20181 Lumpkin St · Detroit, MI 48234 1307

$112,500

4 bd · 1.0 ba · 1,111 sqft · SingleFamily public records · 32 Days on market

Built 1956 7,840 sqft lot Est $99k · 14% over ↓ 6% since listing

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Schools +1.3/10.0

Listing remarks MLS

Spacious 4-bedroom, 2-bath brick ranch with endless possibilities! The finished basement features a full mother-in-law suite with its own kitchen, bath, and large bedroom - perfect for guests, a roommate, or extended family. Enjoy a newer furnace, large 2-car garage, and a fully fenced backyard, all just minutes from shopping. Comfort, versatility, and location come together in this must-see home! Back on the market after the buyers lost financing.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1956

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $109k (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: 1 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($778 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,125 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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: 1.22% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $98,879
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19365 Goddard St	0.52mi	3/1.0 (-1)	1,100 (-1%)	1mo	$97,500	$89	69
19711 Greeley St	0.51mi	3/1.0 (-1)	1,125 (+1%)	4mo	$75,000	$67	66
20473 Greeley St	0.44mi	3/1.0 (-1)	1,179 (+6%)	0mo	$47,000	$40	64
19710 Greeley St	0.49mi	3/1.5 (-1)	1,143 (+3%)	3mo	$80,000	$70	63
20041 Marx St	0.25mi	3/1.5 (-1)	1,233 (+11%)	2mo	$130,500	$106	61
1727 E Elza Ave	0.64mi	3/2.0 (-1)	1,123 (+1%)	1mo	$185,000	$165	59
1107 E Muir Ave	0.71mi	3/1.0 (-1)	1,081 (-3%)	1mo	$147,900	$137	56
19662 Charest St	0.58mi	3/1.0 (-1)	1,041 (-6%)	2mo	$69,000	$66	56
19181 Marx St	0.70mi	3/1.0 (-1)	1,152 (+4%)	1mo	$40,500	$35	56
20409 Yonka St	0.69mi	3/1.0 (-1)	1,050 (-6%)	1mo	$93,000	$89	53
1218 E Milton Ave	0.73mi	3/1.0 (-1)	1,021 (-8%)	1mo	$155,000	$152	47
1216 E George Ave	0.67mi	3/1.0 (-1)	1,015 (-9%)	4mo	$150,000	$148	46

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: 20.4%
• Equity multiple: 2.16×
• Total profit: $36,502
• Equity at exit: $50,585

10-year hold

• IRR: 21.5%
• Equity multiple: 4.10×
• Total profit: $97,763
• Equity at exit: $77,957

Cash invested: $31,500 (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 1307

• Active inventory: 1
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$590
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $361

Break-even live

Break-even rent $916

Max offer price $112,500

Occupancy floor 69%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	22d	1	0.19mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	0.29mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	0.36mi
20008 Hull St Highland Park, MI	5.0	2.0	1332	$1,600	$1.20	17d	1	0.48mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.59mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	22d	1	0.64mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	24d	1	0.66mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.78mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.79mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	2d	1	0.81mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.82mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	2d	1	0.84mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.96mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.01mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	20d	1	1.03mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	1.04mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.12mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	1.13mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	1.14mi
18557 Wexford St Detroit, MI	3.0	1.0	1216	$1,250	$1.03	24d	1	1.25mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	24d	1	1.35mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.40mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	44d	1	1.41mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	44d	1	1.46mi

Listing history 13 events

1. 2026-06-03
   remarks 454-char remark
2. 2026-06-03
   listing id $112,500 Pending 32 DOM
3. 2026-03-16
   status Pending 454-char remark

   Show marketing remark (454 chars)

   Spacious 4-bedroom, 2-bath brick ranch with endless possibilities! The finished basement features a full mother-in-law suite with its own kitchen, bath, and large bedroom - perfect for guests, a roommate, or extended family. Enjoy a newer furnace, large 2-car garage, and a fully fenced backyard, all just minutes from shopping. Comfort, versatility, and location come together in this must-see home! Back on the market after the buyers lost financing.

4. 2026-03-16
   status Pending

   Show marketing remark (454 chars)

   Spacious 4-bedroom, 2-bath brick ranch with endless possibilities! The finished basement features a full mother-in-law suite with its own kitchen, bath, and large bedroom - perfect for guests, a roommate, or extended family. Enjoy a newer furnace, large 2-car garage, and a fully fenced backyard, all just minutes from shopping. Comfort, versatility, and location come together in this must-see home! Back on the market after the buyers lost financing.

5. 2026-03-09
   status Active

   Show marketing remark (454 chars)

   Spacious 4-bedroom, 2-bath brick ranch with endless possibilities! The finished basement features a full mother-in-law suite with its own kitchen, bath, and large bedroom - perfect for guests, a roommate, or extended family. Enjoy a newer furnace, large 2-car garage, and a fully fenced backyard, all just minutes from shopping. Comfort, versatility, and location come together in this must-see home! Back on the market after the buyers lost financing.

