19495 Grandview St · Detroit, MI 48219

$105,000

4 bd · 1.5 ba · 1,547 sqft · SingleFamily public records · 65 Days on market

Built 1954 0.30 ac lot Est $173k · 39% 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 +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Key facts

• 0.3 acre lot
• Built 1954
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent runs 44% of the median local income ($44k/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 $726 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 27y 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 $83k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1954 — 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: 1.51% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.89%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $173,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19498 Brady	0.16mi	4/1.0	1,488 (-4%)	2mo	$122,000	$82	82
20057 Salem St	0.32mi	3/1.0 (-1)	1,558 (+1%)	9mo	$113,600	$73	70
19800 Imperial Hwy	0.32mi	4/1.0	1,650 (+7%)	6mo	$215,000	$130	68
19599 Garfield	0.25mi	3/1.0 (-1)	1,620 (+5%)	8mo	$180,926	$112	67
20010 Grandview St	0.27mi	3/1.5 (-1)	1,335 (-14%)	8mo	$65,000	$49	53
18651 Sumner	0.72mi	4/1.0	1,510 (-2%)	10mo	$199,900	$132	53
19695 Riverview St	0.49mi	3/1.0 (-1)	1,708 (+10%)	4mo	$90,000	$53	49
19550 Imperial Hwy	0.41mi	3/1.0 (-1)	1,350 (-13%)	5mo	$174,900	$130	48
18833 Olympia	0.68mi	3/2.0 (-1)	1,613 (+4%)	8mo	$185,000	$115	47
19958 Norborne	0.73mi	4/1.0	1,701 (+10%)	7mo	$174,900	$103	41
20462 Beech Daly Rd	0.73mi	3/1.0 (-1)	1,422 (-8%)	6mo	$159,999	$113	41
18706 Olympia	0.73mi	3/1.0 (-1)	1,765 (+14%)	8mo	$106,000	$60	29

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: 22.4%
• Equity multiple: 1.97×
• Total profit: $28,647
• Equity at exit: $15,656

10-year hold

• IRR: 33.4%
• Equity multiple: 4.78×
• Total profit: $111,096
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $585

Break-even live

Break-even rent $847

Max offer price $105,000

Occupancy floor 58%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	43d	1	0.91mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	43d	1	1.19mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	43d	1	1.43mi

Listing history 32 events

1. 2025-09-02
   status Pending
2. 2025-09-02
   status Pending
3. 2025-09-02
   status Pending
4. 2025-08-18
   status Active
5. 2025-08-18
   status Active
6. 2025-08-18
   status Active
7. 2025-07-23
   status Pending
8. 2025-07-23
   status Pending
9. 2025-07-23
   status Pending
10. 2025-06-03
    listed $105,000 Active
11. 2025-06-03
    listed $105,000 Active
12. 2025-06-03
    listed $105,000 Active
13. 2011-02-23
    historical
14. 2011-02-23
    historical
15. 2010-07-30
    listed $10,000
16. 2010-07-30
    listed $10,000
17. 2009-12-30
    historical
18. 2009-06-30
    listed $29,900
19. 2008-12-20
    historical
20. 2008-06-20
    listed $40,000
21. 2005-11-04
    historical
22. 2005-11-04
    historical
23. 2005-10-06
    listed $135,000
24. 2005-10-06
    listed $135,000
25. 1999-12-08
    soldstatus $82,900
26. 1999-11-12
    soldstatus $82,900
27. 1999-10-28
    historical
28. 1999-10-23
    listed $86,900
29. 1999-09-13
    historical
30. 1999-08-16
    listed $82,900
31. 1999-07-27
    listed $82,900
32. 1999-06-03
    soldstatus $44,000

ⓘ 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: $894 · $74/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$362/yr (+$30/mo · 40.4%)

ⓘ 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: $19,052
• − Mortgage interest: −$5,882
• − Property taxes: −$894
• − Insurance: −$525
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$3,055
• Taxable income: $5,648
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $5,669/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

+138.6% since first listed

32 events — show timeline

• 2025-09-02 Pending — REALCOMP
• 2025-09-02 Pending — MiRealSource-MiMLS
• 2025-09-02 Pending — SW Michigan MLS
• 2025-08-18 Relisted — REALCOMP
• 2025-08-18 Relisted — MiRealSource-MiMLS
• 2025-08-18 Relisted — SW Michigan MLS
• 2025-07-23 Pending — MiRealSource-MiMLS
• 2025-07-23 Pending — REALCOMP
• 2025-07-23 Pending — SW Michigan MLS
• 2025-06-03 Listed $105,000 REALCOMP
• 2025-06-03 Listed $105,000 SW Michigan MLS
• 2025-06-03 Listed $105,000 MiRealSource-MiMLS
• 2011-02-23 Listing Removed — REALCOMP
• 2011-02-23 Listing Removed — MiRealSource-MiMLS
• 2010-07-30 Listed $10,000 REALCOMP
• 2010-07-30 Listed $10,000 MiRealSource-MiMLS
• 2009-12-30 Listing Removed — REALCOMP
• 2009-06-30 Listed $29,900 REALCOMP
• 2008-12-20 Listing Removed — REALCOMP
• 2008-06-20 Listed $40,000 REALCOMP
• 2005-11-04 Listing Removed — REALCOMP
• 2005-11-04 Listing Removed — MiRealSource-MiMLS
• 2005-10-06 Listed $135,000 REALCOMP
• 2005-10-06 Listed $135,000 MiRealSource-MiMLS
• 1999-12-08 Sold (Public Records) $82,900 Public Records
• 1999-11-12 Sold (MLS) $82,900 REALCOMP
• 1999-10-28 Listing Removed — REALCOMP
• 1999-10-23 Listed $86,900 REALCOMP
• 1999-09-13 Listing Removed — REALCOMP
• 1999-08-16 Listed $82,900 REALCOMP
• 1999-07-27 Listed $82,900 REALCOMP
• 1999-06-03 Sold (Public Records) $44,000 Public Records

Property tax history

-4.3%/yr

Latest (2025): $894 · -38.4% YoY. Source: county tax records.