19989 Coventry St · Detroit, MI 48203

$34,999

4 bd · 1.5 ba · 1,596 sqft · SingleFamily public records · 30 Days on market

Built 1926 3,485 sqft lot

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT STARTER HOME OR INVESTMENT OPPORTUNITY NEAR DETROIT FEATURES TWO SEPARATE UNITS, MAKING IT EASILY CONVERTIBLE INTO A TWO-FAMILY HOME. THIS HOME SITS ON A DOUBLE LOT AND INCLUDES A LARGE SIDE LOT AS WELL, OFFERING EXTRA SPACE AND EXCELLENT VALUE. MOST OF THE MAJOR WORK HAS ALREADY BEEN COMPLETED, PROVIDING A SOLID FOUNDATION FOR THE NEXT OWNER. IT JUST NEEDS SOME FINISHING TOUCHES AND COSMETIC UPDATES TO BRING OUT ITS FULL POTENTIAL. PERFECT FOR A FIRST-TIME BUYER OR AN INVESTOR LOOKING FOR A FLIP OR RENTAL OPPORTUNITY. CONVENIENTLY LOCATED NEAR SCHOOLS, PARKS, SHOPPING, AND MAJOR TRANSPORTATION ROUTES. SOLD AS-IS.

Key facts

• 3,485 sq ft lot
• Built 1926
• Listed 29 days

Property features AI

Exterior

• Parking: Driveway, no garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Block foundation; Block and vinyl siding construction
• Exterior features: Paved road access; Lot approximately 0.08 acres (35 x 100)

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Full unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 47.8% 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: 216 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• At $1,832/mo this rent would consume 57% of the median local household income ($38k/yr) (locally 1192% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 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 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,474 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 5.23% ✓
• Cap rate: 47.84%
• Cash-on-cash: 148.39%
• DSCR: 7.60
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $94,164
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20070 Irvington St	0.21mi	3/1.5 (-1)	1,515 (-5%)	1mo	$89,900	$59	76
250 W Hollywood	0.74mi	3/1.5 (-1)	1,560 (-2%)	6mo	$59,655	$38	51
20172 Hull St	0.69mi	4/2.5	1,637 (+3%)	15mo	$44,000	$27	47
19657 Cardoni St	0.53mi	3/1.0 (-1)	1,765 (+11%)	4mo	$22,000	$12	47
19344 Omira St	0.48mi	4/2.0	1,696 (+6%)	22mo	$38,000	$22	47
19208 Keating St	0.49mi	5/2.0 (+1)	1,500 (-6%)	23mo	$99,000	$66	41
20011 Hull St	0.64mi	3/2.5 (-1)	1,500 (-6%)	12mo	$35,000	$23	41
20207 Russell St	0.58mi	3/2.0 (-1)	1,777 (+11%)	9mo	$135,000	$76	39
19189 Keating St	0.50mi	3/2.0 (-1)	1,438 (-10%)	17mo	$85,000	$59	39
305 W Hayes Ave	0.62mi	3/1.5 (-1)	1,365 (-14%)	7mo	$230,000	$168	36
800 E Bernhard Ave	0.74mi	3/1.0 (-1)	1,390 (-13%)	2mo	$175,000	$126	35
231 W Brentwood St	0.71mi	3/1.0 (-1)	1,489 (-7%)	17mo	$72,000	$48	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.30×
• Total profit: $71,536
• Equity at exit: $5,218

10-year hold

• IRR: —
• Equity multiple: 17.51×
• Total profit: $161,774
• Equity at exit: $3,026

Cash invested: $9,800 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$184
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $1,212

Break-even live

Break-even rent $298

Max offer price $34,999

Occupancy floor 29%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 W Muir Ave Hazel Park, MI	4.0	2.0	1606	$2,000	$1.25	11d	1	0.52mi
20008 Hull St Highland Park, MI	5.0	2.0	1332	$1,600	$1.20	16d	1	0.68mi
1330 E Chesterfield St Ferndale, MI	4.0	2.0	1795	$2,800	$1.56	1d	1	0.71mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	22d	1	0.75mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	43d	1	0.93mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	1.01mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	1.18mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	22d	1	1.24mi
2554 Woodstock Dr Highland Park, MI	3.0	1.5	1929	$2,250	$1.17	14d	1	1.40mi
1820 E Troy St Ferndale, MI	3.0	1.0	1167	$1,500	$1.29	5d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $34,999 Active 30 DOM
2. 2026-06-17
   days on market $34,999 Active 29 DOM
3. 2026-06-15
   days on market $34,999 Active 27 DOM
4. 2026-06-13
   days on market $34,999 Active 25 DOM
5. 2026-06-13
   days on market $34,999 Active 24 DOM
6. 2026-06-09
   days on market $34,999 Active 21 DOM
7. 2026-06-08
   days on market $34,999 Active 20 DOM
8. 2026-06-07
   days on market $34,999 Active 19 DOM
9. 2026-06-04
   days on market $34,999 Active 16 DOM
10. 2026-06-03
    days on market $34,999 Active 15 DOM
11. 2026-06-02
    days on market $34,999 Active 14 DOM
12. 2026-06-01
    days on market $34,999 Active 13 DOM
13. 2026-05-31
    days on market $34,999 Active 12 DOM
14. 2026-05-20
    listed $34,999 Active 627-char remark

