20221-20225 Tireman St · Detroit, MI 48228

$94,500

9 bd · 1.5 ba · 1,890 sqft · Townhouse public records · 61 Days on market

Built 1966 3,485 sqft lot

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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
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors, homebuyers, and house hackers! Are you looking for a great turn-key 2 family home or rental property in a nice area? Well here is your chance. This property has been recently remodeled, and is for the most part turn-key. . Both units are currently vacant and ready to rent, or you could move right in and call them your home. . The sale includes both 20221 & 20225 Tireman under 1 roof. This 2 family property has a ton of potential and is cosmetically in good condition. Rents are projected at 1100 per unit at least. Good properties are hard to find these days. This is a hot area so come and take a look before you miss out on a great deal. Seller WILL LOOK AT ALL REASONABLE OFFERS. Send one over and lets get this deal done

Key facts

• 3,485 sq ft lot
• Built 1966
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 9-bed/1.5-bath townhouse listed at $94k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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: Rents soft (-2.3%/yr); 363 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,725/mo this rent would consume 67% of the median local household income ($31k/yr) (locally 4144% 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 $653 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 + 0.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask is 7614% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $88,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.83% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.95%
• DSCR: 2.29
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.77×
• Total profit: $20,361
• Equity at exit: $14,090

10-year hold

• IRR: 25.7%
• Equity multiple: 2.92×
• Total profit: $50,834
• Equity at exit: $8,171

Cash invested: $26,460 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$189 /mo · $2,273/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $638

Break-even live

Break-even rent $917

Max offer price $94,500

Occupancy floor 58%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2025-12-17
   historical $1,225
2. 2025-11-24
   listed $1,225
3. 2025-11-24
   historical $1,250
4. 2025-10-17
   listed $1,250
5. 2025-09-30
   soldstatus $103,000
6. 2025-09-26
   soldstatus $103,000 Closed 755-char remark

   Show marketing remark (755 chars)

   Attention investors, homebuyers, and house hackers! Are you looking for a great turn-key 2 family home or rental property in a nice area? Well here is your chance. This property has been recently remodeled, and is for the most part turn-key. . Both units are currently vacant and ready to rent, or you could move right in and call them your home. . The sale includes both 20221 & 20225 Tireman under 1 roof. This 2 family property has a ton of potential and is cosmetically in good condition. Rents are projected at 1100 per unit at least. Good properties are hard to find these days. This is a hot area so come and take a look before you miss out on a great deal. Seller WILL LOOK AT ALL REASONABLE OFFERS. Send one over and lets get this deal done

7. 2025-09-26
   soldstatus $103,000 Closed 755-char remark

   Show marketing remark (755 chars)

   Attention investors, homebuyers, and house hackers! Are you looking for a great turn-key 2 family home or rental property in a nice area? Well here is your chance. This property has been recently remodeled, and is for the most part turn-key. . Both units are currently vacant and ready to rent, or you could move right in and call them your home. . The sale includes both 20221 & 20225 Tireman under 1 roof. This 2 family property has a ton of potential and is cosmetically in good condition. Rents are projected at 1100 per unit at least. Good properties are hard to find these days. This is a hot area so come and take a look before you miss out on a great deal. Seller WILL LOOK AT ALL REASONABLE OFFERS. Send one over and lets get this deal done

8. 2025-07-26
   status Pending 755-char remark

   Show marketing remark (755 chars)

   Attention investors, homebuyers, and house hackers! Are you looking for a great turn-key 2 family home or rental property in a nice area? Well here is your chance. This property has been recently remodeled, and is for the most part turn-key. . Both units are currently vacant and ready to rent, or you could move right in and call them your home. . The sale includes both 20221 & 20225 Tireman under 1 roof. This 2 family property has a ton of potential and is cosmetically in good condition. Rents are projected at 1100 per unit at least. Good properties are hard to find these days. This is a hot area so come and take a look before you miss out on a great deal. Seller WILL LOOK AT ALL REASONABLE OFFERS. Send one over and lets get this deal done

9. 2025-07-26
   status Pending 755-char remark

   Show marketing remark (755 chars)

   Attention investors, homebuyers, and house hackers! Are you looking for a great turn-key 2 family home or rental property in a nice area? Well here is your chance. This property has been recently remodeled, and is for the most part turn-key. . Both units are currently vacant and ready to rent, or you could move right in and call them your home. . The sale includes both 20221 & 20225 Tireman under 1 roof. This 2 family property has a ton of potential and is cosmetically in good condition. Rents are projected at 1100 per unit at least. Good properties are hard to find these days. This is a hot area so come and take a look before you miss out on a great deal. Seller WILL LOOK AT ALL REASONABLE OFFERS. Send one over and lets get this deal done

10. 2025-07-24
    historical Accepting Backup Offers 755-char remark

    Show marketing remark (755 chars)

