719 Mcdougall St · Detroit, MI 48207

$125,000

2 bd · 2.0 ba · 2,264 sqft · SingleFamily · 85 Days on market

Built 1969

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Appreciation +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Charming townhouse just minutes from Downtown Detroit. The townhouse has a finished basement providing additional storage. Near all the entertainment and sporting venues. Home of the Detroit Lions, Tigers, Pistons, red wings.

Key facts

• Finished basement
• Additional storage
• Built 1969

Tags

• FINISHED BASEMENT
• ADDITIONAL STORAGE

Property features AI

Finance

• Other: Pets allowed: contact for details

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Condominium; Residential property; Two levels; Ground-level entry
• Construction: Composition roof; Other construction materials; Has basement
• Exterior features: Porch; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric oven; Range hood; Microwave; Ice maker
• Bedrooms: Accessible bedroom
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Forced air heating (natural gas); Exhaust fan; No central cooling
• Interior features: Exhaust fan; Partially finished basement; Accessible entrance, bedroom, closets, full bath, hallway(s), kitchen, stairway, and washer/dryer
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 (+3.5%/yr); 244 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,940/mo this rent would consume 49% of the median local household income ($48k/yr) (locally 2017% 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 (-2.8%/yr); year-one equity from $864 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 (-2.8% appreciation + 3.5% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 10 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.
• Current owner paid $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1969 — 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: 1.55% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.92%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.79% appreciation · 3.53% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.70×
• Total profit: $24,481
• Equity at exit: $19,803

10-year hold

• IRR: 25.6%
• Equity multiple: 3.33×
• Total profit: $81,505
• Equity at exit: $12,820

Cash invested: $35,000 (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 48207

• Home prices YoY: -2.0%
• Rents YoY: 3.5%
• Active inventory: 244
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $668

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 61%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1348 Village Dr Detroit, MI	3.0	2.5	2100	$2,295	$1.09	24d	1	0.21mi
3478 Ludden St Detroit, MI	2.0	1.0	2800	$1,200	$0.43	43d	1	1.12mi
8100 E Jefferson Ave Detroit, MI	3.0	1.0–3.0	1089	$1,712	$1.57	19d	20	1.37mi

Listing history 24 events

1. 2026-04-06
   historical Accepting Backup Offers 225-char remark

   Show marketing remark (225 chars)

   Charming townhouse just minutes from Downtown Detroit. The townhouse has a finished basement providing additional storage. Near all the entertainment and sporting venues. Home of the Detroit Lions, Tigers, Pistons, red wings.

2. 2026-04-06
   historical Active Under Contract

   Show marketing remark (225 chars)

   Charming townhouse just minutes from Downtown Detroit. The townhouse has a finished basement providing additional storage. Near all the entertainment and sporting venues. Home of the Detroit Lions, Tigers, Pistons, red wings.

3. 2026-03-05
   listed $125,000 Active 225-char remark

   Show marketing remark (225 chars)

   Charming townhouse just minutes from Downtown Detroit. The townhouse has a finished basement providing additional storage. Near all the entertainment and sporting venues. Home of the Detroit Lions, Tigers, Pistons, red wings.

4. 2026-03-05
   listed $125,000 Active

   Show marketing remark (225 chars)

   Charming townhouse just minutes from Downtown Detroit. The townhouse has a finished basement providing additional storage. Near all the entertainment and sporting venues. Home of the Detroit Lions, Tigers, Pistons, red wings.

5. 2016-03-14
   soldstatus $85,000 Sold 360-char remark

   Show marketing remark (360 chars)

   Fully remolded condo with new kitchen granite counter top and ceramic updates. The living room has newly placed wood flooring. Newly painted through out the unit. The basement is finished with new carpet and paint. There is also a full bathroom in the basement. The carpets in the rooms have also been replaced. All appliances stay. MINUTES AWAY FROM DOWNTOWN!

6. 2016-03-14
   soldstatus $85,000

   Show marketing remark (360 chars)

   Fully remolded condo with new kitchen granite counter top and ceramic updates. The living room has newly placed wood flooring. Newly painted through out the unit. The basement is finished with new carpet and paint. There is also a full bathroom in the basement. The carpets in the rooms have also been replaced. All appliances stay. MINUTES AWAY FROM DOWNTOWN!

