18935 Huntington Rd · Detroit, MI 48219

$60,000

3 bd · 1.0 ba · 731 sqft · SingleFamily public records · 374 Days on market

Built 1941 4,356 sqft lot $82/sqft · at area comps Est $61k · at est.

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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 +8.6/15.0
• 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

Investment opportunity on Detroit's West Side. 3 BR bungalow with detached 2 car garage. Good candidate for a flip or fix up and rent. Vinyl windows. Full basement. Some rehab needed. Cash or DSCR buyers only

Key facts

• Vinyl windows
• Full basement
• 4,356 sq ft lot

Tags

• DETACHED 2 CAR GARAGE
• FULL BASEMENT
• VINYL WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/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 13.3% 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; 11 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 32% 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 $415 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 374 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 31y ago; this cycle's ask has dropped $14k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 374 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 1.92% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.18%
• DSCR: 2.12
• GRM: 4.3

CMA / ARV

• ARV (median comp): $61,482
• List price: $60,000
• Delta: -2.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18659 Shaftsbury Ave	0.13mi	3/1.0	763 (+4%)	10mo	$70,000	$92	79
18723 Warwick St	0.19mi	2/1.0 (-1)	700 (-4%)	8mo	$54,500	$78	73
19352 Evergreen Rd	0.41mi	2/1.0 (-1)	752 (+3%)	2mo	$75,000	$100	70
19177 Stahelin Ave	0.36mi	3/1.0	816 (+12%)	5mo	$60,000	$74	60
19401 Stout St	0.63mi	2/1.0 (-1)	750 (+3%)	2mo	$28,000	$37	60
18682 Avon Ave	0.38mi	2/1.0 (-1)	790 (+8%)	8mo	$67,500	$85	57
19352 Avon St	0.50mi	2/1.5 (-1)	752 (+3%)	10mo	$70,000	$93	56
19363 Plainview Ave	0.41mi	3/1.0	823 (+13%)	5mo	$55,000	$67	56
17706 Stahelin Ave	0.53mi	3/1.0	818 (+12%)	0mo	$106,000	$130	55
18135 Fielding St	0.67mi	3/1.5	796 (+9%)	3mo	$130,000	$163	50
18724 Greenview Ave	0.44mi	3/1.0	839 (+15%)	7mo	$50,000	$60	49
18416 Curtis St	0.63mi	3/1.0	820 (+12%)	5mo	$72,500	$88	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.13×
• Total profit: $18,934
• Equity at exit: $8,946

10-year hold

• IRR: 36.5%
• Equity multiple: 5.38×
• Total profit: $73,592
• Equity at exit: $5,188

Cash invested: $16,800 (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: 305
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,154 high
• Mortgage (P&I): −$315
• Tax from tax record: −$220 /mo · $2,637/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $352

Break-even live

Break-even rent $708

Max offer price $60,000

Occupancy floor 64%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	0.37mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	0.57mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	0.95mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	43d	1	1.03mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.11mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	1.20mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	1.20mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	43d	1	1.20mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	1.21mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	12d	1	1.22mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	1.37mi

Listing history 50 events

1. 2026-06-18
   days on market $60,000 Active 374 DOM
2. 2026-06-17
   days on market $60,000 Active 373 DOM
3. 2026-06-15
   days on market $60,000 Active 371 DOM
4. 2026-06-13
   days on market $60,000 Active 369 DOM
5. 2026-06-13
   days on market $60,000 Active 368 DOM
6. 2026-06-09
   days on market $60,000 Active 365 DOM
7. 2026-06-08
   days on market $60,000 Active 364 DOM
8. 2026-06-07
   days on market $60,000 Active 363 DOM
9. 2026-06-04
   days on market $60,000 Active 360 DOM
10. 2026-06-03
    days on market $60,000 Active 359 DOM
11. 2026-06-01
    days on market $60,000 Active 357 DOM
12. 2026-05-31
    days on market $60,000 Active 356 DOM
13. 2026-05-08
    price $60,000 208-char remark

