22641 Pembroke Ave · Detroit, MI 48219

$91,250

3 bd · 1.0 ba · 927 sqft · SingleFamily public records · 2 Days on market

Built 1951 5,663 sqft lot $98/sqft · 5% below area Est $143k · 36% 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 +15.0/15.0
• 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

Three bedroom 1.5 bath ranch home with an open floor plan. Open front porch and an enclosed rear porch. Features include and updated kitchen and an updated bath. Easy access to Downtown Detroit. Show and sell.

Key facts

• Open floor plan
• Updated bath
• Updated kitchen

Tags

• OPEN FLOOR PLAN
• UPDATED KITCHEN
• UPDATED BATH
• OPEN FRONT PORCH
• ENCLOSED REAR PORCH

Property features AI

Finance

• Other: Above-grade finished area approximately 927 square feet; Below-grade finished area approximately 450 square feet

Exterior

• Parking: Driveway; no garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Paved road access; Lot approximately 0.13 acres (40 x 141.6)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Full partially finished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).

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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $630 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 $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 8y 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.
• Current owner paid $73k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,250

Questions for the listing agent

1. Built in 1951 — 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: 1.50% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.07%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $143,309
• List price: $91,250
• Delta: -36.33%
• 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
22530 Leewin St	0.11mi	3/1.0	832 (-10%)	2mo	$78,600	$94	76
19212 Northrop St	0.45mi	3/1.0	981 (+6%)	2mo	$65,000	$66	68
21338 Pembroke Ave	0.72mi	3/1.0	930 (+0%)	1mo	$115,000	$124	66
20224 Redfern St	0.30mi	3/1.5	1,020 (+10%)	5mo	$140,000	$137	63
23450 Margareta St	0.74mi	3/1.0	957 (+3%)	4mo	$45,000	$47	57
19711 Chapel St	0.62mi	3/1.0	1,014 (+9%)	1mo	$120,000	$118	54
19937 Chapel St	0.62mi	3/1.0	860 (-7%)	9mo	$72,000	$84	52
19020 Shiawassee Dr	0.59mi	4/1.0 (+1)	970 (+5%)	10mo	$113,500	$117	52
19411 Chapel St	0.65mi	3/1.0	1,014 (+9%)	5mo	$65,000	$64	50
20300 Chapel St	0.73mi	3/1.0	1,043 (+12%)	1mo	$122,500	$117	44
20282 Burgess	0.67mi	3/1.5	988 (+7%)	14mo	$154,500	$156	44
19933 Bentler St	0.68mi	2/1.0 (-1)	805 (-13%)	4mo	$71,000	$88	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.82×
• Total profit: $21,023
• Equity at exit: $13,606

10-year hold

• IRR: 30.7%
• Equity multiple: 4.45×
• Total profit: $88,035
• Equity at exit: $7,890

Cash invested: $25,550 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$479
• Tax est. 1.5%: −$114 /mo · $1,369/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $449

Break-even live

Break-even rent $798

Max offer price $91,250

Occupancy floor 62%

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: $22,812
• Closing costs: $2,738
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	16d	1	0.05mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	43d	1	0.06mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	43d	1	0.26mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	10d	1	0.33mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	43d	2	0.42mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	43d	1	0.46mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	43d	1	0.47mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	43d	1	0.54mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	43d	2	0.55mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	43d	1	0.62mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	43d	1	0.62mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.62mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.63mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	16d	1	0.65mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	43d	3	0.79mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	43d	1	0.80mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	5d	1	1.03mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	10d	1	1.03mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.05mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	5d	1	1.08mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	1.09mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	43d	1	1.10mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	12d	1	1.13mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	1.14mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	1.17mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	1.21mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.25mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.25mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	1.30mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	43d	1	1.42mi
25400 Basin St Southfield, MI	1.0–2.0	1.0	825	$1,400	$1.70	5d	11	1.45mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	1.45mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	1.46mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	43d	1	1.48mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	1.48mi

Listing history 50 events

1. 2026-06-18
   days on market $91,250 Active 2 DOM
2. 2026-06-17
   days on marketlisting id $91,250 Active 1 DOM
3. 2026-06-15
   days on market $91,250 Active 56 DOM
4. 2026-06-13
   days on market $91,250 Active 54 DOM
5. 2026-06-13
   days on market $91,250 Active 53 DOM
6. 2026-06-09
   days on market $91,250 Active 50 DOM
7. 2026-06-08
   days on market $91,250 Active 49 DOM
8. 2026-06-07
   days on market $91,250 Active 48 DOM
9. 2026-06-04
   days on market $91,250 Active 45 DOM
10. 2026-06-03
    days on market $91,250 Active 44 DOM
11. 2026-06-02
    days on market $91,250 Active 43 DOM
12. 2026-06-01
    days on market $91,250 Active 42 DOM
13. 2026-05-31
    days on market $91,250 Active 41 DOM
14. 2026-04-20
    listed $91,250 Active 209-char remark
15. 2026-04-20
    listed $91,250 Active 209-char remark
16. 2024-11-01
    historical
17. 2024-11-01
    historical
18. 2024-07-18
    price $120,000
19. 2024-07-17
    price $120,000
20. 2024-07-03
    price $115,000
21. 2024-07-03
    price $115,000
22. 2024-06-06
    price $120,000
23. 2024-06-06
    price $120,000
24. 2024-05-23
    price $125,000
25. 2024-05-23
    price $125,000
26. 2024-05-07
    listed $130,000 Active
27. 2024-05-07
    listed $130,000 Active
28. 2023-09-17
    historical $1,350
29. 2023-08-20
    listed $1,350
30. 2023-04-10
    soldstatus $73,000 Sold
31. 2023-04-10
    soldstatus $73,000 Closed
32. 2023-04-06
    historical Accepting Backup Offers
33. 2023-04-06
    historical Accepting Backup Offers
34. 2023-03-31
    listed $80,000 Active
35. 2023-03-31
    listed $80,000 Active
36. 2023-03-30
    historical $80,000
37. 2023-03-30
    historical $80,000
38. 2020-12-18
    historical
39. 2020-08-10
    status Pending
40. 2020-08-10
    status Pending
41. 2020-08-10
    historical
42. 2020-08-03
    price $45,000
43. 2020-08-03
    price $45,000
44. 2020-03-17
    price $50,000
45. 2020-03-16
    price $50,000
46. 2020-02-28
    listed $65,000 Active
47. 2020-02-28
    listed $65,000 Active
48. 2018-10-12
    soldstatus $32,500 Sold
49. 2018-10-12
    soldstatus $32,500 Closed
50. 2018-10-10
    status Pending

