19207 Meyers Rd · Detroit, MI 48235

$59,900

2 bd · 1.0 ba · 935 sqft · Townhouse public records · 92 Days on market

Built 1948 3,485 sqft lot $64/sqft · 17% below area Est $72k · 17% under ↓ 20% since listing

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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
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Two Bedroom Home . Close to Neighborhood Schools and Bus Lines. Perfect for Investors and First Time Homeowners. Immediate Occupancy.

Key facts

• Close to bus lines
• Immediate occupancy
• 3,485 sq ft lot

Tags

• CLOSE TO NEIGHBORHOOD SCHOOLS
• CLOSE TO BUS LINES
• IMMEDIATE OCCUPANCY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $60k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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 (+3.2%/yr); 283 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% of the median local income ($39k/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 $414 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 + 3.2% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 2.07% ✓
• Cap rate: 17.69%
• Cash-on-cash: 40.70%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $72,362
• List price: $59,900
• Delta: -17.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19328 Schaefer Hwy	0.47mi	2/1.0	890 (-5%)	14mo	$55,000	$62	59

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 37.5%
• Equity multiple: 2.60×
• Total profit: $26,857
• Equity at exit: $8,931

10-year hold

• IRR: 44.2%
• Equity multiple: 5.26×
• Total profit: $71,405
• Equity at exit: $5,179

Cash invested: $16,772 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$314
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $569

Break-even live

Break-even rent $521

Max offer price $59,900

Occupancy floor 49%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	43d	1	0.29mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	0.42mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	4d	1	0.52mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	0.53mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	0.57mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	0.60mi
18461 Washburn St Detroit, MI	1.0	1.0	690	$775	$1.12	43d	1	0.62mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	0.68mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	0.74mi
18637 James Couzens Fwy Unit C103 Detroit, MI	1.0	1.0	630	$835	$1.33	43d	1	0.76mi
18637 James Couzens Fwy Apt 103A Detroit, MI	1.0	1.0	630	$835	$1.33	1d	1	0.76mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	0.82mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	0.84mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	0.87mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	0.90mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.92mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.94mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	17d	1	0.99mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	1.02mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	43d	2	1.05mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	43d	1	1.09mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	1.36mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	4d	1	1.36mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	1.46mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	17d	1	1.49mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $59,900 Active 92 DOM
2. 2026-06-17
   days on market $59,900 Active 91 DOM
3. 2026-06-15
   days on market $59,900 Active 89 DOM
4. 2026-06-13
   days on market $59,900 Active 87 DOM
5. 2026-06-13
   days on market $59,900 Active 86 DOM
6. 2026-06-09
   days on market $59,900 Active 83 DOM
7. 2026-06-08
   days on market $59,900 Active 82 DOM
8. 2026-06-07
   days on market $59,900 Active 81 DOM
9. 2026-06-04
   days on market $59,900 Active 78 DOM
10. 2026-06-03
    days on market $59,900 Active 77 DOM
11. 2026-06-01
    days on market $59,900 Active 75 DOM
12. 2026-05-31
    days on market $59,900 Active 74 DOM
13. 2026-04-11
    status Active 139-char remark

    Show marketing remark (139 chars)

    Nice Two Bedroom Home . Close to Neighborhood Schools and Bus Lines. Perfect for Investors and First Time Homeowners. Immediate Occupancy.

14. 2026-04-10
    historical 139-char remark

    Show marketing remark (139 chars)

    Nice Two Bedroom Home . Close to Neighborhood Schools and Bus Lines. Perfect for Investors and First Time Homeowners. Immediate Occupancy.

15. 2026-03-18
    listed $59,900 Active 139-char remark

    Show marketing remark (138 chars)

    Nice Two Bedroom Home . Close to Neighborhood Schools and Bus Lines. Perfect for Investors and First Time Homeowners. Immediate Occupancy.

16. 2026-03-18
    listed $59,900 Active 138-char remark

    Show marketing remark (138 chars)

    Nice Two Bedroom Home . Close to Neighborhood Schools and Bus Lines. Perfect for Investors and First Time Homeowners. Immediate Occupancy.

17. 2024-11-08
    historical
18. 2024-11-08
    historical
19. 2024-09-13
    price $65,900
20. 2024-09-13
    price $65,900
21. 2024-08-07
    listed $74,900 Active
22. 2024-08-01
    listed $74,900 Active

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$25/yr (+$2/mo · 2.9%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,896
• − Mortgage interest: −$3,355
• − Property taxes: −$872
• − Insurance: −$300
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$1,743
• Taxable income: $6,243
• Est. tax owed @ 24.0%: −$1,498
• After-tax cash flow: $5,328/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

-20.0% since first listed

10 events — show timeline

• 2026-04-11 Relisted — REALCOMP
• 2026-04-10 Listing Removed — REALCOMP
• 2026-03-18 Listed $59,900 MiRealSource-MiMLS
• 2026-03-18 Listed $59,900 REALCOMP
• 2024-11-08 Listing Removed — MiRealSource-MiMLS
• 2024-11-08 Listing Removed — REALCOMP
• 2024-09-13 Price Changed $65,900 MiRealSource-MiMLS
• 2024-09-13 Price Changed $65,900 REALCOMP
• 2024-08-07 Listed $74,900 REALCOMP
• 2024-08-01 Listed $74,900 MiRealSource-MiMLS

Property tax history

-1.1%/yr

Latest (2025): $872 · -36.5% YoY. Source: county tax records.