    Attention investors, homebuyers, and house hackers! Are you looking for a great turn-key 2 family home or rental property in a nice area? Well here is your chance. This property has been recently remodeled, and is for the most part turn-key. . Both units are currently vacant and ready to rent, or you could move right in and call them your home. . The sale includes both 20221 & 20225 Tireman under 1 roof. This 2 family property has a ton of potential and is cosmetically in good condition. Rents are projected at 1100 per unit at least. Good properties are hard to find these days. This is a hot area so come and take a look before you miss out on a great deal. Seller WILL LOOK AT ALL REASONABLE OFFERS. Send one over and lets get this deal done

11. 2025-07-24
    historical Active Under Contract 755-char remark

    Show marketing remark (755 chars)

    Attention investors, homebuyers, and house hackers! Are you looking for a great turn-key 2 family home or rental property in a nice area? Well here is your chance. This property has been recently remodeled, and is for the most part turn-key. . Both units are currently vacant and ready to rent, or you could move right in and call them your home. . The sale includes both 20221 & 20225 Tireman under 1 roof. This 2 family property has a ton of potential and is cosmetically in good condition. Rents are projected at 1100 per unit at least. Good properties are hard to find these days. This is a hot area so come and take a look before you miss out on a great deal. Seller WILL LOOK AT ALL REASONABLE OFFERS. Send one over and lets get this deal done

12. 2025-07-18
    listed $103,000 Active 755-char remark

    Show marketing remark (755 chars)

    Attention investors, homebuyers, and house hackers! Are you looking for a great turn-key 2 family home or rental property in a nice area? Well here is your chance. This property has been recently remodeled, and is for the most part turn-key. . Both units are currently vacant and ready to rent, or you could move right in and call them your home. . The sale includes both 20221 & 20225 Tireman under 1 roof. This 2 family property has a ton of potential and is cosmetically in good condition. Rents are projected at 1100 per unit at least. Good properties are hard to find these days. This is a hot area so come and take a look before you miss out on a great deal. Seller WILL LOOK AT ALL REASONABLE OFFERS. Send one over and lets get this deal done

13. 2025-07-18
    listed $103,000 Active 755-char remark

    Show marketing remark (755 chars)

    Attention investors, homebuyers, and house hackers! Are you looking for a great turn-key 2 family home or rental property in a nice area? Well here is your chance. This property has been recently remodeled, and is for the most part turn-key. . Both units are currently vacant and ready to rent, or you could move right in and call them your home. . The sale includes both 20221 & 20225 Tireman under 1 roof. This 2 family property has a ton of potential and is cosmetically in good condition. Rents are projected at 1100 per unit at least. Good properties are hard to find these days. This is a hot area so come and take a look before you miss out on a great deal. Seller WILL LOOK AT ALL REASONABLE OFFERS. Send one over and lets get this deal done

14. 2024-12-17
    status Pending
15. 2022-11-22
    status Pending
16. 2022-11-22
    status Pending
17. 2022-10-06
    price $94,500
18. 2022-10-06
    price $94,500
19. 2022-09-22
    listed $99,900 Active
20. 2022-09-21
    listed $99,900 Active
21. 2017-05-15
    soldstatus $32,500

ⓘ 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: $2,273 · $189/mo
• Projected year-2 tax: $2,273 · $189/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 ≥99°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: $20,700
• − Mortgage interest: −$5,293
• − Property taxes: −$2,273
• − Insurance: −$472
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$2,749
• Taxable income: $6,600
• Est. tax owed @ 24.0%: −$1,584
• After-tax cash flow: $6,077/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

-96.2% since first listed

21 events — show timeline

• 2025-12-17 Rental Removed $1,225 RENTSPREE
• 2025-11-24 Listed for Rent $1,225 RENTSPREE
• 2025-11-24 Rental Removed $1,250 REALSOURCE
• 2025-10-17 Listed for Rent $1,250 REALSOURCE
• 2025-09-30 Sold (Public Records) $103,000 Public Records
• 2025-09-26 Sold (MLS) $103,000 REALCOMP
• 2025-09-26 Sold (MLS) $103,000 MiRealSource-MiMLS
• 2025-07-26 Pending — MiRealSource-MiMLS
• 2025-07-26 Pending — REALCOMP
• 2025-07-24 Contingent — MiRealSource-MiMLS
• 2025-07-24 Contingent — REALCOMP
• 2025-07-18 Listed $103,000 REALCOMP
• 2025-07-18 Listed $103,000 MiRealSource-MiMLS
• 2024-12-17 Pending — REALCOMP
• 2022-11-22 Pending — MiRealSource-MiMLS
• 2022-11-22 Pending — REALCOMP
• 2022-10-06 Price Changed $94,500 MiRealSource-MiMLS
• 2022-10-06 Price Changed $94,500 REALCOMP
• 2022-09-22 Listed $99,900 REALCOMP
• 2022-09-21 Listed $99,900 MiRealSource-MiMLS
• 2017-05-15 Sold (Public Records) $32,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,273 · -51.6% YoY. Source: county tax records.