7. 2016-02-22
   status Pending 360-char remark

   Show marketing remark (360 chars)

   Fully remolded condo with new kitchen granite counter top and ceramic updates. The living room has newly placed wood flooring. Newly painted through out the unit. The basement is finished with new carpet and paint. There is also a full bathroom in the basement. The carpets in the rooms have also been replaced. All appliances stay. MINUTES AWAY FROM DOWNTOWN!

8. 2016-02-22
   historical

   Show marketing remark (360 chars)

   Fully remolded condo with new kitchen granite counter top and ceramic updates. The living room has newly placed wood flooring. Newly painted through out the unit. The basement is finished with new carpet and paint. There is also a full bathroom in the basement. The carpets in the rooms have also been replaced. All appliances stay. MINUTES AWAY FROM DOWNTOWN!

9. 2016-02-16
   price $94,900 360-char remark

   Show marketing remark (360 chars)

   Fully remolded condo with new kitchen granite counter top and ceramic updates. The living room has newly placed wood flooring. Newly painted through out the unit. The basement is finished with new carpet and paint. There is also a full bathroom in the basement. The carpets in the rooms have also been replaced. All appliances stay. MINUTES AWAY FROM DOWNTOWN!

10. 2016-01-27
    listed $99,900 Active 360-char remark

    Show marketing remark (360 chars)

    Fully remolded condo with new kitchen granite counter top and ceramic updates. The living room has newly placed wood flooring. Newly painted through out the unit. The basement is finished with new carpet and paint. There is also a full bathroom in the basement. The carpets in the rooms have also been replaced. All appliances stay. MINUTES AWAY FROM DOWNTOWN!

11. 2016-01-27
    listed $94,900

    Show marketing remark (360 chars)

    Fully remolded condo with new kitchen granite counter top and ceramic updates. The living room has newly placed wood flooring. Newly painted through out the unit. The basement is finished with new carpet and paint. There is also a full bathroom in the basement. The carpets in the rooms have also been replaced. All appliances stay. MINUTES AWAY FROM DOWNTOWN!

12. 2012-09-17
    historical
13. 2012-09-17
    historical
14. 2012-07-21
    historical
15. 2012-07-20
    listed $55,000
16. 2012-07-20
    listed $55,000
17. 2012-07-20
    listed $55,000
18. 2012-07-20
    historical
19. 2012-07-20
    listed $55,000
20. 2010-02-05
    soldstatus $9,100
21. 2010-02-05
    soldstatus $9,100
22. 2009-12-07
    historical
23. 2009-11-27
    listed $10,000
24. 2009-11-27
    listed $10,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,275
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$3,636
• Taxable income: $6,413
• Est. tax owed @ 24.0%: −$1,539
• After-tax cash flow: $6,482/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): 20,848
• Household income: $47,831
• Rent vs Own: 74.2% rent · 25.8% own
• Severe rent burden: 2017.0

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 (74%)
• Race & ethnicity: Black 74% White 18% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -2.79%
• Current HPI: 136.6328
• Rent YoY: ▲ 3.53%
• 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

+1150.0% since first listed

24 events — show timeline

• 2026-04-06 Contingent — MiRealSource-MiMLS
• 2026-04-06 Contingent — REALCOMP
• 2026-03-05 Listed $125,000 REALCOMP
• 2026-03-05 Listed $125,000 MiRealSource-MiMLS
• 2016-03-14 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2016-03-14 Sold (MLS) $85,000 REALCOMP
• 2016-02-22 Pending — REALCOMP
• 2016-02-22 Listing Removed — MiRealSource-MiMLS
• 2016-02-16 Price Changed $94,900 REALCOMP
• 2016-01-27 Listed $99,900 REALCOMP
• 2016-01-27 Listed $94,900 MiRealSource-MiMLS
• 2012-09-17 Listing Removed — MiRealSource-MiMLS
• 2012-09-17 Listing Removed — REALCOMP
• 2012-07-21 Listing Removed — MiRealSource-MiMLS
• 2012-07-20 Listed $55,000 REALCOMP
• 2012-07-20 Listing Removed — REALCOMP
• 2012-07-20 Listed $55,000 MiRealSource-MiMLS
• 2012-07-20 Listed $55,000 MiRealSource-MiMLS
• 2012-07-20 Listed $55,000 REALCOMP
• 2010-02-05 Sold (MLS) $9,100 MiRealSource-MiMLS
• 2010-02-05 Sold (MLS) $9,100 REALCOMP
• 2009-12-07 Listing Removed — MiRealSource-MiMLS
• 2009-11-27 Listed $10,000 MiRealSource-MiMLS
• 2009-11-27 Listed $10,000 REALCOMP