820	$1.17	43d	1	0.98mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.00mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	24d	1	1.01mi
19254 Telegraph Rd Unit M5 Detroit, MI	1.0	1.0	700	$820	$1.17	14d	1	1.02mi
19264 Telegraph Rd Unit G2 Detroit, MI	1.0	1.0	700	$820	$1.17	43d	1	1.02mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	1.06mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	43d	3	1.16mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	43d	1	1.24mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	1.25mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	1.27mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	1.27mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	14d	1	1.34mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	4d	1	1.44mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	43d	1	1.45mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	12d	1	1.47mi

Listing history 9 events

1. 2026-05-02
   status Pending 821-char remark

   Show marketing remark (822 chars)

   Great opportunity to own this beautiful, newly remodeled brick ranch located in the sought after Pal meadow subdivision area. All the updates done inside this gem was professionally and meticulously done to perfection. New Kitchen cabinets, counter tops, and a gorgeous back splash, custom blinds and ceramic floors. The main bathroom and half bath both have been updated with ceramic tile and new fixtures. Basement is cozy with a natural fireplace, living room, with knotty pine paneling. Updated electrical through out with recess lights, ceiling fans and a new circuit breaker, newer furnace with a A/c unit and a large 2 car garage. This is an excellent deal in a great all brick area close to amenities and is a good starter home, for a first time buyer or an investment opportunity, lockbox access for e z showings

2. 2026-05-02
   status Pending 822-char remark

   Show marketing remark (822 chars)

   Great opportunity to own this beautiful, newly remodeled brick ranch located in the sought after Pal meadow subdivision area. All the updates done inside this gem was professionally and meticulously done to perfection. New Kitchen cabinets, counter tops, and a gorgeous back splash, custom blinds and ceramic floors. The main bathroom and half bath both have been updated with ceramic tile and new fixtures. Basement is cozy with a natural fireplace, living room, with knotty pine paneling. Updated electrical through out with recess lights, ceiling fans and a new circuit breaker, newer furnace with a A/c unit and a large 2 car garage. This is an excellent deal in a great all brick area close to amenities and is a good starter home, for a first time buyer or an investment opportunity, lockbox access for e z showings

3. 2026-02-28
   listed $106,000 Active 821-char remark

   Show marketing remark (822 chars)

   Great opportunity to own this beautiful, newly remodeled brick ranch located in the sought after Pal meadow subdivision area. All the updates done inside this gem was professionally and meticulously done to perfection. New Kitchen cabinets, counter tops, and a gorgeous back splash, custom blinds and ceramic floors. The main bathroom and half bath both have been updated with ceramic tile and new fixtures. Basement is cozy with a natural fireplace, living room, with knotty pine paneling. Updated electrical through out with recess lights, ceiling fans and a new circuit breaker, newer furnace with a A/c unit and a large 2 car garage. This is an excellent deal in a great all brick area close to amenities and is a good starter home, for a first time buyer or an investment opportunity, lockbox access for e z showings

4. 2026-02-28
   listed $106,000 Active 822-char remark

   Show marketing remark (822 chars)

   Great opportunity to own this beautiful, newly remodeled brick ranch located in the sought after Pal meadow subdivision area. All the updates done inside this gem was professionally and meticulously done to perfection. New Kitchen cabinets, counter tops, and a gorgeous back splash, custom blinds and ceramic floors. The main bathroom and half bath both have been updated with ceramic tile and new fixtures. Basement is cozy with a natural fireplace, living room, with knotty pine paneling. Updated electrical through out with recess lights, ceiling fans and a new circuit breaker, newer furnace with a A/c unit and a large 2 car garage. This is an excellent deal in a great all brick area close to amenities and is a good starter home, for a first time buyer or an investment opportunity, lockbox access for e z showings

5. 2014-04-23
   soldstatus $18,500
6. 2014-04-23
   soldstatus $18,500
7. 2014-04-21
   historical
8. 2014-01-03
   listed $18,500
9. 2014-01-03
   listed $18,500

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,474 · $123/mo
• Expected delta: +$158/yr (+$13/mo · 12.0%)

ⓘ 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 ≥98°F today · 14 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: $11,949
• − Mortgage interest: −$5,938
• − Property taxes: −$1,316
• − Insurance: −$530
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$3,084
• Taxable loss: −$830
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $1,123/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

+473.0% since first listed

9 events — show timeline

• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-05-02 Pending — REALCOMP
• 2026-02-28 Listed $106,000 REALCOMP
• 2026-02-28 Listed $106,000 MiRealSource-MiMLS
• 2014-04-23 Sold (MLS) $18,500 REALCOMP
• 2014-04-23 Sold (MLS) $18,500 MiRealSource-MiMLS
• 2014-04-21 Listing Removed — MiRealSource-MiMLS
• 2014-01-03 Listed $18,500 REALCOMP
• 2014-01-03 Listed $18,500 MiRealSource-MiMLS

Property tax history

-0.1%/yr

Latest (2025): $1,316 · -54.0% YoY. Source: county tax records.