19235 Lamont St · Detroit, MI 48234

$40,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 14 Days on market

Built 1925 4,356 sqft lot Est $43k · 7% 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 +10.8/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome ! This beautifully renovated 2-bedroom, 1-bath offers modern comforts and stylish upgrades throughout. Step inside to discover brand-new flooring, by a fresh coat of paint that brightens every room. Fully renovated kitchen and bathroom. With new plumbing lines and a complete electrical upgrade. This is an investors dream and tenant occupied with on time payment history !!

Key facts

• New plumbing lines
• Fresh coat of paint
• Renovated bathroom

Tags

• RENOVATED KITCHEN
• RENOVATED BATHROOM
• NEW PLUMBING LINES
• COMPLETE ELECTRICAL UPGRADE
• NEW FLOORING
• FRESH COAT OF PAINT

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Aluminum siding and brick exterior
• Exterior features: Lot dimensions approximately 45 x 100; Lot size about 0.1 acre

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling system
• Interior features: Basement present; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 25.9% 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 fast (+6.7%/yr); 226 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 42% 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 21y 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 $18k; list at $40k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.09% ✓
• Cap rate: 25.89%
• Cash-on-cash: 69.97%
• DSCR: 4.11
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $43,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19235 Lamont St	0.00mi	2/1.0	960 (0%)	1mo	$40,000	$42	99
19392 Justine St	0.22mi	3/1.0 (+1)	1,000 (+4%)	3mo	$45,000	$45	75
19451 Conley St	0.21mi	3/1.0 (+1)	900 (-6%)	3mo	$54,000	$60	72
19416 Lamont St	0.16mi	3/1.5 (+1)	1,065 (+11%)	1mo	$9,000	$8	67
19227 Ryan Rd	0.43mi	3/1.0 (+1)	919 (-4%)	1mo	$38,000	$41	67
19608 Buffalo St	0.43mi	3/1.0 (+1)	1,014 (+6%)	1mo	$68,000	$67	65
19672 Justine St	0.33mi	3/1.0 (+1)	1,050 (+9%)	2mo	$47,500	$45	62
19619 Norwood St	0.68mi	3/1.0 (+1)	941 (-2%)	2mo	$30,500	$32	59
19725 Lamont St	0.32mi	3/1.0 (+1)	835 (-13%)	4mo	$10,000	$12	55
19155 Ryan Rd	0.44mi	3/1.0 (+1)	1,068 (+11%)	2mo	$45,000	$42	54
19360 Revere St	0.67mi	3/1.0 (+1)	1,050 (+9%)	2mo	$78,000	$74	46
20012 Binder St	0.67mi	3/1.0 (+1)	871 (-9%)	3mo	$50,500	$58	46

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: 73.9%
• Equity multiple: 4.57×
• Total profit: $39,957
• Equity at exit: $5,964

10-year hold

• IRR: 78.8%
• Equity multiple: 10.80×
• Total profit: $109,794
• Equity at exit: $3,458

Cash invested: $11,200 (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: 226
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$210
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $653

Break-even live

Break-even rent $409

Max offer price $40,000

Occupancy floor 42%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	0.14mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	0.22mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	0.26mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	0.28mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	0.31mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	0.34mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	0.34mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	0.42mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	0.64mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.64mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.65mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.68mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	0.81mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.84mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.95mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	44d	1	0.99mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	1.20mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	1.27mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	1.29mi
3974 Berkshire Ave Warren, MI	1.0	1.0	900	$1,500	$1.67	3d	1	1.29mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	1.30mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.34mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	44d	1	1.34mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	5d	1	1.37mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	1.43mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	1.47mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.49mi

Listing history 42 events

1. 2026-05-22
   status Pending

   Show marketing remark (382 chars)

   Welcome ! This beautifully renovated 2-bedroom, 1-bath offers modern comforts and stylish upgrades throughout. Step inside to discover brand-new flooring, by a fresh coat of paint that brightens every room. Fully renovated kitchen and bathroom. With new plumbing lines and a complete electrical upgrade. This is an investors dream and tenant occupied with on time payment history !!

2. 2026-05-22
   status Pending 382-char remark

   Show marketing remark (382 chars)

   Welcome ! This beautifully renovated 2-bedroom, 1-bath offers modern comforts and stylish upgrades throughout. Step inside to discover brand-new flooring, by a fresh coat of paint that brightens every room. Fully renovated kitchen and bathroom. With new plumbing lines and a complete electrical upgrade. This is an investors dream and tenant occupied with on time payment history !!

3. 2026-05-12
   historical Active Under Contract

   Show marketing remark (382 chars)

   Welcome ! This beautifully renovated 2-bedroom, 1-bath offers modern comforts and stylish upgrades throughout. Step inside to discover brand-new flooring, by a fresh coat of paint that brightens every room. Fully renovated kitchen and bathroom. With new plumbing lines and a complete electrical upgrade. This is an investors dream and tenant occupied with on time payment history !!

4. 2026-05-12
   historical Accepting Backup Offers 382-char remark

   Show marketing remark (382 chars)

   Welcome ! This beautifully renovated 2-bedroom, 1-bath offers modern comforts and stylish upgrades throughout. Step inside to discover brand-new flooring, by a fresh coat of paint that brightens every room. Fully renovated kitchen and bathroom. With new plumbing lines and a complete electrical upgrade. This is an investors dream and tenant occupied with on time payment history !!

