19763 Lesure St · Detroit, MI 48235

$125,000

3 bd · 1.0 ba · 1,289 sqft · SingleFamily public records · 49 Days on market

Built 1946 5,227 sqft lot $97/sqft · at area comps Est $134k · 7% under

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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 +20.0/30.0
• ARV discount +10.6/15.0
• DSCR +6.3/10.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this classic Brick Colonial nestled in one of Detroit's desirable westside neighborhoods! This well-maintained home offers 3 spacious bedrooms and 1.5 bathrooms, featuring beautiful hardwood floors throughout and central air. The property includes a 2-car detached garage and sits in a convenient location close to schools, shopping, and public transportation. Investor-friendly opportunity! Currently tenant-occupied with reliable rental income of $1,400/month. Do not approach tenant, Showings granted after accepted offer only. BATVAI prior to submitting an offer. A licensed realtor must be present at all showings Don't miss this opportunity to own a solid income-producing property in a beautiful and established neighborhood!

Key facts

• Brick colonial
• Central air
• Hardwood floors

Tags

• BRICK COLONIAL
• HARDWOOD FLOORS
• CENTRAL AIR
• 2-CAR DETACHED GARAGE
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Residential single-family property

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Ground-level entry
• Construction: Aluminum siding and brick exterior; Block foundation; Asphalt roof
• Exterior features: Paved road access; Lot approximately 40 x 133

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling listed
• Interior features: Unfinished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+3.2%/yr); 283 active listings in the ZIP; 36 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 42% of the median local income ($39k/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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $58k; list at $125k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.11% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 7.5

CMA / ARV

• ARV (median comp): $134,241
• List price: $125,000
• Delta: -6.88%
• 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
13517 Pembroke Ave	0.18mi	3/1.5	1,386 (+8%)	4mo	$92,000	$66	74
20466 Stansbury St	0.45mi	3/1.5	1,243 (-4%)	1mo	$67,000	$54	70
19775 Ward St	0.40mi	3/1.5	1,337 (+4%)	6mo	$110,000	$82	68
20126 Steel St	0.59mi	3/1.0	1,297 (+1%)	5mo	$65,625	$51	67
20164 Tracey St	0.32mi	3/1.5	1,461 (+13%)	2mo	$115,000	$79	59
19139 Lauder St	0.63mi	2/1.0 (-1)	1,335 (+4%)	4mo	$40,000	$30	56
20101 Strathmoor St	0.40mi	3/1.0	1,102 (-14%)	5mo	$73,000	$66	53
20522 Ardmore St	0.51mi	3/1.5	1,133 (-12%)	1mo	$1,400	$1	53
19719 Ward St	0.41mi	2/1.5 (-1)	1,160 (-10%)	5mo	$120,000	$103	53
19412 Sussex St	0.67mi	3/1.0	1,170 (-9%)	2mo	$93,000	$79	52
18945 Littlefield St	0.59mi	3/1.5	1,473 (+14%)	4mo	$180,000	$122	43
18643 Hubbell St	0.74mi	2/1.5 (-1)	1,178 (-9%)	6mo	$43,728	$37	39

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-10,062
• Equity at exit: $18,638

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $5,552
• Equity at exit: $10,808

Cash invested: $35,000 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$656
• Tax from tax record: −$236 /mo · $2,837/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $153

Break-even live

Break-even rent $1,195

Max offer price $125,000

Occupancy floor 84%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	5d	1	0.15mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	17d	1	0.29mi
20426 Tracey St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	24d	1	0.44mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	0.68mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	44d	1	0.74mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	3d	1	0.76mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	0.77mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	3d	1	0.78mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	44d	1	0.84mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	17d	1	0.90mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.02mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	1.07mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	1.10mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	44d	1	1.12mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.14mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	1.17mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	1.18mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	1.20mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	17d	1	1.22mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	1.24mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	24d	3	1.25mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	44d	1	1.26mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	5d	1	1.28mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	24d	1	1.28mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	1.28mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	5d	1	1.32mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	18d	1	1.32mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	44d	1	1.38mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	1.39mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	17d	1	1.42mi
22108 Dante St Oak Park, MI	2.0	1.0	898	$1,250	$1.39	24d	1	1.45mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	1.45mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	1.49mi
22148 Dante St #211 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	18d	1	1.50mi
22148 Dante St #212 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	22d	1	1.50mi
22148 Dante St #211 Oak Park, MI	2.0	1.0	916	$1,475	$1.61	24d	1	1.50mi

