19397 Andover St · Detroit, MI 48203

$15,000

3 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 38 Days on market

Built 1923 3,049 sqft lot $14/sqft · 61% below area ↓ 40% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant-occupied investment opportunity featuring a long-term tenant currently paying $1000/month. Property is occupied - accepted offer required prior to interior access or showings. Excellent opportunity for investors seeking immediate cash flow with additional upside potential through future rent adjustments. Previously rented for $1,000/month, this property will be delivered vacant at closing, offering flexibility for both investors and owner-occupants. Flexible land contract terms available. Ask about additional investment properties available from the same owner. Seller is offering a 3-property portfolio, including professionally managed, income-producing homes with established tenants. Package pricing or portfolio discounts may be available. Seller is related to the agent. Lease agreement and rent ledgers available upon request.

Key facts

• 3,049 sq ft lot
• Built 1923
• Listed 38 days

Property features AI

Finance

• Other: Lot dimensions approximately 30 x 100 (0.07 acres); Subdivision: LINDALE GARDENS; Directions: N of 7 Mile / W of Chrysler and E of John

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Aluminum and wood siding
• Construction: Block foundation
• Exterior features: Exterior lighting; Covered porch; Porch; Back yard fencing; Asphalt roof; Paved road access

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Gas water heater; Unfinished basement; Basement present
• Laundry & utility: Washer hookup; Gas dryer hookup

🏷️ Possibly a rental listed for sale. The $15,000 price doesn't fit this home's estimated sale value (~$49,833) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $964 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 83.4% 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: 216 active listings in the ZIP; 37 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 42% of the median local income ($38k/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 $104 of loan paydown is wiped out by about $450 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 + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $13k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 9.01% ✓
• Cap rate: 83.40%
• Cash-on-cash: 275.40%
• DSCR: 13.25
• GRM: 0.9

CMA / ARV

• ARV (median comp): $49,833
• List price: $15,000
• Delta: -69.90%
• 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
19403 Andover St	0.01mi	3/1.0	1,009 (-3%)	6mo	$25,000	$25	90
19640 Yacama Rd	0.18mi	3/1.0	1,156 (+11%)	1mo	$15,000	$13	72
20031 Hawthorne St	0.49mi	4/2.0 (+1)	1,040 (+0%)	8mo	$121,000	$116	61
19711 Greeley St	0.61mi	3/1.0	1,125 (+8%)	4mo	$75,000	$67	54
400 Annin St	0.41mi	3/1.0	1,187 (+14%)	5mo	$59,000	$50	53
20529 Coventry St	0.71mi	2/1.5 (-1)	1,019 (-2%)	5mo	$75,900	$74	53
19163 Orleans St	0.73mi	2/1.0 (-1)	1,080 (+4%)	2mo	$32,500	$30	52
20529 Irvington St	0.70mi	3/1.0	946 (-9%)	3mo	$50,000	$53	50
19710 Greeley St	0.64mi	3/1.5	1,143 (+10%)	3mo	$80,000	$70	49
19145 Riopelle St	0.68mi	3/2.0	1,152 (+11%)	2mo	$80,000	$69	44
709 E Margaret St	0.70mi	3/1.5	913 (-12%)	6mo	$15,000	$16	40
20172 Russell St	0.66mi	4/1.0 (+1)	1,161 (+12%)	7mo	$125,000	$108	38

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: —
• Equity multiple: 15.04×
• Total profit: $58,981
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 32.07×
• Total profit: $130,493
• Equity at exit: $1,297