5. 2026-05-08
   listed $40,000 Active

   Show marketing remark (382 chars)

   Welcome ! This beautifully renovated 2-bedroom, 1-bath offers modern comforts and stylish upgrades throughout. Step inside to discover brand-new flooring, by a fresh coat of paint that brightens every room. Fully renovated kitchen and bathroom. With new plumbing lines and a complete electrical upgrade. This is an investors dream and tenant occupied with on time payment history !!

6. 2026-05-08
   listed $40,000 Active 382-char remark

   Show marketing remark (382 chars)

   Welcome ! This beautifully renovated 2-bedroom, 1-bath offers modern comforts and stylish upgrades throughout. Step inside to discover brand-new flooring, by a fresh coat of paint that brightens every room. Fully renovated kitchen and bathroom. With new plumbing lines and a complete electrical upgrade. This is an investors dream and tenant occupied with on time payment history !!

7. 2026-03-30
   status Active
8. 2026-03-30
   status Back on Market
9. 2026-03-30
   historical
10. 2026-02-16
    status Pending
11. 2026-02-16
    status Pending
12. 2026-02-16
    historical
13. 2026-01-21
    price $40,000
14. 2026-01-20
    price $40,000
15. 2026-01-20
    listed $69,900 Active
16. 2026-01-20
    listed $69,900 Active
17. 2026-01-13
    historical
18. 2026-01-13
    historical
19. 2026-01-09
    status Active
20. 2026-01-09
    status Active
21. 2026-01-09
    historical
22. 2026-01-09
    historical
23. 2025-10-08
    listed $69,900 Active
24. 2025-10-08
    listed $69,900 Active
25. 2025-03-02
    historical $1,000
26. 2025-02-18
    listed $1,000
27. 2025-02-01
    historical
28. 2025-02-01
    historical
29. 2024-12-18
    price $73,900
30. 2024-12-17
    price $73,900
31. 2024-10-16
    listed $79,900 Active
32. 2024-10-16
    listed $79,900 Active
33. 2005-10-17
    soldstatus $17,500
34. 2005-08-08
    listed $17,500
35. 2005-08-08
    historical
36. 2005-07-26
    listed $22,900
37. 2005-07-23
    historical
38. 2005-06-27
    listed $24,900
39. 2005-06-23
    historical
40. 2005-05-24
    listed $25,900
41. 2005-05-15
    historical
42. 2005-01-20
    listed $27,900

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,156 · $96/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 6/10 Major FEMA zone X (unshaded) · 68% 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: $14,823
• − Mortgage interest: −$2,241
• − Property taxes: −$1,156
• − Insurance: −$200
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$1,164
• Taxable income: $7,691
• Est. tax owed @ 24.0%: −$1,846
• After-tax cash flow: $5,991/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

+43.4% since first listed

42 events — show timeline

• 2026-05-22 Pending — REALCOMP
• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-12 Contingent — REALCOMP
• 2026-05-12 Contingent — MiRealSource-MiMLS
• 2026-05-08 Listed $40,000 MiRealSource-MiMLS
• 2026-05-08 Listed $40,000 REALCOMP
• 2026-03-30 Relisted — REALCOMP
• 2026-03-30 Relisted — MiRealSource-MiMLS
• 2026-03-30 Listing Removed — MiRealSource-MiMLS
• 2026-02-16 Pending — REALCOMP
• 2026-02-16 Pending — MiRealSource-MiMLS
• 2026-02-16 Listing Removed — REALCOMP
• 2026-01-21 Price Changed $40,000 MiRealSource-MiMLS
• 2026-01-20 Price Changed $40,000 REALCOMP
• 2026-01-20 Listed $69,900 REALCOMP
• 2026-01-20 Listed $69,900 MiRealSource-MiMLS
• 2026-01-13 Listing Removed — REALCOMP
• 2026-01-13 Listing Removed — MiRealSource-MiMLS
• 2026-01-09 Relisted — REALCOMP
• 2026-01-09 Relisted — MiRealSource-MiMLS
• 2026-01-09 Listing Removed — REALCOMP
• 2026-01-09 Listing Removed — MiRealSource-MiMLS
• 2025-10-08 Listed $69,900 REALCOMP
• 2025-10-08 Listed $69,900 MiRealSource-MiMLS
• 2025-03-02 Rental Removed $1,000 TURBOTENANT
• 2025-02-18 Listed for Rent $1,000 TURBOTENANT
• 2025-02-01 Listing Removed — MiRealSource-MiMLS
• 2025-02-01 Listing Removed — REALCOMP
• 2024-12-18 Price Changed $73,900 MiRealSource-MiMLS
• 2024-12-17 Price Changed $73,900 REALCOMP
• 2024-10-16 Listed $79,900 MiRealSource-MiMLS
• 2024-10-16 Listed $79,900 REALCOMP
• 2005-10-17 Sold (MLS) $17,500 REALCOMP
• 2005-08-08 Listing Removed — REALCOMP
• 2005-08-08 Listed $17,500 REALCOMP
• 2005-07-26 Listed $22,900 REALCOMP
• 2005-07-23 Listing Removed — REALCOMP
• 2005-06-27 Listed $24,900 REALCOMP
• 2005-06-23 Listing Removed — REALCOMP
• 2005-05-24 Listed $25,900 REALCOMP
• 2005-05-15 Listing Removed — REALCOMP
• 2005-01-20 Listed $27,900 REALCOMP

Property tax history

+0.1%/yr

Latest (2025): $1,156 · -8.7% YoY. Source: county tax records.