19207 MEYERS Rd · Detroit, MI 48235 1202

$59,900

2 bd · 1.0 ba · 935 sqft · SingleFamily public records · 189 Days on market

Built 1948 Fair condition 3,484 sqft lot $64/sqft · 46% below area ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

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
• 3,484 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 single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $534 ($6k/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: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 9.6% 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: 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.
• Zoned schools: Vernor Elementary School (math 24% / reading 24%, grade F, #980 of 1,397 statewide, top 74%, 328 students, 87% FRL); Mumford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 889 students, 86% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 72d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($53k) 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.00% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.19%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $162,937
• List price: $59,900
• Delta: -63.24%
• 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
19161 Meyers Rd	0.04mi	2/1.0	894 (-4%)	6mo	$87,500	$98	86
19990 Pinehurst St	0.52mi	3/1.0 (+1)	900 (-4%)	1mo	$100,000	$111	64
19484 Schaefer Hwy	0.53mi	2/1.0	1,000 (+7%)	5mo	$50,000	$50	60
19193 Lesure St	0.62mi	2/2.0	909 (-3%)	4mo	$140,000	$154	59
20047 Monte Vista St	0.55mi	2/1.5	877 (-6%)	4mo	$69,999	$80	58
19985 Meyers Rd	0.48mi	2/1.0	844 (-10%)	5mo	$51,900	$61	58
19929 Monte Vista St	0.44mi	3/1.0 (+1)	860 (-8%)	5mo	$75,000	$87	57
20209 Meyers Rd	0.66mi	2/1.0	864 (-8%)	4mo	$40,000	$46	53
20403 Manor St	0.72mi	3/2.0 (+1)	968 (+4%)	6mo	$57,000	$59	47
20218 Monte Vista St	0.68mi	3/2.0 (+1)	860 (-8%)	4mo	$37,000	$43	42
20018 Wyoming Ave	0.73mi	3/1.0 (+1)	1,043 (+12%)	7mo	$66,500	$64	36
20206 Griggs St	0.75mi	3/1.0 (+1)	800 (-14%)	2mo	$49,000	$61	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.7%
• Equity multiple: 3.46×
• Total profit: $41,232
• Equity at exit: $26,934

10-year hold

• IRR: 43.6%
• Equity multiple: 6.91×
• Total profit: $99,165
• Equity at exit: $41,508

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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 18 under contract
• Months of supply: 2.1 mo (48%/mo absorbed)
• Median asking: $86,250 ($93/sqft)
• Median days on market: 127 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +87.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48235 1202

• Active inventory: 1
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$314
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $534

Break-even live

Break-even rent $521

Max offer price $59,900

Occupancy floor 50%

Sensitivity live

Price	-10% $568	-5% $551	+0% $534	+5% $517	+10% $500
Rent	-10% $439	-5% $487	+0% $534	+5% $581	+10% $628
Rate	-1.0pp $564	-0.5pp $549	base $534	+0.5pp $518	+1.0pp $503

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	139d	1	0.29mi
19727 Monte Vista St Unit 2 Detroit, MI	2.0	1.0	750	$577	$0.77	43d	1	0.30mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	113d	1	0.42mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$950	$1.06	72d	1	0.52mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	116d	1	0.53mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	139d	1	0.57mi
18301 Birwood St Detroit, MI	3.0	1.0	925	$1,475	$1.59	69d	1	0.59mi
19300 Lesure St Detroit, MI	2.0	1.0	928	$1,150	$1.24	67d	1	0.60mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	120d	1	0.60mi
8805 Kingswood St Detroit, MI	1.0–2.0	1.0–2.0	955	$1,600	$1.67	4d	9	0.61mi
18461 Washburn St Detroit, MI	1.0	1.0	690	$775	$1.12	139d	1	0.62mi
20200 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	34d	1	0.65mi
20245 Manor Detroit, MI	3.0	1.5	1018	$1,400	$1.38	89d	1	0.68mi
19970 Wyoming St Detroit, MI	3.0	1.0	1043	$1,600	$1.53	24d	1	0.68mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	113d	1	0.74mi
18637 James Couzens Fwy Apt 103A Detroit, MI	1.0	1.0	630	$835	$1.33	97d	1	0.76mi
18637 James Couzens Fwy Unit C103 Detroit, MI	1.0	1.0	630	$835	$1.33	139d	1	0.76mi
18637 James Couzens Fwy Unit E102 Detroit, MI	1.0	1.0	630	$835	$1.33	69d	1	0.76mi
19981 Indiana St Detroit, MI	3.0	1.0	1000	$1,350	$1.35	18d	1	0.76mi
18637 James Couzens Fwy Detroit, MI	1.0	1.0	630	$835	$1.33	30d	4	0.77mi
18637 James Couzens Fwy Detroit, MI	1.0	1.0	630	$835	$1.33	34d	1	0.77mi
20469 Steel St Detroit, MI	2.0	1.0	996	$1,200	$1.20	24d	1	0.77mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	113d	1	0.82mi
20495 Mendota St Detroit, MI	3.0	1.5	705	$1,195	$1.70	18d	1	0.82mi
20119 Indiana St Detroit, MI	3.0	1.0	810	$1,423	$1.76	2d	1	0.83mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$950	$1.04	71d	1	0.84mi
20174 Kentucky St Detroit, MI	3.0	1.5	1092	$1,150	$1.05	18d	1	0.84mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	139d	1	0.87mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	139d	1	0.90mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	120d	1	0.92mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,375	$1.36	40d	1	0.94mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,199	$1.14	43d	1	0.99mi
14243 Curtis St Detroit, MI	2.0	1.0	948	$1,200	$1.27	18d	1	1.01mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	113d	1	1.02mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	139d	2	1.05mi
17600 Freeland St Detroit, MI	3.0	1.5	1059	$1,450	$1.37	0d	1	1.09mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	139d	1	1.09mi
20025 Hubbell St Detroit, MI	3.0	1.0	1022	$1,450	$1.42	67d	1	1.11mi
18294 Marlowe St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	76d	1	1.15mi
19928 Santa Barbara Dr Detroit, MI	3.0	1.0	865	$1,250	$1.45	69d	1	1.21mi