    Show marketing remark (627 chars)

    GREAT STARTER HOME OR INVESTMENT OPPORTUNITY NEAR DETROIT FEATURES TWO SEPARATE UNITS, MAKING IT EASILY CONVERTIBLE INTO A TWO-FAMILY HOME. THIS HOME SITS ON A DOUBLE LOT AND INCLUDES A LARGE SIDE LOT AS WELL, OFFERING EXTRA SPACE AND EXCELLENT VALUE. MOST OF THE MAJOR WORK HAS ALREADY BEEN COMPLETED, PROVIDING A SOLID FOUNDATION FOR THE NEXT OWNER. IT JUST NEEDS SOME FINISHING TOUCHES AND COSMETIC UPDATES TO BRING OUT ITS FULL POTENTIAL. PERFECT FOR A FIRST-TIME BUYER OR AN INVESTOR LOOKING FOR A FLIP OR RENTAL OPPORTUNITY. CONVENIENTLY LOCATED NEAR SCHOOLS, PARKS, SHOPPING, AND MAJOR TRANSPORTATION ROUTES. SOLD AS-IS.

15. 2026-05-20
    listed $34,999 Active

    Show marketing remark (627 chars)

    GREAT STARTER HOME OR INVESTMENT OPPORTUNITY NEAR DETROIT FEATURES TWO SEPARATE UNITS, MAKING IT EASILY CONVERTIBLE INTO A TWO-FAMILY HOME. THIS HOME SITS ON A DOUBLE LOT AND INCLUDES A LARGE SIDE LOT AS WELL, OFFERING EXTRA SPACE AND EXCELLENT VALUE. MOST OF THE MAJOR WORK HAS ALREADY BEEN COMPLETED, PROVIDING A SOLID FOUNDATION FOR THE NEXT OWNER. IT JUST NEEDS SOME FINISHING TOUCHES AND COSMETIC UPDATES TO BRING OUT ITS FULL POTENTIAL. PERFECT FOR A FIRST-TIME BUYER OR AN INVESTOR LOOKING FOR A FLIP OR RENTAL OPPORTUNITY. CONVENIENTLY LOCATED NEAR SCHOOLS, PARKS, SHOPPING, AND MAJOR TRANSPORTATION ROUTES. SOLD AS-IS.

16. 2026-05-19
    historical $34,999 627-char remark

    Show marketing remark (627 chars)

    GREAT STARTER HOME OR INVESTMENT OPPORTUNITY NEAR DETROIT FEATURES TWO SEPARATE UNITS, MAKING IT EASILY CONVERTIBLE INTO A TWO-FAMILY HOME. THIS HOME SITS ON A DOUBLE LOT AND INCLUDES A LARGE SIDE LOT AS WELL, OFFERING EXTRA SPACE AND EXCELLENT VALUE. MOST OF THE MAJOR WORK HAS ALREADY BEEN COMPLETED, PROVIDING A SOLID FOUNDATION FOR THE NEXT OWNER. IT JUST NEEDS SOME FINISHING TOUCHES AND COSMETIC UPDATES TO BRING OUT ITS FULL POTENTIAL. PERFECT FOR A FIRST-TIME BUYER OR AN INVESTOR LOOKING FOR A FLIP OR RENTAL OPPORTUNITY. CONVENIENTLY LOCATED NEAR SCHOOLS, PARKS, SHOPPING, AND MAJOR TRANSPORTATION ROUTES. SOLD AS-IS.

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$45/yr (+$4/mo · 10.1%)

ⓘ 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 ≥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: $21,985
• − Mortgage interest: −$1,960
• − Property taxes: −$449
• − Insurance: −$175
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$1,018
• Taxable income: $14,865
• Est. tax owed @ 24.0%: −$3,568
• After-tax cash flow: $10,975/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
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

3 events — show timeline

• 2026-05-20 Listed $34,999 MiRealSource-MiMLS
• 2026-05-20 Listed $34,999 REALCOMP
• 2026-05-19 Coming Soon $34,999 MiRealSource-MiMLS

Property tax history

+2.3%/yr

Latest (2025): $449 · +1551.9% YoY. Source: county tax records.