6. 2026-03-09
   status Active 454-char remark

   Show marketing remark (454 chars)

   Spacious 4-bedroom, 2-bath brick ranch with endless possibilities! The finished basement features a full mother-in-law suite with its own kitchen, bath, and large bedroom - perfect for guests, a roommate, or extended family. Enjoy a newer furnace, large 2-car garage, and a fully fenced backyard, all just minutes from shopping. Comfort, versatility, and location come together in this must-see home! Back on the market after the buyers lost financing.

7. 2025-09-10
   status Pending 454-char remark

   Show marketing remark (454 chars)

   Spacious 4-bedroom, 2-bath brick ranch with endless possibilities! The finished basement features a full mother-in-law suite with its own kitchen, bath, and large bedroom - perfect for guests, a roommate, or extended family. Enjoy a newer furnace, large 2-car garage, and a fully fenced backyard, all just minutes from shopping. Comfort, versatility, and location come together in this must-see home! Back on the market after the buyers lost financing.

8. 2025-09-10
   status Pending

   Show marketing remark (454 chars)

   Spacious 4-bedroom, 2-bath brick ranch with endless possibilities! The finished basement features a full mother-in-law suite with its own kitchen, bath, and large bedroom - perfect for guests, a roommate, or extended family. Enjoy a newer furnace, large 2-car garage, and a fully fenced backyard, all just minutes from shopping. Comfort, versatility, and location come together in this must-see home! Back on the market after the buyers lost financing.

9. 2025-09-03
   price $112,500 454-char remark

   Show marketing remark (454 chars)

   Spacious 4-bedroom, 2-bath brick ranch with endless possibilities! The finished basement features a full mother-in-law suite with its own kitchen, bath, and large bedroom - perfect for guests, a roommate, or extended family. Enjoy a newer furnace, large 2-car garage, and a fully fenced backyard, all just minutes from shopping. Comfort, versatility, and location come together in this must-see home! Back on the market after the buyers lost financing.

10. 2025-09-02
    price $112,500
11. 2025-08-16
    listed $120,000 Active

    Show marketing remark (454 chars)

    Spacious 4-bedroom, 2-bath brick ranch with endless possibilities! The finished basement features a full mother-in-law suite with its own kitchen, bath, and large bedroom - perfect for guests, a roommate, or extended family. Enjoy a newer furnace, large 2-car garage, and a fully fenced backyard, all just minutes from shopping. Comfort, versatility, and location come together in this must-see home! Back on the market after the buyers lost financing.

12. 2025-08-16
    listed $120,000 Active 454-char remark

    Show marketing remark (454 chars)

    Spacious 4-bedroom, 2-bath brick ranch with endless possibilities! The finished basement features a full mother-in-law suite with its own kitchen, bath, and large bedroom - perfect for guests, a roommate, or extended family. Enjoy a newer furnace, large 2-car garage, and a fully fenced backyard, all just minutes from shopping. Comfort, versatility, and location come together in this must-see home! Back on the market after the buyers lost financing.

13. 2025-08-13
    historical $120,000 454-char remark

    Show marketing remark (454 chars)

    Spacious 4-bedroom, 2-bath brick ranch with endless possibilities! The finished basement features a full mother-in-law suite with its own kitchen, bath, and large bedroom - perfect for guests, a roommate, or extended family. Enjoy a newer furnace, large 2-car garage, and a fully fenced backyard, all just minutes from shopping. Comfort, versatility, and location come together in this must-see home! Back on the market after the buyers lost financing.

ⓘ 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: $1,041 · $87/mo
• Projected year-2 tax: $1,387 · $116/mo
• Expected delta: +$346/yr (+$29/mo · 33.2%)

ⓘ 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 ≥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: $16,468
• − Mortgage interest: −$6,302
• − Property taxes: −$1,041
• − Insurance: −$562
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$3,273
• Taxable income: $2,655
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,689/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-6.2% since first listed

11 events — show timeline

• 2026-03-16 Pending — MiRealSource-MiMLS
• 2026-03-16 Pending — REALCOMP
• 2026-03-09 Relisted — REALCOMP
• 2026-03-09 Relisted — MiRealSource-MiMLS
• 2025-09-10 Pending — MiRealSource-MiMLS
• 2025-09-10 Pending — REALCOMP
• 2025-09-03 Price Changed $112,500 MiRealSource-MiMLS
• 2025-09-02 Price Changed $112,500 REALCOMP
• 2025-08-16 Listed $120,000 REALCOMP
• 2025-08-16 Listed $120,000 MiRealSource-MiMLS
• 2025-08-13 Coming Soon $120,000 MiRealSource-MiMLS

Property tax history

-5.1%/yr

Latest (2025): $1,041 · -55.1% YoY. Source: county tax records.