20214 Greeley St · Detroit, MI 48203

$135,000

3 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 5 Days on market

Built 1946 4,792 sqft lot Est $97k · 40% over

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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 +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 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

Welcome home! This beautiful 3-bedroom bungalow is completely move-in ready. The home features brand-new luxury vinyl plank flooring, a fresh coat of neutral paint, and an upgraded kitchen complete with stunning quartz countertops. With updated lighting throughout, the entire space feels bright and beautifully refreshed. Step outside to find a large backyard perfect for entertaining, along with a spacious two-car garage. The home is conveniently located near major freeways. This will not last!

Key facts

• Quartz countertops
• Large backyard
• Upgraded kitchen

Tags

• LUXURY VINYL PLANK FLOORING
• UPGRADED KITCHEN
• QUARTZ COUNTERTOPS
• LARGE BACKYARD
• SPACIOUS TWO-CAR GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick construction
• Construction: Block foundation
• Exterior features: Paved road access; Lot roughly 40 x 119.6 (0.11 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Partially finished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.0% vs local median 10.1% 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: 218 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 44% of the median local income ($38k/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 $933 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 3y 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 $84k; list at $135k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1946 — 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: 1.04% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $96,565
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 E Muir Ave	0.38mi	3/1.0	1,081 (-0%)	1mo	$147,900	$137	81
20473 Greeley St	0.13mi	3/1.0	1,179 (+9%)	0mo	$47,000	$40	79
20401 Greeley St	0.07mi	3/1.0	928 (-14%)	1mo	$55,000	$59	72
1218 E Milton Ave	0.46mi	3/1.0	1,021 (-6%)	1mo	$155,000	$152	68
19365 Goddard St	0.72mi	3/1.0	1,100 (+1%)	1mo	$97,500	$89	64
20041 Marx St	0.21mi	3/1.5	1,233 (+14%)	2mo	$130,500	$106	64
1727 E Elza Ave	0.56mi	3/2.0	1,123 (+4%)	1mo	$185,000	$165	63
19640 Yacama Rd	0.62mi	3/1.0	1,156 (+6%)	1mo	$15,000	$13	59
750 E Hayes Ave	0.57mi	4/1.5 (+1)	1,125 (+4%)	2mo	$212,500	$189	59
19163 Orleans St	0.72mi	2/1.0 (-1)	1,080 (-0%)	2mo	$32,500	$30	59
19181 Marx St	0.71mi	3/1.0	1,152 (+6%)	1mo	$40,500	$35	56
19145 Riopelle St	0.73mi	3/2.0	1,152 (+6%)	2mo	$80,000	$69	49

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-9,302
• Equity at exit: $20,129

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $8,118
• Equity at exit: $11,672

Cash invested: $37,800 (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: 218
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$708
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $197

Break-even live

Break-even rent $1,158

Max offer price $135,000

Occupancy floor 81%

Sensitivity live

Price	-10% $274	-5% $235	+0% $197	+5% $159	+10% $121
Rent	-10% $86	-5% $142	+0% $197	+5% $253	+10% $308
Rate	-1.0pp $265	-0.5pp $232	base $197	+0.5pp $162	+1.0pp $127

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	22d	1	0.33mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	0.47mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	2d	1	0.50mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	25d	1	0.54mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	22d	1	0.54mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,364	$5.80	0d	1	0.65mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	19d	1	0.66mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	22d	1	0.70mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	0.70mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.74mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	0.75mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	25d	1	0.76mi
429 E Milton Ave Hazel Park, MI	3.0	2.0	1075	$1,595	$1.48	0d	1	0.77mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	0.88mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	16d	1	0.96mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	25d	1	0.97mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	21d	1	0.98mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	1.05mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	25d	1	1.06mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	1.08mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	6d	1	1.09mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	1.14mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	1.15mi
90 W Meyers Ave Hazel Park, MI	2.0	1.0	831	$1,800	$2.17	25d	1	1.15mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.22mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.23mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	25d	1	1.24mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	1.28mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	25d	1	1.31mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	25d	1	1.42mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.42mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.43mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	22d	1	1.47mi

Listing history 4 events

1. 2026-06-21
   days on market $135,000 Active 5 DOM
2. 2026-06-18
   days on market $135,000 Active 2 DOM
3. 2026-06-17
   remarks 498-char remark
4. 2026-06-17
   listed $135,000 Active 1 DOM

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $1,941 · $162/mo
• Expected delta: +$138/yr (+$12/mo · 7.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 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: $16,887
• − Mortgage interest: −$7,562
• − Property taxes: −$1,803
• − Insurance: −$675
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,927
• Taxable income: $218
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $2,315/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

+512.2% since first listed

31 events — show timeline

• 2026-06-16 Listed $135,000 REALCOMP
• 2026-06-16 Listed $135,000 MiRealSource-MiMLS
• 2026-02-17 Listing Removed — MiRealSource-MiMLS
• 2026-02-17 Listing Removed — REALCOMP
• 2025-07-16 Listed $105,000 REALCOMP
• 2025-07-16 Listed $105,000 MiRealSource-MiMLS
• 2024-04-10 Rental Removed $1,500 APPFOLIO
• 2024-03-13 Listed for Rent $1,500 APPFOLIO
• 2024-03-13 Rental Removed $1,500 TURBOTENANT
• 2024-03-11 Listed for Rent $1,500 TURBOTENANT
• 2024-01-31 Sold (MLS) $84,500 MiRealSource-MiMLS
• 2024-01-31 Sold (MLS) $84,500 REALCOMP
• 2023-12-04 Pending — MiRealSource-MiMLS
• 2023-11-20 Price Changed $89,999 MiRealSource-MiMLS
• 2023-11-10 Relisted — MiRealSource-MiMLS
• 2023-11-08 Pending — MiRealSource-MiMLS
• 2023-11-04 Price Changed $109,000 MiRealSource-MiMLS
• 2023-10-12 Listed $112,000 MiRealSource-MiMLS
• 2023-10-12 Listed $89,999 REALCOMP
• 2023-10-11 Listing Removed — MiRealSource-MiMLS
• 2023-10-11 Listing Removed — REALCOMP
• 2023-09-13 Contingent — MiRealSource-MiMLS
• 2023-09-13 Contingent — REALCOMP
• 2023-09-13 Listed $112,000 REALCOMP
• 2023-09-07 Listed $112,000 MiRealSource-MiMLS
• 2023-08-09 Sold (MLS) $45,200 MiRealSource-MiMLS
• 2023-08-09 Sold (MLS) $45,200 REALCOMP
• 2023-07-11 Pending — MiRealSource-MiMLS
• 2023-07-11 Pending — REALCOMP
• 2023-06-20 Listed $22,050 MiRealSource-MiMLS
• 2023-06-20 Listed $22,050 REALCOMP

Property tax history

+2.5%/yr

Latest (2025): $1,803 · +75.6% YoY. Source: county tax records.