19171 Glastonbury Rd · Detroit, MI 48219

$69,999

2 bd · 1.0 ba · 739 sqft · SingleFamily public records · 685 Days on market

Built 1923 6,098 sqft lot $95/sqft · at area comps Est $70k · 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 +7.5/15.0
• 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

West side newly renovated property. Tenant occupied. New Furnace. New Hot Water Tank. Updated electrical, updated plumbing. Large backyard. Close to southfield freeway, 96 and the lodge. Long term month to month tenant paying 850 a month. Showings available once an offer has been accepted. The perfect property for a new investor or an experienced investor looking for a ROI. Please DO NOT DISTURB THE TENANT.

Key facts

• Large backyard
• Close to freeway
• 6,098 sq ft lot

Tags

• NEWLY RENOVATED PROPERTY
• LARGE BACKYARD
• CLOSE TO FREEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 10.1% 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); 308 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 31% 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 $484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 685 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y 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: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 685 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 1923 — 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: 1.61% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.03%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (median comp): $69,974
• List price: $69,999
• Delta: 0.04%
• 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
19307 Fenmore St	0.25mi	2/1.0	725 (-2%)	3mo	$72,500	$100	83
19749 Rosemont Ave	0.36mi	2/1.0	753 (+2%)	7mo	$90,000	$120	74
19751 Oakfield St	0.54mi	2/1.0	735 (-0%)	1mo	$17,500	$24	73
19781 Oakfield St	0.55mi	2/1.0	752 (+2%)	8mo	$65,000	$86	65
19177 Stahelin Ave	0.25mi	3/1.0 (+1)	816 (+10%)	5mo	$60,000	$74	62
18950 Biltmore St	0.62mi	2/1.0	781 (+6%)	1mo	$46,000	$59	61
19510 Ferguson St	0.73mi	2/1.0	717 (-3%)	3mo	$21,000	$29	59
18724 Greenview Ave	0.19mi	3/1.0 (+1)	839 (+14%)	8mo	$50,000	$60	57
19944 Faust Ave	0.50mi	2/1.0	665 (-10%)	4mo	$30,400	$46	56
19786 Oakfield St	0.58mi	3/1.0 (+1)	780 (+6%)	7mo	$80,000	$103	53
17706 Stahelin Ave	0.64mi	3/1.0 (+1)	818 (+11%)	0mo	$106,000	$130	47
18416 Curtis St	0.56mi	3/1.0 (+1)	820 (+11%)	5mo	$72,500	$88	47

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: 25.2%
• Equity multiple: 2.11×
• Total profit: $21,699
• Equity at exit: $10,437

10-year hold

• IRR: 35.9%
• Equity multiple: 5.13×
• Total profit: $80,896
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$367
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $425

Break-even live

Break-even rent $589

Max offer price $69,999

Occupancy floor 57%

Sensitivity live

Price	-10% $465	-5% $445	+0% $425	+5% $405	+10% $386
Rent	-10% $336	-5% $381	+0% $425	+5% $470	+10% $514
Rate	-1.0pp $460	-0.5pp $443	base $425	+0.5pp $407	+1.0pp $389

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	16d	1	0.48mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	0.62mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	13d	1	0.63mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	0.64mi
20539 Southfield Rd Detroit, MI	1.0	1.0	700	$800	$1.14	11d	4	0.86mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	1.17mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	16d	5	1.34mi

Listing history 35 events

1. 2026-06-21
   days on market $69,999 Active 685 DOM
2. 2026-06-18
   days on market $69,999 Active 682 DOM
3. 2026-06-17
   days on market $69,999 Active 681 DOM
4. 2026-06-15
   days on market $69,999 Active 679 DOM
5. 2026-06-13
   days on market $69,999 Active 677 DOM
6. 2026-06-13
   days on market $69,999 Active 676 DOM
7. 2026-06-09
   days on market $69,999 Active 673 DOM
8. 2026-06-08
   days on market $69,999 Active 672 DOM
9. 2026-06-07
   days on market $69,999 Active 671 DOM
10. 2026-06-04
    days on market $69,999 Active 668 DOM
11. 2026-06-03
    days on market $69,999 Active 667 DOM
12. 2026-06-01
    days on market $69,999 Active 665 DOM
13. 2026-05-31
    days on market $69,999 Active 664 DOM
14. 2024-08-05
    listed $69,999 Active 410-char remark

