19762 Avon Ave · Detroit, MI 48219

$68,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 62 Days on market

Built 1948 6,098 sqft lot $66/sqft · 7% below area Est $78k · 13% 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 +13.2/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Great invest property, just needs a lil tlc to make it home or a good rental income property. BATVAI

Key facts

• 6,098 sq ft lot
• Built 1948
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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 (+8.0%/yr); 305 active listings in the ZIP; 40 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 38% 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 $470 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 + 8.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts 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 $68k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.02% ✓
• Cap rate: 17.11%
• Cash-on-cash: 38.63%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $77,849
• List price: $68,000
• Delta: -12.65%
• 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
19455 Avon Ave	0.14mi	3/1.0	1,023 (-1%)	2mo	$72,000	$70	89
19749 Huntington Rd	0.38mi	3/1.5	1,093 (+6%)	0mo	$169,999	$156	71
18801 Margareta St	0.68mi	3/1.0	1,045 (+1%)	3mo	$60,000	$57	64
19338 Fenmore St	0.49mi	3/1.0	1,120 (+8%)	1mo	$116,000	$104	63
19352 Margareta St	0.71mi	3/1.0	1,060 (+2%)	3mo	$105,000	$99	61
19365 Fenmore St	0.45mi	3/1.0	912 (-12%)	1mo	$94,900	$104	58
18926 Ashton Ave	0.65mi	3/1.0	1,095 (+6%)	3mo	$125,000	$114	58
20004 Southfield Fwy	0.43mi	2/1.0 (-1)	929 (-10%)	1mo	$20,000	$22	57
19900 Southfield Rd	0.39mi	3/1.0	898 (-13%)	4mo	$110,000	$122	56
18631 Margareta St	0.68mi	3/1.0	950 (-8%)	0mo	$62,000	$65	54
20534 Grandville Ave	0.57mi	3/1.5	1,155 (+12%)	3mo	$213,500	$185	50
20245 Archdale St	0.59mi	3/1.0	890 (-14%)	4mo	$53,000	$60	45

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: 40.4%
• Equity multiple: 2.86×
• Total profit: $35,321
• Equity at exit: $10,139

10-year hold

• IRR: 49.1%
• Equity multiple: 7.00×
• Total profit: $114,236
• Equity at exit: $5,879

Cash invested: $19,040 (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: 305
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$357
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $613

Break-even live

Break-even rent $601

Max offer price $68,000

Occupancy floor 50%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	0.12mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.21mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	0.26mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	0.30mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	0.32mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	0.37mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	0.42mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	0.43mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	0.45mi
20200 Ashton Ave Detroit, MI	3.0	1.0	1200	$1,200	$1.00	17d	1	0.46mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	0.50mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.50mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	44d	1	0.53mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	0.58mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	17d	1	0.58mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	0.62mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.64mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	2d	1	0.65mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	0.68mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	0.75mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	0.75mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	0.76mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	0.82mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	0.83mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	24d	1	0.84mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.91mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	5d	1	0.98mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	0.98mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	1.01mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	17d	1	1.02mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	1.02mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	17d	1	1.04mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.04mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	1.09mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.12mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	1.14mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	1.14mi
20284 Melrose St Southfield, MI	3.0	1.0	1200	$1,550	$1.29	44d	1	1.19mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	1.19mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	1.21mi

Listing history 29 events

1. 2026-06-10
   status $68,000 Pending 62 DOM
2. 2026-06-09
   days on market $68,000 Active 62 DOM
3. 2026-06-08
   days on market $68,000 Active 61 DOM
4. 2026-06-07
   days on market $68,000 Active 60 DOM
5. 2026-06-04
   days on market $68,000 Active 57 DOM
6. 2026-06-03
   days on market $68,000 Active 56 DOM
7. 2026-06-02
   days on market $68,000 Active 55 DOM
8. 2026-06-01
   days on market $68,000 Active 54 DOM
9. 2026-05-31
   days on market $68,000 Active 53 DOM
10. 2026-04-24
    status Active 100-char remark

