19447 Sunset St · Detroit, MI 48234

$64,900

2 bd · 1.0 ba · 736 sqft · SingleFamily public records · 26 Days on market

Built 1943 4,356 sqft lot Est $49k · 34% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean 2 bedroom, 1 bath home with garage. Features newer carpet in the bedrooms, updated bathroom toilet, and a well maintained kitchen. Unfinished attic space with stair access offers additional storage or future potential. Property is being sold as is. Furnace and hot water tank are not currently present. Great opportunity for investors or renovation buyers.

Key facts

• Newer carpet
• Additional storage
• Stair access

Tags

• NEWER CARPET
• UPDATED BATHROOM TOILET
• WELL MAINTAINED KITCHEN
• UNFINISHED ATTIC SPACE
• STAIR ACCESS
• ADDITIONAL STORAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level with ground-level entry
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (40 x 112.5)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 10.1% 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); 227 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 24y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,926 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.81% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.42%
• DSCR: 2.31
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $48,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19255 Binder St	0.23mi	2/1.0	719 (-2%)	3mo	$38,500	$54	82
19667 Sunset St	0.09mi	3/1.5 (+1)	752 (+2%)	4mo	$28,500	$38	82
19942 Binder St	0.27mi	3/1.0 (+1)	696 (-5%)	5mo	$70,000	$101	69
19300 Binder St	0.19mi	2/1.0	820 (+11%)	4mo	$10,000	$12	69
19676 Conley St	0.48mi	2/1.0	720 (-2%)	9mo	$50,000	$69	66
20203 Moenart St	0.71mi	2/1.0	725 (-2%)	3mo	$48,000	$66	62
20499 Binder St	0.63mi	3/1.0 (+1)	712 (-3%)	6mo	$72,100	$101	55
19725 Lamont St	0.35mi	3/1.0 (+1)	835 (+14%)	4mo	$10,000	$12	53
20270 Dean Ave	0.50mi	3/1.0 (+1)	792 (+8%)	7mo	$55,000	$69	53
20006 Anglin St	0.73mi	2/1.0	726 (-1%)	12mo	$55,000	$76	53
19656 Mitchell St	0.56mi	2/1.0	814 (+11%)	11mo	$33,000	$41	48
20180 Charest St	0.66mi	3/1.0 (+1)	840 (+14%)	5mo	$45,000	$54	37

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: 28.2%
• Equity multiple: 2.24×
• Total profit: $22,446
• Equity at exit: $9,677

10-year hold

• IRR: 37.9%
• Equity multiple: 5.20×
• Total profit: $76,396
• Equity at exit: $5,611

Cash invested: $18,172 (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: 227
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$113 /mo · $1,357/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $446

Break-even live

Break-even rent $608

Max offer price $64,900

Occupancy floor 57%

Sensitivity live

Price	-10% $482	-5% $464	+0% $446	+5% $427	+10% $409
Rent	-10% $353	-5% $399	+0% $446	+5% $492	+10% $538
Rate	-1.0pp $478	-0.5pp $462	base $446	+0.5pp $429	+1.0pp $412

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	19d	1	0.52mi
18475 Wexford St Unit 1 Detroit, MI	2.0	1.0	500	$950	$1.90	25d	1	0.68mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	1.18mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	23d	1	1.47mi

Listing history 49 events

1. 2026-06-21
   days on market $64,900 Active 26 DOM
2. 2026-06-18
   days on market $64,900 Active 23 DOM
3. 2026-06-17
   days on market $64,900 Active 22 DOM
4. 2026-06-15
   days on market $64,900 Active 20 DOM
5. 2026-06-13
   days on market $64,900 Active 18 DOM
6. 2026-06-13
   days on market $64,900 Active 17 DOM
7. 2026-06-10
   price $64,900 Active 14 DOM
8. 2026-06-09
   days on market $69,000 Active 14 DOM
9. 2026-06-08
   days on market $69,000 Active 13 DOM
10. 2026-06-07
    days on market $69,000 Active 12 DOM
11. 2026-06-04
    days on market $69,000 Active 9 DOM
12. 2026-06-03
    days on market $69,000 Active 8 DOM
13. 2026-06-02
    days on market $69,000 Active 7 DOM
14. 2026-06-01
    days on market $69,000 Active 6 DOM
15. 2026-05-31
    days on market $69,000 Active 5 DOM
16. 2026-05-26
    listed $69,000 Active

    Show marketing remark (362 chars)

    Clean 2 bedroom, 1 bath home with garage. Features newer carpet in the bedrooms, updated bathroom toilet, and a well maintained kitchen. Unfinished attic space with stair access offers additional storage or future potential. Property is being sold as is. Furnace and hot water tank are not currently present. Great opportunity for investors or renovation buyers.