    Show marketing remark (208 chars)

    Investment opportunity on Detroit's West Side. 3 BR bungalow with detached 2 car garage. Good candidate for a flip or fix up and rent. Vinyl windows. Full basement. Some rehab needed. Cash or DSCR buyers only

14. 2026-05-08
    price $60,000 208-char remark

    Show marketing remark (208 chars)

    Investment opportunity on Detroit's West Side. 3 BR bungalow with detached 2 car garage. Good candidate for a flip or fix up and rent. Vinyl windows. Full basement. Some rehab needed. Cash or DSCR buyers only

15. 2025-12-31
    status Active 208-char remark

    Show marketing remark (208 chars)

    Investment opportunity on Detroit's West Side. 3 BR bungalow with detached 2 car garage. Good candidate for a flip or fix up and rent. Vinyl windows. Full basement. Some rehab needed. Cash or DSCR buyers only

16. 2025-12-31
    status Active 208-char remark

    Show marketing remark (208 chars)

    Investment opportunity on Detroit's West Side. 3 BR bungalow with detached 2 car garage. Good candidate for a flip or fix up and rent. Vinyl windows. Full basement. Some rehab needed. Cash or DSCR buyers only

17. 2025-12-05
    historical Active Under Contract 208-char remark

    Show marketing remark (208 chars)

    Investment opportunity on Detroit's West Side. 3 BR bungalow with detached 2 car garage. Good candidate for a flip or fix up and rent. Vinyl windows. Full basement. Some rehab needed. Cash or DSCR buyers only

18. 2025-12-05
    historical Accepting Backup Offers 208-char remark

    Show marketing remark (208 chars)

    Investment opportunity on Detroit's West Side. 3 BR bungalow with detached 2 car garage. Good candidate for a flip or fix up and rent. Vinyl windows. Full basement. Some rehab needed. Cash or DSCR buyers only

19. 2025-07-31
    price $65,000 208-char remark

    Show marketing remark (208 chars)

    Investment opportunity on Detroit's West Side. 3 BR bungalow with detached 2 car garage. Good candidate for a flip or fix up and rent. Vinyl windows. Full basement. Some rehab needed. Cash or DSCR buyers only

20. 2025-07-31
    price $65,000 208-char remark

    Show marketing remark (208 chars)

    Investment opportunity on Detroit's West Side. 3 BR bungalow with detached 2 car garage. Good candidate for a flip or fix up and rent. Vinyl windows. Full basement. Some rehab needed. Cash or DSCR buyers only

21. 2025-06-09
    listed $74,000 Active 208-char remark

    Show marketing remark (208 chars)

    Investment opportunity on Detroit's West Side. 3 BR bungalow with detached 2 car garage. Good candidate for a flip or fix up and rent. Vinyl windows. Full basement. Some rehab needed. Cash or DSCR buyers only

22. 2025-06-09
    listed $74,000 Active 208-char remark

    Show marketing remark (208 chars)

    Investment opportunity on Detroit's West Side. 3 BR bungalow with detached 2 car garage. Good candidate for a flip or fix up and rent. Vinyl windows. Full basement. Some rehab needed. Cash or DSCR buyers only

23. 2023-03-29
    soldstatus $79,000
24. 2020-12-22
    soldstatus $62,000
25. 2020-11-19
    status Pending
26. 2020-11-18
    soldstatus $33,000 Closed
27. 2020-11-18
    soldstatus $33,000
28. 2020-10-19
    historical Accepting Backup Offers
29. 2020-10-02
    price $38,000
30. 2020-08-26
    listed $39,900 Active
31. 2020-08-26
    listed $38,000
32. 2019-06-18
    historical
33. 2019-06-18
    historical
34. 2019-05-22
    price $39,900
35. 2019-05-21
    price $39,900
36. 2019-04-18
    listed $44,900 Active
37. 2019-04-18
    listed $44,900 Active
38. 2012-04-13
    historical
39. 2012-04-13
    historical
40. 2011-09-13
    listed $27,000
41. 2011-09-13
    listed $27,000
42. 2010-05-24
    soldstatus $11,000
43. 2010-04-29
    listed $11,500
44. 2009-06-11
    soldstatus $98,000
45. 2003-05-28
    soldstatus $42,000
46. 2003-05-28
    soldstatus $42,000
47. 2003-05-15
    historical
48. 2003-04-16
    historical
49. 2003-03-20
    listed $48,900
50. 2003-03-12
    listed $48,900