    Show marketing remark (410 chars)

    West side newly renovated property. Tenant occupied. New Furnace. New Hot Water Tank. Updated electrical, updated plumbing. Large backyard. Close to southfield freeway, 96 and the lodge. Long term month to month tenant paying 850 a month. Showings available once an offer has been accepted. The perfect property for a new investor or an experienced investor looking for a ROI. Please DO NOT DISTURB THE TENANT.

15. 2024-08-05
    listed $69,999 Active 410-char remark

    Show marketing remark (410 chars)

    West side newly renovated property. Tenant occupied. New Furnace. New Hot Water Tank. Updated electrical, updated plumbing. Large backyard. Close to southfield freeway, 96 and the lodge. Long term month to month tenant paying 850 a month. Showings available once an offer has been accepted. The perfect property for a new investor or an experienced investor looking for a ROI. Please DO NOT DISTURB THE TENANT.

16. 2006-11-30
    historical
17. 2006-11-27
    historical
18. 2006-10-16
    listed $39,900
19. 2006-10-12
    historical
20. 2006-10-02
    listed $43,500
21. 2006-10-02
    listed $43,500
22. 2006-09-30
    historical
23. 2006-09-30
    historical
24. 2006-08-29
    listed $43,500
25. 2006-08-29
    listed $43,500
26. 2006-08-28
    historical
27. 2006-08-28
    historical
28. 2006-08-28
    historical
29. 2006-08-07
    listed $43,500
30. 2006-08-07
    listed $43,500
31. 2006-08-07
    historical
32. 2006-05-30
    listed $48,500
33. 2006-05-30
    listed $48,500
34. 2004-05-04
    historical
35. 2004-03-04
    listed $64,000

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $953 · $79/mo
• Expected delta: +$125/yr (+$10/mo · 15.2%)

ⓘ 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: $13,524
• − Mortgage interest: −$3,921
• − Property taxes: −$827
• − Insurance: −$350
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,036
• Taxable income: $4,226
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $4,088/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

+9.4% since first listed

22 events — show timeline

• 2024-08-05 Listed $69,999 MiRealSource-MiMLS
• 2024-08-05 Listed $69,999 REALCOMP
• 2006-11-30 Listing Removed — MiRealSource-MiMLS
• 2006-11-27 Listing Removed — REALCOMP
• 2006-10-16 Listed $39,900 REALCOMP
• 2006-10-12 Listing Removed — REALCOMP
• 2006-10-02 Listed $43,500 REALCOMP
• 2006-10-02 Listed $43,500 MiRealSource-MiMLS
• 2006-09-30 Listing Removed — MiRealSource-MiMLS
• 2006-09-30 Listing Removed — REALCOMP
• 2006-08-29 Listed $43,500 MiRealSource-MiMLS
• 2006-08-29 Listed $43,500 REALCOMP
• 2006-08-28 Listing Removed — MiRealSource-MiMLS
• 2006-08-28 Listing Removed — REALCOMP
• 2006-08-28 Listing Removed — MiRealSource-MiMLS
• 2006-08-07 Listing Removed — REALCOMP
• 2006-08-07 Listed $43,500 REALCOMP
• 2006-08-07 Listed $43,500 MiRealSource-MiMLS
• 2006-05-30 Listed $48,500 REALCOMP
• 2006-05-30 Listed $48,500 MiRealSource-MiMLS
• 2004-05-04 Listing Removed — REALCOMP
• 2004-03-04 Listed $64,000 REALCOMP

Property tax history

-1.3%/yr

Latest (2025): $827 · -53.5% YoY. Source: county tax records.