20225 Moenart St · Detroit, MI 48234

$114,999

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 46 Days on market

Built 1956 4,356 sqft lot $108/sqft · 69% above area Est $83k · 39% over

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.9/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an exceptional single-family residence, built in 1956, at 20225 Moenart ST in Detroit, MI, USA. This home offers a unique opportunity to embrace a lifestyle of comfort and convenience, blending classic charm with modern potential. With three well-proportioned bedrooms, this property provides ample space for relaxation and personal retreat. This is more than just a house; it's an invitation to create your ideal living experience. Freshly painted thru out the house, new windows, updated electric and plumbing system and roof 2023.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1956

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Detached parking (no garage)
• Utilities: Public water; Sewer: unknown
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Brick construction; Brick/mortar foundation; Built with approximately 800 above-grade finished and 500 below-grade finished living area
• Exterior features: Paved road access; Lot approximately 0.1 acre (40 x 113)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

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 (+6.7%/yr); 226 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,374/mo this rent would consume 47% of the median local household income ($35k/yr) (locally 2372% 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 $795 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 + 6.7% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 6 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,549 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1956 — 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: 1.19% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.0

CMA / ARV

• ARV (median comp): $82,733
• List price: $114,999
• Delta: 39.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19416 Lamont St	0.53mi	3/1.5	1,065 (-0%)	1mo	$9,000	$8	72
19610 Conley St	0.44mi	3/1.0	1,120 (+5%)	0mo	$80,000	$71	71
19672 Justine St	0.56mi	3/1.0	1,050 (-2%)	2mo	$47,500	$45	70
19608 Buffalo St	0.45mi	3/1.0	1,014 (-5%)	1mo	$68,000	$67	70
20059 Bloom St	0.11mi	3/1.0	911 (-15%)	4mo	$90,000	$99	67
20811 Sunset Ave	0.64mi	3/1.0	1,090 (+2%)	3mo	$122,000	$112	65
19366 Fenelon St	0.56mi	3/1.5	1,108 (+4%)	4mo	$70,000	$63	62
19442 Moenart St	0.47mi	3/1.5	1,145 (+7%)	2mo	$74,999	$66	62
19392 Justine St	0.66mi	3/1.0	1,000 (-6%)	3mo	$45,000	$45	56
19437 Conley St	0.49mi	3/1.0	912 (-15%)	4mo	$28,500	$31	50
19235 Lamont St	0.69mi	2/1.0 (-1)	960 (-10%)	1mo	$40,000	$42	46
19721 Hasse St	0.47mi	3/2.5	1,226 (+15%)	5mo	$42,000	$34	43

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,996
• Equity at exit: $17,147

10-year hold

• IRR: 16.0%
• Equity multiple: 2.54×
• Total profit: $49,473
• Equity at exit: $9,943

Cash invested: $32,200 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$603
• Tax from tax record: −$163 /mo · $1,957/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $271

Break-even live

Break-even rent $1,030

Max offer price $114,999

Occupancy floor 75%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	16d	1	0.14mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	0.17mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	43d	1	0.32mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	4d	1	0.50mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	0.56mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	23d	1	0.56mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	43d	1	0.62mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	43d	1	0.63mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	1d	1	0.63mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	0.64mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	0.65mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.74mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	0.74mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	1d	1	0.84mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	16d	1	0.84mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	21d	1	0.85mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	43d	1	0.85mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	24d	1	0.87mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	0.97mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	43d	1	0.97mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	1.05mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	14d	1	1.07mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	10d	1	1.09mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	17d	1	1.11mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	1.12mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	24d	1	1.14mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	1.16mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	4d	1	1.17mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	1.19mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	43d	1	1.20mi
18557 Wexford St Detroit, MI	3.0	1.0	1216	$1,250	$1.03	24d	1	1.31mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.33mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	21d	1	1.37mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	1.37mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	1.38mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	21d	1	1.39mi
23378 Cunningham Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	2d	1	1.43mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	4d	1	1.48mi
7568 Hudson Ave Unit 2 Warren, MI	2.0	1.0	1415	$900	$0.64	4d	1	1.48mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	24d	1	1.49mi