ⓘ 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: $2,637 · $220/mo
• Projected year-2 tax: $2,637 · $220/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: $13,852
• − Mortgage interest: −$3,361
• − Property taxes: −$2,637
• − Insurance: −$300
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$1,745
• Taxable income: $3,592
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,368/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

+60.0% since first listed

42 events — show timeline

• 2026-05-08 Price Changed $60,000 MiRealSource-MiMLS
• 2026-05-08 Price Changed $60,000 REALCOMP
• 2025-12-31 Relisted — MiRealSource-MiMLS
• 2025-12-31 Relisted — REALCOMP
• 2025-12-05 Contingent — REALCOMP
• 2025-12-05 Contingent — MiRealSource-MiMLS
• 2025-07-31 Price Changed $65,000 MiRealSource-MiMLS
• 2025-07-31 Price Changed $65,000 REALCOMP
• 2025-06-09 Listed $74,000 REALCOMP
• 2025-06-09 Listed $74,000 MiRealSource-MiMLS
• 2023-03-29 Sold (Public Records) $79,000 Public Records
• 2020-12-22 Sold (Public Records) $62,000 Public Records
• 2020-11-19 Pending — MiRealSource-MiMLS
• 2020-11-18 Sold (MLS) $33,000 REALCOMP
• 2020-11-18 Sold (MLS) $33,000 MiRealSource-MiMLS
• 2020-10-19 Contingent — MiRealSource-MiMLS
• 2020-10-02 Price Changed $38,000 MiRealSource-MiMLS
• 2020-08-26 Listed $38,000 REALCOMP
• 2020-08-26 Listed $39,900 MiRealSource-MiMLS
• 2019-06-18 Listing Removed — REALCOMP
• 2019-06-18 Listing Removed — MiRealSource-MiMLS
• 2019-05-22 Price Changed $39,900 MiRealSource-MiMLS
• 2019-05-21 Price Changed $39,900 REALCOMP
• 2019-04-18 Listed $44,900 MiRealSource-MiMLS
• 2019-04-18 Listed $44,900 REALCOMP
• 2012-04-13 Listing Removed — REALCOMP
• 2012-04-13 Listing Removed — MiRealSource-MiMLS
• 2011-09-13 Listed $27,000 REALCOMP
• 2011-09-13 Listed $27,000 MiRealSource-MiMLS
• 2010-05-24 Sold (MLS) $11,000 REALCOMP
• 2010-04-29 Listed $11,500 REALCOMP
• 2009-06-11 Sold (Public Records) $98,000 Public Records
• 2003-05-28 Sold (MLS) $42,000 MiRealSource-MiMLS
• 2003-05-28 Sold (MLS) $42,000 REALCOMP
• 2003-05-15 Listing Removed — MiRealSource-MiMLS
• 2003-04-16 Listing Removed — REALCOMP
• 2003-03-20 Listed $48,900 MiRealSource-MiMLS
• 2003-03-12 Listed $48,900 REALCOMP
• 2002-09-25 Listed $51,900 REALCOMP
• 2002-06-21 Sold (Public Records) $57,433 Public Records
• 1996-05-30 Listing Removed — REALCOMP
• 1995-10-12 Listed $37,500 REALCOMP

Property tax history

+5.2%/yr

Latest (2025): $2,637 · -10.5% YoY. Source: county tax records.