19035 Fielding St · Detroit, MI 48219

$85,000

3 bd · 1.0 ba · 879 sqft · SingleFamily public records · 94 Days on market

Built 1947 3,920 sqft lot $97/sqft · 23% above area Est $69k · 23% 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 +4.5/5.0
• 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

Attention investors and homebuyers. Take a look at this amazing 3 bedroom ranch home. This property has been renovated and is currently rent or move-in ready. If you are looking for a great property in a perfect location this is it! Close to all major freeways and shopping, this area provides all of the amenities you'll need to live, work, and play on Detroit's Westside. Come take a look and let's make a deal!

Key facts

• Ranch home
• Renovated
• Shopping

Tags

• RANCH HOME
• RENOVATED
• CLOSE TO MAJOR FREEWAYS
• SHOPPING
• AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

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 (+8.0%/yr); 308 active listings in the ZIP; 40 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 36% of the median local income ($44k/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 $588 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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: property tax is 2.8% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.55% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.48%
• DSCR: 1.82
• GRM: 5.4

CMA / ARV

• ARV (median comp): $69,202
• List price: $85,000
• Delta: 22.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19145 Fielding St	0.09mi	3/1.5	924 (+5%)	1mo	$98,000	$106	84
18418 Heyden St	0.36mi	2/1.0 (-1)	865 (-2%)	3mo	$17,000	$20	73
18924 Bentler St	0.46mi	3/1.0	920 (+5%)	3mo	$74,900	$81	68
18538 Trinity St	0.31mi	3/1.0	780 (-11%)	2mo	$46,500	$60	66
18925 Bentler St	0.48mi	3/2.0	937 (+7%)	1mo	$79,900	$85	62
18555 Edinborough Rd	0.53mi	3/1.0	950 (+8%)	2mo	$70,000	$74	60
18135 Fielding St	0.47mi	3/1.5	796 (-9%)	3mo	$130,000	$163	58
19734 Westbrook St	0.59mi	3/1.0	950 (+8%)	2mo	$63,500	$67	57
21338 Pembroke Ave	0.70mi	3/1.0	930 (+6%)	1mo	$115,000	$124	57
19971 Patton St	0.64mi	2/1.5 (-1)	901 (+2%)	3mo	$54,000	$60	56
19401 Stout St	0.30mi	2/1.0 (-1)	750 (-15%)	2mo	$28,000	$37	55
19352 Evergreen Rd	0.39mi	2/1.0 (-1)	752 (-14%)	2mo	$75,000	$100	51

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.70×
• Total profit: $16,613
• Equity at exit: $12,674

10-year hold

• IRR: 28.5%
• Equity multiple: 4.22×
• Total profit: $76,559
• Equity at exit: $7,349

Cash invested: $23,800 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 308
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$446
• Tax from tax record: −$195 /mo · $2,338/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $366

Break-even live

Break-even rent $856

Max offer price $85,000

Occupancy floor 67%

Sensitivity live

Price	-10% $415	-5% $391	+0% $366	+5% $342	+10% $318
Rent	-10% $262	-5% $314	+0% $366	+5% $419	+10% $471
Rate	-1.0pp $409	-0.5pp $388	base $366	+0.5pp $344	+1.0pp $322

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	0.24mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	6d	1	0.33mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.36mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	16d	1	0.38mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	25d	1	0.42mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.45mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	25d	1	0.47mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	0.49mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	0.55mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	25d	1	0.59mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.59mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.59mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	0.61mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	0.68mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	0.70mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	0.71mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	17d	1	0.71mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	0.71mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	0.72mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	16d	1	0.72mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	0.78mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	0.78mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	0.89mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	0.89mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.90mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.90mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	0.90mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	12d	1	0.98mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	0.99mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	44d	1	1.01mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	1.02mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	25d	1	1.04mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	44d	1	1.06mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	1.14mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	44d	2	1.18mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	1.21mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	44d	1	1.21mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	17d	1	1.25mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.29mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	1.29mi

