20091 Annott St · Detroit, MI 48205

$14,900

2 bd · 1.0 ba · 747 sqft · SingleFamily public records · 216 Days on market

Built 1943 5,227 sqft lot $20/sqft · 68% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1943

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 78.3% 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 rising (+1.3%/yr); 376 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% 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 $103 of loan paydown is wiped out by about $447 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 + 1.3% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $30k (67%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $13,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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. 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?
8. 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.
9. 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.
10. 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: 8.47% ✓
• Cap rate: 78.28%
• Cash-on-cash: 257.11%
• DSCR: 12.44
• GRM: 1.0

CMA / ARV

• ARV (median comp): $46,112
• List price: $14,900
• Delta: -67.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20091 Annott St	0.00mi	2/1.0	747 (0%)	1mo	$12,800	$17	99
20083 Bradford St	0.06mi	2/1.0	648 (-13%)	0mo	$24,000	$37	75
20520 Dresden St	0.24mi	2/1.5	680 (-9%)	0mo	$33,000	$49	72
19735 Annott St	0.29mi	3/1.0 (+1)	780 (+4%)	4mo	$69,500	$89	71
19960 Bradford St	0.15mi	3/1.0 (+1)	786 (+5%)	10mo	$10,000	$13	71
12426 Sidonie Ave	0.73mi	2/1.0	750 (+0%)	4mo	$131,000	$175	63
19758 Waltham St	0.48mi	3/1.0 (+1)	790 (+6%)	3mo	$6,000	$8	60
12408 Sarsfield Ave	0.57mi	2/1.0	720 (-4%)	11mo	$70,000	$97	59
20310 Hamburg St	0.31mi	3/1.0 (+1)	829 (+11%)	7mo	$35,000	$42	57
12484 Sherman Ave	0.65mi	2/1.0	800 (+7%)	3mo	$72,000	$90	56
12832 Sherman Ave	0.74mi	2/1.0	696 (-7%)	2mo	$100,000	$144	52
11376 Rivard Ave	0.46mi	3/1.0 (+1)	829 (+11%)	8mo	$105,000	$127	48

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.57×
• Total profit: $52,451
• Equity at exit: $2,222

10-year hold

• IRR: —
• Equity multiple: 27.55×
• Total profit: $110,784
• Equity at exit: $1,288

Cash invested: $4,172 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$78
• Tax est. 1.5%: −$19 /mo · $224/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $894

Break-even live

Break-even rent $130

Max offer price $14,900

Occupancy floor 24%

Sensitivity live

Price	-10% $904	-5% $899	+0% $894	+5% $889	+10% $884
Rent	-10% $794	-5% $844	+0% $894	+5% $944	+10% $994
Rate	-1.0pp $901	-0.5pp $898	base $894	+0.5pp $890	+1.0pp $886

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	18d	1	0.57mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	44d	1	0.58mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	0.74mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	0.79mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	0.97mi
18667 Algonac St Detroit, MI	1.0	1.0	680	$1,999	$2.94	18d	1	1.00mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	25d	1	1.25mi

Listing history 14 events

1. 2026-05-04
   status Pending 128-char remark

   Show marketing remark (128 chars)

   Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

2. 2026-05-04
   status Pending 128-char remark

   Show marketing remark (128 chars)

   Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

3. 2026-03-27
   price $14,900 128-char remark

   Show marketing remark (128 chars)

   Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

4. 2026-03-27
   price $14,900 128-char remark

   Show marketing remark (128 chars)

   Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

5. 2026-03-27
   status Active 128-char remark

   Show marketing remark (128 chars)

   Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

6. 2026-03-27
   historical 128-char remark

   Show marketing remark (128 chars)

   Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

7. 2026-03-09
   price $19,900 128-char remark

   Show marketing remark (128 chars)

   Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

8. 2026-03-09
   status Active 128-char remark

   Show marketing remark (128 chars)

   Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

9. 2026-03-09
   status Active 128-char remark

   Show marketing remark (128 chars)

   Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

10. 2026-03-09
    price $19,900 128-char remark

    Show marketing remark (128 chars)

    Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

11. 2026-02-13
    historical 128-char remark

    Show marketing remark (128 chars)

    Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

12. 2025-09-04
    listed $45,000 Active 128-char remark

    Show marketing remark (128 chars)

    Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

13. 2025-09-04
    listed $45,000 Active 128-char remark

    Show marketing remark (128 chars)

    Amazing opportunity on this Detroit home. Features a basement and garage. Sold as is. Buyer and agent to verify all information.

14. 1998-03-12
    soldstatus $12,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°F today · 14 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: $15,142
• − Mortgage interest: −$835
• − Property taxes: −$224
• − Insurance: −$74
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$433
• Taxable income: $11,153
• Est. tax owed @ 24.0%: −$2,677
• After-tax cash flow: $8,050/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+19.2% since first listed

14 events — show timeline

• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-03-27 Price Changed $14,900 MiRealSource-MiMLS
• 2026-03-27 Price Changed $14,900 REALCOMP
• 2026-03-27 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-09 Price Changed $19,900 MiRealSource-MiMLS
• 2026-03-09 Relisted — MiRealSource-MiMLS
• 2026-03-09 Relisted — REALCOMP
• 2026-03-09 Price Changed $19,900 REALCOMP
• 2026-02-13 Listing Removed — MiRealSource-MiMLS
• 2025-09-04 Listed $45,000 REALCOMP
• 2025-09-04 Listed $45,000 MiRealSource-MiMLS
• 1998-03-12 Sold (Public Records) $12,500 Public Records

Property tax history

-2.0%/yr

Latest (2025): $802 · -38.1% YoY. Source: county tax records.