Listing history 30 events

1. 2026-06-18
   days on market $125,000 Active 49 DOM
2. 2026-06-17
   days on market $125,000 Active 48 DOM
3. 2026-06-15
   days on market $125,000 Active 46 DOM
4. 2026-06-13
   days on market $125,000 Active 44 DOM
5. 2026-06-13
   days on market $125,000 Active 43 DOM
6. 2026-06-09
   days on market $125,000 Active 40 DOM
7. 2026-06-08
   days on market $125,000 Active 39 DOM
8. 2026-06-07
   days on market $125,000 Active 38 DOM
9. 2026-06-04
   days on market $125,000 Active 35 DOM
10. 2026-06-03
    days on market $125,000 Active 34 DOM
11. 2026-06-02
    days on market $125,000 Active 33 DOM
12. 2026-06-01
    days on market $125,000 Active 32 DOM
13. 2026-05-31
    days on market $125,000 Active 31 DOM
14. 2026-04-30
    listed $125,000 Active 743-char remark

    Show marketing remark (743 chars)

    Welcome to this classic Brick Colonial nestled in one of Detroit's desirable westside neighborhoods! This well-maintained home offers 3 spacious bedrooms and 1.5 bathrooms, featuring beautiful hardwood floors throughout and central air. The property includes a 2-car detached garage and sits in a convenient location close to schools, shopping, and public transportation. Investor-friendly opportunity! Currently tenant-occupied with reliable rental income of $1,400/month. Do not approach tenant, Showings granted after accepted offer only. BATVAI prior to submitting an offer. A licensed realtor must be present at all showings Don't miss this opportunity to own a solid income-producing property in a beautiful and established neighborhood!

15. 2026-04-30
    listed $125,000 Active 756-char remark

    Show marketing remark (743 chars)

    Welcome to this classic Brick Colonial nestled in one of Detroit's desirable westside neighborhoods! This well-maintained home offers 3 spacious bedrooms and 1.5 bathrooms, featuring beautiful hardwood floors throughout and central air. The property includes a 2-car detached garage and sits in a convenient location close to schools, shopping, and public transportation. Investor-friendly opportunity! Currently tenant-occupied with reliable rental income of $1,400/month. Do not approach tenant, Showings granted after accepted offer only. BATVAI prior to submitting an offer. A licensed realtor must be present at all showings Don't miss this opportunity to own a solid income-producing property in a beautiful and established neighborhood!

16. 2016-07-29
    soldstatus $58,000
17. 2016-07-14
    soldstatus $57,900 Sold

    Show marketing remark (593 chars)

    Are you looking for a great family home in Northwest Detroit? Look no further! This 3 bedroom, 1.5 bath Colonial has had all the major updates done. Roof (2013), furnace (2012), C/A unit (2014), vinyl replacement windows (2002). There are beautiful hardwood floors under the carpet throughout the entire house. Brick & Vinyl maintenance-free exterior. Beautifully kept landscaping with a new sprinkler system. 2-Car detached garage with electricity and opener. Shed behind the garage for additional storage. Owned by the same person for 40+ years this home has been very well maintained.

18. 2016-07-14
    soldstatus $57,900 Closed

    Show marketing remark (593 chars)

    Are you looking for a great family home in Northwest Detroit? Look no further! This 3 bedroom, 1.5 bath Colonial has had all the major updates done. Roof (2013), furnace (2012), C/A unit (2014), vinyl replacement windows (2002). There are beautiful hardwood floors under the carpet throughout the entire house. Brick & Vinyl maintenance-free exterior. Beautifully kept landscaping with a new sprinkler system. 2-Car detached garage with electricity and opener. Shed behind the garage for additional storage. Owned by the same person for 40+ years this home has been very well maintained.