Listing history 33 events

1. 2026-06-15
   days on market $85,000 Active 94 DOM
2. 2026-06-13
   days on market $85,000 Active 92 DOM
3. 2026-06-13
   days on market $85,000 Active 91 DOM
4. 2026-06-09
   days on market $85,000 Active 88 DOM
5. 2026-06-08
   days on market $85,000 Active 87 DOM
6. 2026-06-07
   days on market $85,000 Active 86 DOM
7. 2026-06-04
   days on market $85,000 Active 83 DOM
8. 2026-06-03
   days on market $85,000 Active 82 DOM
9. 2026-06-01
   days on market $85,000 Active 80 DOM
10. 2026-05-31
    days on market $85,000 Active 79 DOM
11. 2026-03-13
    listed $85,000 Active 413-char remark

    Show marketing remark (413 chars)

    Attention investors and homebuyers. Take a look at this amazing 3 bedroom ranch home. This property has been renovated and is currently rent or move-in ready. If you are looking for a great property in a perfect location this is it! Close to all major freeways and shopping, this area provides all of the amenities you'll need to live, work, and play on Detroit's Westside. Come take a look and let's make a deal!

12. 2026-03-13
    listed $85,000 Active 413-char remark

    Show marketing remark (413 chars)

    Attention investors and homebuyers. Take a look at this amazing 3 bedroom ranch home. This property has been renovated and is currently rent or move-in ready. If you are looking for a great property in a perfect location this is it! Close to all major freeways and shopping, this area provides all of the amenities you'll need to live, work, and play on Detroit's Westside. Come take a look and let's make a deal!

13. 2025-03-12
    historical $1,300
14. 2025-02-01
    listed $1,300
15. 2024-11-26
    soldstatus $75,000
16. 2024-11-12
    historical $1,200
17. 2024-11-01
    soldstatus $75,000 Sold
18. 2024-11-01
    soldstatus $75,000 Closed
19. 2024-10-08
    status Pending
20. 2024-10-08
    status Pending
21. 2024-09-12
    price $1,200
22. 2024-09-12
    listed $85,000 Active
23. 2024-09-12
    listed $85,000 Active
24. 2024-06-08
    listed $1,235
25. 2024-06-08
    historical $1,235
26. 2024-05-28
    listed $1,235
27. 2023-11-21
    historical
28. 2023-11-21
    historical
29. 2023-11-11
    price $45,900
30. 2023-11-11
    price $45,900
31. 2023-10-24
    listed $49,900 Active
32. 2023-10-24
    listed $49,900 Active
33. 2023-04-27
    soldstatus $52,500

ⓘ 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: $2,338 · $195/mo
• Projected year-2 tax: $2,338 · $195/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 ≥98°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: $15,834
• − Mortgage interest: −$4,761
• − Property taxes: −$2,338
• − Insurance: −$425
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,473
• Taxable income: $3,304
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $3,604/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+61.9% since first listed

23 events — show timeline

• 2026-03-13 Listed $85,000 REALCOMP
• 2026-03-13 Listed $85,000 MiRealSource-MiMLS
• 2025-03-12 Rental Removed $1,300 APPFOLIO
• 2025-02-01 Listed for Rent $1,300 APPFOLIO
• 2024-11-26 Sold (Public Records) $75,000 Public Records
• 2024-11-12 Rental Removed $1,200 REALCOMP
• 2024-11-01 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2024-11-01 Sold (MLS) $75,000 REALCOMP
• 2024-10-08 Pending — MiRealSource-MiMLS
• 2024-10-08 Pending — REALCOMP
• 2024-09-12 Price Changed $1,200 REALCOMP
• 2024-09-12 Listed $85,000 MiRealSource-MiMLS
• 2024-09-12 Listed $85,000 REALCOMP
• 2024-06-08 Listed for Rent $1,235 REALCOMP
• 2024-06-08 Rental Removed $1,235 PROPERTYWARE
• 2024-05-28 Listed for Rent $1,235 PROPERTYWARE
• 2023-11-21 Listing Removed — MiRealSource-MiMLS
• 2023-11-21 Listing Removed — REALCOMP
• 2023-11-11 Price Changed $45,900 MiRealSource-MiMLS
• 2023-11-11 Price Changed $45,900 REALCOMP
• 2023-10-24 Listed $49,900 MiRealSource-MiMLS
• 2023-10-24 Listed $49,900 REALCOMP
• 2023-04-27 Sold (Public Records) $52,500 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,338 · -0.2% YoY. Source: county tax records.