Listing history 19 events

1. 2026-06-09
   days on market $114,999 Active 46 DOM
2. 2026-06-08
   days on market $114,999 Active 45 DOM
3. 2026-06-07
   days on market $114,999 Active 44 DOM
4. 2026-06-04
   days on market $114,999 Active 41 DOM
5. 2026-06-03
   days on market $114,999 Active 40 DOM
6. 2026-06-02
   days on market $114,999 Active 39 DOM
7. 2026-06-01
   days on market $114,999 Active 38 DOM
8. 2026-05-31
   days on market $114,999 Active 37 DOM
9. 2026-04-25
   listed $114,999 Active 542-char remark

   Show marketing remark (542 chars)

   Discover an exceptional single-family residence, built in 1956, at 20225 Moenart ST in Detroit, MI, USA. This home offers a unique opportunity to embrace a lifestyle of comfort and convenience, blending classic charm with modern potential. With three well-proportioned bedrooms, this property provides ample space for relaxation and personal retreat. This is more than just a house; it's an invitation to create your ideal living experience. Freshly painted thru out the house, new windows, updated electric and plumbing system and roof 2023.

10. 2026-04-25
    listed $114,999 Active 542-char remark

    Show marketing remark (542 chars)

    Discover an exceptional single-family residence, built in 1956, at 20225 Moenart ST in Detroit, MI, USA. This home offers a unique opportunity to embrace a lifestyle of comfort and convenience, blending classic charm with modern potential. With three well-proportioned bedrooms, this property provides ample space for relaxation and personal retreat. This is more than just a house; it's an invitation to create your ideal living experience. Freshly painted thru out the house, new windows, updated electric and plumbing system and roof 2023.

11. 2026-04-24
    historical $114,999 542-char remark

    Show marketing remark (542 chars)

    Discover an exceptional single-family residence, built in 1956, at 20225 Moenart ST in Detroit, MI, USA. This home offers a unique opportunity to embrace a lifestyle of comfort and convenience, blending classic charm with modern potential. With three well-proportioned bedrooms, this property provides ample space for relaxation and personal retreat. This is more than just a house; it's an invitation to create your ideal living experience. Freshly painted thru out the house, new windows, updated electric and plumbing system and roof 2023.

12. 2026-01-24
    historical
13. 2026-01-19
    listed $69,900 Active
14. 2026-01-19
    listed $69,900 Active
15. 2025-03-06
    listed $65,000
16. 2025-03-01
    historical
17. 2025-02-27
    historical
18. 2025-02-09
    listed $65,000
19. 2007-08-09
    soldstatus $70,000

ⓘ 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: $1,957 · $163/mo
• Projected year-2 tax: $1,957 · $163/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 ≥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: $16,483
• − Mortgage interest: −$6,442
• − Property taxes: −$1,957
• − Insurance: −$575
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,345
• Taxable income: $1,527
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,887/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+50.0% since first listed

13 events — show timeline

• 2026-06-10 Sold (MLS) $105,000 REALCOMP
• 2026-06-10 Sold (MLS) $105,000 MiRealSource-MiMLS
• 2026-04-25 Listed $114,999 MiRealSource-MiMLS
• 2026-04-25 Listed $114,999 REALCOMP
• 2026-04-24 Coming Soon $114,999 MiRealSource-MiMLS
• 2026-01-24 Listing Removed — MiRealSource-MiMLS
• 2026-01-19 Listed $69,900 REALCOMP
• 2026-01-19 Listed $69,900 MiRealSource-MiMLS
• 2025-03-06 Listed $65,000 REALCOMP
• 2025-03-01 Listing Removed — REALCOMP
• 2025-02-27 Listing Removed — REALCOMP
• 2025-02-09 Listed $65,000 REALCOMP
• 2007-08-09 Sold (Public Records) $70,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $1,957 · +36.0% YoY. Source: county tax records.