19. 2016-04-13
    status Pending
20. 2016-04-12
    status Pending

    Show marketing remark (593 chars)

    Are you looking for a great family home in Northwest Detroit? Look no further! This 3 bedroom, 1.5 bath Colonial has had all the major updates done. Roof (2013), furnace (2012), C/A unit (2014), vinyl replacement windows (2002). There are beautiful hardwood floors under the carpet throughout the entire house. Brick & Vinyl maintenance-free exterior. Beautifully kept landscaping with a new sprinkler system. 2-Car detached garage with electricity and opener. Shed behind the garage for additional storage. Owned by the same person for 40+ years this home has been very well maintained.

21. 2016-04-07
    listed $57,900 Active
22. 2016-04-06
    price $55,000

    Show marketing remark (593 chars)

    Are you looking for a great family home in Northwest Detroit? Look no further! This 3 bedroom, 1.5 bath Colonial has had all the major updates done. Roof (2013), furnace (2012), C/A unit (2014), vinyl replacement windows (2002). There are beautiful hardwood floors under the carpet throughout the entire house. Brick & Vinyl maintenance-free exterior. Beautifully kept landscaping with a new sprinkler system. 2-Car detached garage with electricity and opener. Shed behind the garage for additional storage. Owned by the same person for 40+ years this home has been very well maintained.

23. 2016-04-06
    listed $57,900 Active

    Show marketing remark (593 chars)

    Are you looking for a great family home in Northwest Detroit? Look no further! This 3 bedroom, 1.5 bath Colonial has had all the major updates done. Roof (2013), furnace (2012), C/A unit (2014), vinyl replacement windows (2002). There are beautiful hardwood floors under the carpet throughout the entire house. Brick & Vinyl maintenance-free exterior. Beautifully kept landscaping with a new sprinkler system. 2-Car detached garage with electricity and opener. Shed behind the garage for additional storage. Owned by the same person for 40+ years this home has been very well maintained.

24. 2016-03-22
    historical
25. 2016-03-15
    price $55,000
26. 2016-03-02
    historical
27. 2016-03-01
    listed $59,900 Active
28. 2015-11-04
    price $59,900
29. 2015-10-21
    price $65,900
30. 2015-10-03
    listed $69,900 Active

ⓘ 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: $2,837 · $236/mo
• Projected year-2 tax: $2,837 · $236/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: $16,670
• − Mortgage interest: −$7,002
• − Property taxes: −$2,837
• − Insurance: −$625
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,636
• Taxable loss: −$97
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,865/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+78.8% since first listed

17 events — show timeline

• 2026-04-30 Listed $125,000 REALCOMP
• 2026-04-30 Listed $125,000 MiRealSource-MiMLS
• 2016-07-29 Sold (Public Records) $58,000 Public Records
• 2016-07-14 Sold (MLS) $57,900 MiRealSource-MiMLS
• 2016-07-14 Sold (MLS) $57,900 REALCOMP
• 2016-04-13 Pending — MiRealSource-MiMLS
• 2016-04-12 Pending — REALCOMP
• 2016-04-07 Listed $57,900 MiRealSource-MiMLS
• 2016-04-06 Price Changed $55,000 MiRealSource-MiMLS
• 2016-04-06 Listed $57,900 REALCOMP
• 2016-03-22 Listing Removed — REALCOMP
• 2016-03-15 Price Changed $55,000 REALCOMP
• 2016-03-02 Listing Removed — MiRealSource-MiMLS
• 2016-03-01 Listed $59,900 MiRealSource-MiMLS
• 2015-11-04 Price Changed $59,900 REALCOMP
• 2015-10-21 Price Changed $65,900 REALCOMP
• 2015-10-03 Listed $69,900 REALCOMP

Property tax history

+2.4%/yr

Latest (2025): $2,837 · +0.4% YoY. Source: county tax records.