Cash invested: $4,200 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $964

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 24%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.19mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	0.60mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	0.61mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	43d	1	0.71mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	0.87mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	0.88mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	24d	1	0.90mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	0.94mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	21d	1	0.96mi
1291 W State Fair Ave Detroit, MI	1.0–2.0	1.0	700	$950	$1.36	12d	2	0.99mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	1.00mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	1.05mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	24d	1	1.12mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	1.12mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	1.13mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	21d	1	1.20mi
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	17d	1	1.22mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	1.27mi
730 Whitmore Rd Detroit, MI	1.0–2.0	1.0	850	$850	$1.00	43d	3	1.29mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	16d	1	1.29mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	1.30mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	17d	1	1.30mi
885 Covington Dr Unit 201 Highland Park, MI	2.0	2.0	1350	$1,695	$1.26	43d	1	1.31mi
1031 Covington Dr Unit 1061 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	43d	1	1.32mi
1029 Covington Dr Unit 1029 Detroit, MI	2.0	1.0	1200	$1,495	$1.25	43d	1	1.32mi
90 W Meyers Ave Hazel Park, MI	2.0	1.0	831	$1,800	$2.17	24d	1	1.33mi
17666 Manderson Rd Unit 17666 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	43d	1	1.33mi
17670 Manderson Rd Unit 17670 Detroit, MI	2.0	1.0	1199	$1,595	$1.33	43d	1	1.33mi
17765 Manderson Rd Unit 8 Highland Park, MI	2.0	1.0	1000	$1,215	$1.22	1d	1	1.33mi
17765 Manderson Rd Unit 14 Highland Park, MI	2.0	1.0	1000	$1,175	$1.18	43d	1	1.33mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	18d	1	1.38mi
790 Jewell St Ferndale, MI	2.0	1.0	800	$1,445	$1.81	24d	1	1.40mi
17449 Manderson Rd Unit 1 Detroit, MI	2.0	1.0	750	$1,150	$1.53	24d	1	1.43mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	1.45mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	1.46mi
941 Merton Rd Highland Park, MI	2.0	1.0	850	$1,000	$1.18	43d	1	1.46mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	21d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $15,000 Active 38 DOM
2. 2026-06-17
   days on market $15,000 Active 37 DOM
3. 2026-06-16
   price $15,000 Active 35 DOM

   Show marketing remark (848 chars)

   Tenant-occupied investment opportunity featuring a long-term tenant currently paying $1000/month. Property is occupied - accepted offer required prior to interior access or showings. Excellent opportunity for investors seeking immediate cash flow with additional upside potential through future rent adjustments. Previously rented for $1,000/month, this property will be delivered vacant at closing, offering flexibility for both investors and owner-occupants. Flexible land contract terms available. Ask about additional investment properties available from the same owner. Seller is offering a 3-property portfolio, including professionally managed, income-producing homes with established tenants. Package pricing or portfolio discounts may be available. Seller is related to the agent. Lease agreement and rent ledgers available upon request.

4. 2026-06-15
   days on market $20,000 Active 35 DOM
5. 2026-06-13
   days on market $20,000 Active 33 DOM
6. 2026-06-13
   days on market $20,000 Active 32 DOM
7. 2026-06-09
   days on market $20,000 Active 29 DOM
8. 2026-06-08
   days on market $20,000 Active 28 DOM
9. 2026-06-07
   days on market $20,000 Active 27 DOM
10. 2026-06-04
    days on market $20,000 Active 24 DOM
11. 2026-06-03
    days on market $20,000 Active 23 DOM
12. 2026-06-02
    days on market $20,000 Active 22 DOM
13. 2026-06-01
    days on market $20,000 Active 21 DOM
14. 2026-05-31
    days on market $20,000 Active 20 DOM
15. 2026-05-18
    price $20,000 660-char remark

    Show marketing remark (848 chars)

    Tenant-occupied investment opportunity featuring a long-term tenant currently paying $1000/month. Property is occupied - accepted offer required prior to interior access or showings. Excellent opportunity for investors seeking immediate cash flow with additional upside potential through future rent adjustments. Previously rented for $1,000/month, this property will be delivered vacant at closing, offering flexibility for both investors and owner-occupants. Flexible land contract terms available. Ask about additional investment properties available from the same owner. Seller is offering a 3-property portfolio, including professionally managed, income-producing homes with established tenants. Package pricing or portfolio discounts may be available. Seller is related to the agent. Lease agreement and rent ledgers available upon request.