17. 2026-05-26
    listed $69,000 Active 362-char remark

    Show marketing remark (362 chars)

    Clean 2 bedroom, 1 bath home with garage. Features newer carpet in the bedrooms, updated bathroom toilet, and a well maintained kitchen. Unfinished attic space with stair access offers additional storage or future potential. Property is being sold as is. Furnace and hot water tank are not currently present. Great opportunity for investors or renovation buyers.

18. 2021-04-26
    soldstatus $69,000
19. 2021-03-22
    soldstatus $26,500 Sold 171-char remark

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

20. 2020-06-19
    status Pending

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

21. 2020-06-19
    status Pending 171-char remark

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

22. 2020-03-10
    status Active

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

23. 2020-03-10
    status Active 171-char remark

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

24. 2019-12-27
    status Pending

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

25. 2019-12-27
    status Pending 171-char remark

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

26. 2019-10-14
    price $29,900

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

27. 2019-10-14
    price $29,900 171-char remark

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

28. 2019-05-07
    status Active

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

29. 2019-05-07
    status Active 171-char remark

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

30. 2019-05-07
    historical 171-char remark

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

31. 2019-05-06
    historical
32. 2019-03-26
    listed $69,900 Active 171-char remark

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

33. 2019-03-26
    listed $69,900 Active

    Show marketing remark (171 chars)

    Nice income property. Currently leased for 700.00 monthly. Do not approach the home or the tenants. Accepted offer needed prior to showing. Purchaser to use Liberty Title.

34. 2017-07-10
    soldstatus $15,000 Sold
35. 2017-07-10
    soldstatus $15,000 Closed
36. 2017-06-06
    status Pending
37. 2017-06-06
    status Pending
38. 2017-06-01
    listed $16,900 Active
39. 2017-06-01
    listed $16,900 Active
40. 2011-08-23
    soldstatus $6,000
41. 2011-08-23
    soldstatus $6,000
42. 2011-08-23
    soldstatus $6,000
43. 2011-08-09
    historical
44. 2011-08-09
    historical
45. 2011-04-21
    listed $6,000
46. 2011-04-21
    listed $6,000
47. 2011-04-21
    listed $6,000
48. 2002-11-12
    soldstatus $67,500
49. 2002-08-01
    listed $68,500

ⓘ 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: $1,357 · $113/mo
• Projected year-2 tax: $1,357 · $113/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 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: $14,065
• − Mortgage interest: −$3,635
• − Property taxes: −$1,357
• − Insurance: −$324
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$1,888
• Taxable income: $4,610
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $4,240/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

+0.7% since first listed

34 events — show timeline

• 2026-05-26 Listed $69,000 REALCOMP
• 2026-05-26 Listed $69,000 MiRealSource-MiMLS
• 2021-04-26 Sold (Public Records) $69,000 Public Records
• 2021-03-22 Sold (MLS) $26,500 REALCOMP
• 2020-06-19 Pending — MiRealSource-MiMLS
• 2020-06-19 Pending — REALCOMP
• 2020-03-10 Relisted — MiRealSource-MiMLS
• 2020-03-10 Relisted — REALCOMP
• 2019-12-27 Pending — MiRealSource-MiMLS
• 2019-12-27 Pending — REALCOMP
• 2019-10-14 Price Changed $29,900 MiRealSource-MiMLS
• 2019-10-14 Price Changed $29,900 REALCOMP
• 2019-05-07 Relisted — MiRealSource-MiMLS
• 2019-05-07 Relisted — REALCOMP
• 2019-05-07 Listing Removed — REALCOMP
• 2019-05-06 Listing Removed — MiRealSource-MiMLS
• 2019-03-26 Listed $69,900 MiRealSource-MiMLS
• 2019-03-26 Listed $69,900 REALCOMP
• 2017-07-10 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2017-07-10 Sold (MLS) $15,000 REALCOMP
• 2017-06-06 Pending — MiRealSource-MiMLS
• 2017-06-06 Pending — REALCOMP
• 2017-06-01 Listed $16,900 MiRealSource-MiMLS
• 2017-06-01 Listed $16,900 REALCOMP
• 2011-08-23 Sold (MLS) $6,000 MiRealSource-MiMLS
• 2011-08-23 Sold (MLS) $6,000 REALCOMP
• 2011-08-23 Sold (MLS) $6,000 MiRealSource-MiMLS
• 2011-08-09 Listing Removed — MiRealSource-MiMLS
• 2011-08-09 Listing Removed — MiRealSource-MiMLS
• 2011-04-21 Listed $6,000 MiRealSource-MiMLS
• 2011-04-21 Listed $6,000 REALCOMP
• 2011-04-21 Listed $6,000 MiRealSource-MiMLS
• 2002-11-12 Sold (MLS) $67,500 REALCOMP
• 2002-08-01 Listed $68,500 REALCOMP

Property tax history

+0.1%/yr

Latest (2025): $1,357 · -54.0% YoY. Source: county tax records.