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,392
• − Mortgage interest: −$5,111
• − Property taxes: −$1,369
• − Insurance: −$456
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,655
• Taxable income: $4,179
• Est. tax owed @ 24.0%: −$1,003
• After-tax cash flow: $4,380/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

+649.5% since first listed

55 events — show timeline

• 2026-06-16 Listed $91,250 REALCOMP
• 2026-06-16 Listing Removed — MiRealSource-MiMLS
• 2026-06-16 Listed $91,250 MiRealSource-MiMLS
• 2026-06-16 Listing Removed — REALCOMP
• 2026-04-20 Listed $91,250 REALCOMP
• 2026-04-20 Listed $91,250 MiRealSource-MiMLS
• 2024-11-01 Listing Removed — MiRealSource-MiMLS
• 2024-11-01 Listing Removed — REALCOMP
• 2024-07-18 Price Changed $120,000 MiRealSource-MiMLS
• 2024-07-17 Price Changed $120,000 REALCOMP
• 2024-07-03 Price Changed $115,000 MiRealSource-MiMLS
• 2024-07-03 Price Changed $115,000 REALCOMP
• 2024-06-06 Price Changed $120,000 MiRealSource-MiMLS
• 2024-06-06 Price Changed $120,000 REALCOMP
• 2024-05-23 Price Changed $125,000 MiRealSource-MiMLS
• 2024-05-23 Price Changed $125,000 REALCOMP
• 2024-05-07 Listed $130,000 MiRealSource-MiMLS
• 2024-05-07 Listed $130,000 REALCOMP
• 2023-09-17 Rental Removed $1,350 APPFOLIO
• 2023-08-20 Listed for Rent $1,350 APPFOLIO
• 2023-04-10 Sold (MLS) $73,000 MiRealSource-MiMLS
• 2023-04-10 Sold (MLS) $73,000 REALCOMP
• 2023-04-06 Contingent — MiRealSource-MiMLS
• 2023-04-06 Contingent — REALCOMP
• 2023-03-31 Listed $80,000 MiRealSource-MiMLS
• 2023-03-31 Listed $80,000 REALCOMP
• 2023-03-30 Coming Soon $80,000 MiRealSource-MiMLS
• 2023-03-30 Coming Soon $80,000 REALCOMP
• 2020-12-18 Listing Removed — REALCOMP
• 2020-08-10 Pending — MiRealSource-MiMLS
• 2020-08-10 Pending — REALCOMP
• 2020-08-10 Listing Removed — MiRealSource-MiMLS
• 2020-08-03 Price Changed $45,000 MiRealSource-MiMLS
• 2020-08-03 Price Changed $45,000 REALCOMP
• 2020-03-17 Price Changed $50,000 MiRealSource-MiMLS
• 2020-03-16 Price Changed $50,000 REALCOMP
• 2020-02-28 Listed $65,000 MiRealSource-MiMLS
• 2020-02-28 Listed $65,000 REALCOMP
• 2018-10-12 Sold (MLS) $32,500 MiRealSource-MiMLS
• 2018-10-12 Sold (MLS) $32,500 REALCOMP
• 2018-10-10 Pending — MiRealSource-MiMLS
• 2018-10-10 Pending — REALCOMP
• 2018-09-18 Price Changed $34,950 MiRealSource-MiMLS
• 2018-09-17 Price Changed $34,950 REALCOMP
• 2018-09-06 Price Changed $39,950 MiRealSource-MiMLS
• 2018-09-06 Price Changed $39,950 REALCOMP
• 2018-08-16 Listed $45,000 MiRealSource-MiMLS
• 2018-08-16 Listed $45,000 REALCOMP
• 2018-07-01 Listing Removed — MiRealSource-MiMLS
• 2018-07-01 Listing Removed — REALCOMP
• 2018-03-25 Listed $48,000 MiRealSource-MiMLS
• 2018-03-25 Listed $48,000 REALCOMP
• 2007-04-16 Sold (Public Records) $95,000 Public Records
• 1992-12-15 Sold (Public Records) $15,500 Public Records
• 1992-01-09 Sold (Public Records) $12,174 Public Records

Property tax history

+49.3%/yr

Latest (2025): $5,441 · +81.0% YoY. Source: county tax records.