16. 2026-05-18
    price $20,000 664-char remark

    Show marketing remark (848 chars)

    Tenant-occupied investment opportunity featuring a long-term tenant currently paying $1000/month. Property is occupied - accepted offer required prior to interior access or showings. Excellent opportunity for investors seeking immediate cash flow with additional upside potential through future rent adjustments. Previously rented for $1,000/month, this property will be delivered vacant at closing, offering flexibility for both investors and owner-occupants. Flexible land contract terms available. Ask about additional investment properties available from the same owner. Seller is offering a 3-property portfolio, including professionally managed, income-producing homes with established tenants. Package pricing or portfolio discounts may be available. Seller is related to the agent. Lease agreement and rent ledgers available upon request.

17. 2026-05-11
    listed $28,000 Active 664-char remark

    Show marketing remark (848 chars)

    Tenant-occupied investment opportunity featuring a long-term tenant currently paying $1000/month. Property is occupied - accepted offer required prior to interior access or showings. Excellent opportunity for investors seeking immediate cash flow with additional upside potential through future rent adjustments. Previously rented for $1,000/month, this property will be delivered vacant at closing, offering flexibility for both investors and owner-occupants. Flexible land contract terms available. Ask about additional investment properties available from the same owner. Seller is offering a 3-property portfolio, including professionally managed, income-producing homes with established tenants. Package pricing or portfolio discounts may be available. Seller is related to the agent. Lease agreement and rent ledgers available upon request.

18. 2026-05-11
    listed $28,000 Active 660-char remark

    Show marketing remark (848 chars)

    Tenant-occupied investment opportunity featuring a long-term tenant currently paying $1000/month. Property is occupied - accepted offer required prior to interior access or showings. Excellent opportunity for investors seeking immediate cash flow with additional upside potential through future rent adjustments. Previously rented for $1,000/month, this property will be delivered vacant at closing, offering flexibility for both investors and owner-occupants. Flexible land contract terms available. Ask about additional investment properties available from the same owner. Seller is offering a 3-property portfolio, including professionally managed, income-producing homes with established tenants. Package pricing or portfolio discounts may be available. Seller is related to the agent. Lease agreement and rent ledgers available upon request.

19. 2023-03-24
    status Pending
20. 2023-03-24
    status Pending
21. 2023-03-24
    historical
22. 2023-03-24
    historical
23. 2023-02-22
    listed $20,000 Active
24. 2023-02-21
    listed $20,000 Active
25. 2023-02-06
    historical
26. 2023-02-06
    historical
27. 2023-02-01
    price $17,500
28. 2023-01-31
    price $17,500
29. 2023-01-26
    listed $25,000 Active
30. 2023-01-25
    listed $25,000 Active

ⓘ 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 ≥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: $16,216
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$436
• Taxable income: $12,045
• Est. tax owed @ 24.0%: −$2,891
• After-tax cash flow: $8,676/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): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

-40.0% since first listed

18 events — show timeline

• 2026-06-16 Price Changed $15,000 MiRealSource-MiMLS
• 2026-06-15 Price Changed $15,000 REALCOMP
• 2026-05-18 Price Changed $20,000 MiRealSource-MiMLS
• 2026-05-18 Price Changed $20,000 REALCOMP
• 2026-05-11 Listed $28,000 REALCOMP
• 2026-05-11 Listed $28,000 MiRealSource-MiMLS
• 2023-03-24 Pending — MiRealSource-MiMLS
• 2023-03-24 Pending — REALCOMP
• 2023-03-24 Listing Removed — MiRealSource-MiMLS
• 2023-03-24 Listing Removed — REALCOMP
• 2023-02-22 Listed $20,000 REALCOMP
• 2023-02-21 Listed $20,000 MiRealSource-MiMLS
• 2023-02-06 Listing Removed — MiRealSource-MiMLS
• 2023-02-06 Listing Removed — REALCOMP
• 2023-02-01 Price Changed $17,500 MiRealSource-MiMLS
• 2023-01-31 Price Changed $17,500 REALCOMP
• 2023-01-26 Listed $25,000 REALCOMP
• 2023-01-25 Listed $25,000 MiRealSource-MiMLS

Property tax history

+5.4%/yr

Latest (2025): $2,159 · +100.5% YoY. Source: county tax records.