19642 Hasse St · Detroit, MI 48234

$109,900

3 bd · 1.0 ba · 805 sqft · SingleFamily public records · 12 Days on market

Built 1947 3,920 sqft lot

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Investor special or would be great for starter house to live. ready to move in 3 bedrooms and 2 full bathroom with full basements. This house is completely renovated in 2026 and all the updts included newer Roof, flooring, painting and more more. There are full basements with one extra bedroom with full bathroom which extra living space for extended family. 1 car detached garage with huge driveway and decent size back yard.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1947

Property features AI

Finance

• Other: Property listed by Home Pride Realty
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 1-car garage
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level with ground-level entry
• Construction: Vinyl siding exterior; Brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.09 acres (40 x 100); Subdivision: SEVEN OAKS SUB; Directions: West of Ryan Road and south of Outer Dr; Cross street near Outer Dr and Ryan Road

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Not specified
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Full, partially finished basement; Total of 5 rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

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: 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.
• Zoned schools: Mason Academy (381 students, 92% FRL); Clippert Academy (379 students, 82% FRL); Pershing High School (math 10% / reading 10%, grade F, #659 of 713 statewide, top 97%, 408 students, 89% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents rising fast (+6.7%/yr); 227 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 45% 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 $760 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 + 6.7% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.13%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $46,690
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19725 Lamont St	0.11mi	3/1.0	835 (+4%)	4mo	$10,000	$12	86
19667 Sunset St	0.24mi	3/1.5	752 (-7%)	4mo	$28,500	$38	72
19451 Conley St	0.20mi	3/1.0	900 (+12%)	3mo	$54,000	$60	69
19300 Binder St	0.42mi	2/1.0 (-1)	820 (+2%)	4mo	$10,000	$12	69
19437 Conley St	0.20mi	3/1.0	912 (+13%)	4mo	$28,500	$31	65
20012 Binder St	0.45mi	3/1.0	871 (+8%)	3mo	$50,500	$58	63
18485 Moenart St	0.74mi	3/1.0	834 (+4%)	4mo	$58,500	$70	56
19227 Ryan Rd	0.43mi	3/1.0	919 (+14%)	1mo	$38,000	$41	55
19942 Binder St	0.42mi	3/1.0	696 (-14%)	5mo	$70,000	$101	54
20203 Moenart St	0.49mi	2/1.0 (-1)	725 (-10%)	3mo	$48,000	$66	53
19255 Binder St	0.46mi	2/1.0 (-1)	719 (-11%)	3mo	$38,500	$54	53
20059 Bloom St	0.48mi	3/1.0	911 (+13%)	4mo	$90,000	$99	52

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: 8.3%
• Equity multiple: 1.34×
• Total profit: $10,358
• Equity at exit: $16,386

10-year hold

• IRR: 20.3%
• Equity multiple: 2.99×
• Total profit: $61,288
• Equity at exit: $9,502

Cash invested: $30,772 (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: 227
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$576
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $362

Break-even live

Break-even rent $859

Max offer price $109,900

Occupancy floor 68%

Sensitivity live

Price	-10% $425	-5% $393	+0% $362	+5% $331	+10% $300
Rent	-10% $258	-5% $310	+0% $362	+5% $414	+10% $466
Rate	-1.0pp $418	-0.5pp $390	base $362	+0.5pp $334	+1.0pp $305

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	7d	1	0.17mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	26d	1	0.36mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	46d	1	0.40mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	19d	1	0.40mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	6d	1	0.47mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	7d	1	0.53mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	19d	1	0.54mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	26d	1	0.59mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	46d	1	0.59mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	24d	1	0.59mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	20d	1	0.61mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	19d	1	0.65mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	17d	1	0.68mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	26d	1	0.72mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	46d	1	0.73mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	19d	1	0.97mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	19d	1	0.99mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	26d	1	1.05mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	46d	1	1.12mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	26d	1	1.30mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	26d	1	1.31mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	19d	1	1.34mi
19682 Rogge St Detroit, MI	3.0	1.0	1000	$1,350	$1.35	1d	1	1.40mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,000	$1.18	1d	1	1.43mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	46d	1	1.44mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	19d	1	1.44mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	46d	1	1.46mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	19d	1	1.47mi

Listing history 9 events

1. 2026-06-22
   days on market $109,900 Active 12 DOM
2. 2026-06-21
   days on market $109,900 Active 11 DOM
3. 2026-06-18
   days on market $109,900 Active 8 DOM
4. 2026-06-17
   days on market $109,900 Active 7 DOM
5. 2026-06-16
   days on market $109,900 Active 6 DOM
6. 2026-06-15
   days on market $109,900 Active 5 DOM
7. 2026-06-13
   days on market $109,900 Active 3 DOM
8. 2026-06-13
   remarks 428-char remark
9. 2026-06-13
   listed $109,900 Active 2 DOM

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,186 · $99/mo
• Expected delta: +$506/yr (+$42/mo · 74.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $15,815
• − Mortgage interest: −$6,156
• − Property taxes: −$680
• − Insurance: −$550
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,197
• Taxable income: $2,702
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $3,700/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

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $109,900 MiRealSource-MiMLS
• 2026-06-09 Listed $109,900 REALCOMP

Property tax history

-6.1%/yr

Latest (2025): $680 · +0.0% YoY. Source: county tax records.