Listing history 50 events

1. 2026-09-23
   days on market $59,900 Active 189 DOM
2. 2026-09-22
   days on market $59,900 Active 188 DOM
3. 2026-09-21
   days on market $59,900 Active 187 DOM
4. 2026-09-20
   days on market $59,900 Active 186 DOM
5. 2026-09-19
   days on market $59,900 Active 185 DOM
6. 2026-09-18
   days on market $59,900 Active 184 DOM
7. 2026-09-17
   days on market $59,900 Active 183 DOM
8. 2026-09-16
   days on market $59,900 Active 182 DOM
9. 2026-09-15
   days on market $59,900 Active 181 DOM
10. 2026-09-14
    days on market $59,900 Active 180 DOM
11. 2026-09-13
    days on market $59,900 Active 179 DOM
12. 2026-09-12
    days on market $59,900 Active 178 DOM
13. 2026-09-11
    days on market $59,900 Active 177 DOM
14. 2026-09-05
    days on market $59,900 Active 171 DOM
15. 2026-09-04
    days on market $59,900 Active 170 DOM
16. 2026-09-03
    days on market $59,900 Active 169 DOM
17. 2026-08-31
    days on market $59,900 Active 166 DOM
18. 2026-08-30
    days on market $59,900 Active 165 DOM
19. 2026-08-29
    days on market $59,900 Active 164 DOM
20. 2026-08-28
    days on market $59,900 Active 163 DOM
21. 2026-08-27
    days on market $59,900 Active 162 DOM
22. 2026-08-26
    days on market $59,900 Active 161 DOM
23. 2026-08-25
    days on market $59,900 Active 160 DOM
24. 2026-08-24
    days on market $59,900 Active 159 DOM
25. 2026-08-23
    days on market $59,900 Active 158 DOM
26. 2026-08-22
    days on market $59,900 Active 157 DOM
27. 2026-08-21
    days on market $59,900 Active 156 DOM
28. 2026-08-20
    days on market $59,900 Active 155 DOM
29. 2026-08-19
    days on market $59,900 Active 154 DOM
30. 2026-08-18
    days on market $59,900 Active 153 DOM
31. 2026-08-17
    days on market $59,900 Active 152 DOM
32. 2026-08-16
    days on market $59,900 Active 151 DOM
33. 2026-08-14
    days on market $59,900 Active 149 DOM
34. 2026-08-13
    days on market $59,900 Active 148 DOM
35. 2026-08-12
    days on market $59,900 Active 147 DOM
36. 2026-08-11
    days on market $59,900 Active 146 DOM
37. 2026-08-10
    days on market $59,900 Active 145 DOM
38. 2026-08-09
    days on market $59,900 Active 144 DOM
39. 2026-08-08
    days on market $59,900 Active 143 DOM
40. 2026-08-06
    days on market $59,900 Active 141 DOM
41. 2026-08-05
    days on market $59,900 Active 140 DOM
42. 2026-08-04
    days on market $59,900 Active 139 DOM
43. 2026-08-03
    days on market $59,900 Active 138 DOM
44. 2026-07-31
    days on market $59,900 Active 135 DOM
45. 2026-07-30
    days on market $59,900 Active 134 DOM
46. 2026-07-30
    days on market $59,900 Active 133 DOM
47. 2026-07-28
    days on market $59,900 Active 132 DOM
48. 2026-07-26
    days on market $59,900 Active 130 DOM
49. 2026-07-24
    days on market $59,900 Active 128 DOM
50. 2026-07-23
    listing id $59,900 Active 127 DOM

ⓘ 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: $14,364
• − Mortgage interest: −$3,355
• − Property taxes: −$872
• − Insurance: −$300
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$1,743
• Taxable income: $5,796
• Est. tax owed @ 24.0%: −$1,391
• After-tax cash flow: $5,015/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab Est. rehab $23,375–$42,075 screening

The home requires significant repairs to the roof, exterior siding, and driveway, as well as routine maintenance to the paint. These repairs will significantly increase its value for both resale and rental.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof is visible, with missing shingles and exposed structure.
• Major Windows (windows) — The windows appear to be old and possibly not functioning properly, indicating a need for replacement.
• Major Electrical (electrical) — The electrical panel is not visible, but the overall condition of the house suggests it may be outdated or in need of repair.
• Major Plumbing (plumbing) — The exterior of the house shows signs of water damage, which could indicate plumbing issues that need addressing.
• Major Exterior (exterior) — The siding and exterior walls appear to be in poor condition, with visible rot and damage.

Repairs flagged

• Major roof — The satellite image shows visible damage and missing shingles.
• Major exterior siding — The satellite image shows peeling paint and siding in poor condition.
• Major garage door — The satellite image shows the garage door in poor condition.

Value-add opportunities

• Both repair roof — A repaired roof will improve the home's appearance and increase its value for both resale and rental. ↑
• Both repair exterior siding and paint — A repaired and painted exterior will improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both repair driveway — A repaired driveway will improve the home's curb appeal and increase its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Vernor Elementary School F MI #980/1,397 Nat'l #30,133/41,679 High Mumford High School F MI #481/713 Nat'l #12,478/17,239

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

B Composite livability gradescore 73/100

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

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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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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.