    Show marketing remark (100 chars)

    Great invest property, just needs a lil tlc to make it home or a good rental income property. BATVAI

11. 2026-04-24
    status Active 100-char remark

    Show marketing remark (100 chars)

    Great invest property, just needs a lil tlc to make it home or a good rental income property. BATVAI

12. 2026-04-11
    status Pending 100-char remark

    Show marketing remark (100 chars)

    Great invest property, just needs a lil tlc to make it home or a good rental income property. BATVAI

13. 2026-04-11
    status Pending 100-char remark

    Show marketing remark (100 chars)

    Great invest property, just needs a lil tlc to make it home or a good rental income property. BATVAI

14. 2026-04-09
    status Active 100-char remark

    Show marketing remark (100 chars)

    Great invest property, just needs a lil tlc to make it home or a good rental income property. BATVAI

15. 2026-04-08
    historical 100-char remark

    Show marketing remark (100 chars)

    Great invest property, just needs a lil tlc to make it home or a good rental income property. BATVAI

16. 2026-03-25
    listed $68,000 Active 100-char remark

    Show marketing remark (100 chars)

    Great invest property, just needs a lil tlc to make it home or a good rental income property. BATVAI

17. 2026-03-25
    listed $68,000 Active 100-char remark

    Show marketing remark (100 chars)

    Great invest property, just needs a lil tlc to make it home or a good rental income property. BATVAI

18. 2026-02-13
    historical
19. 2026-02-13
    historical
20. 2025-08-26
    price $55,000
21. 2025-08-25
    price $55,000
22. 2025-08-14
    price $60,000
23. 2025-08-13
    price $60,000
24. 2025-08-12
    listed $50,000 Active
25. 2025-08-12
    listed $50,000 Active
26. 1996-04-25
    soldstatus $18,000
27. 1995-04-10
    soldstatus $18,000
28. 1994-11-14
    soldstatus $17,842
29. 1994-06-16
    soldstatus $18,070

ⓘ 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: $1,074 · $90/mo
• Projected year-2 tax: $1,074 · $90/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 2/10 Low 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: $16,518
• − Mortgage interest: −$3,809
• − Property taxes: −$1,074
• − Insurance: −$340
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$1,978
• Taxable income: $6,674
• Est. tax owed @ 24.0%: −$1,602
• After-tax cash flow: $5,754/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

+276.3% since first listed

20 events — show timeline

• 2026-04-24 Relisted — MiRealSource-MiMLS
• 2026-04-24 Relisted — REALCOMP
• 2026-04-11 Pending — MiRealSource-MiMLS
• 2026-04-11 Pending — REALCOMP
• 2026-04-09 Relisted — REALCOMP
• 2026-04-08 Listing Removed — REALCOMP
• 2026-03-25 Listed $68,000 REALCOMP
• 2026-03-25 Listed $68,000 MiRealSource-MiMLS
• 2026-02-13 Listing Removed — REALCOMP
• 2026-02-13 Listing Removed — MiRealSource-MiMLS
• 2025-08-26 Price Changed $55,000 MiRealSource-MiMLS
• 2025-08-25 Price Changed $55,000 REALCOMP
• 2025-08-14 Price Changed $60,000 MiRealSource-MiMLS
• 2025-08-13 Price Changed $60,000 REALCOMP
• 2025-08-12 Listed $50,000 REALCOMP
• 2025-08-12 Listed $50,000 MiRealSource-MiMLS
• 1996-04-25 Sold (Public Records) $18,000 Public Records
• 1995-04-10 Sold (Public Records) $18,000 Public Records
• 1994-11-14 Sold (Public Records) $17,842 Public Records
• 1994-06-16 Sold (Public Records) $18,070 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,074 · +1.6% YoY. Source: county tax records.