20083 Bradford St · Detroit, MI 48205

$35,000

2 bd · 1.0 ba · 648 sqft · SingleFamily public records · 48 Days on market

Built 1941 5,227 sqft lot $54/sqft · 32% below area Est $52k · 32% under ↓ 10% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Cash only. Unlock the potential in this 2-bedroom, 1-bath home with a full basement and rear extension for added living space. With a little TLC, this property can shine - ideal for investors or buyers looking to customize.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1941

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.5% 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); 373 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $3k; list at $35k implies a 1067% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.59% ✓
• Cap rate: 30.51%
• Cash-on-cash: 86.49%
• DSCR: 4.85
• GRM: 2.3

CMA / ARV

• ARV (median comp): $51,665
• List price: $35,000
• Delta: -32.26%
• 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
20083 Bradford St	0.00mi	2/1.0	648 (0%)	0mo	$24,000	$37	100
20520 Dresden St	0.21mi	2/1.5	680 (+5%)	0mo	$33,000	$49	80
12832 Sherman Ave	0.71mi	2/1.0	696 (+7%)	2mo	$100,000	$144	52
20061 Westphalia St	0.44mi	2/1.0	712 (+10%)	13mo	$75,000	$105	52
12408 Sarsfield Ave	0.55mi	2/1.0	720 (+11%)	11mo	$70,000	$97	47
12849 Vernon Ave	0.66mi	2/1.0	696 (+7%)	13mo	$107,500	$154	46
12861 Vernon Ave	0.67mi	2/1.0	696 (+7%)	13mo	$110,000	$158	45
11334 Jackson Ave	0.58mi	2/1.0	720 (+11%)	13mo	$101,500	$141	43
20554 Joann St	0.63mi	2/1.0	721 (+11%)	12mo	$35,000	$49	42
11252 Fisher Ave	0.68mi	2/1.0	720 (+11%)	11mo	$110,000	$153	41
19997 Alcoy St	0.63mi	2/1.0	721 (+11%)	14mo	$43,000	$60	40
11417 Sherman Ave	0.63mi	3/1.0 (+1)	714 (+10%)	13mo	$93,000	$130	38

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: 85.0%
• Equity multiple: 4.80×
• Total profit: $37,286
• Equity at exit: $5,219

10-year hold

• IRR: 87.8%
• Equity multiple: 9.40×
• Total profit: $82,345
• Equity at exit: $3,026

Cash invested: $9,800 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$184
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $706

Break-even live

Break-even rent $362

Max offer price $35,000

Occupancy floor 39%

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: $8,750
• Closing costs: $1,050
• 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	17d	1	0.59mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	44d	1	0.59mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	0.72mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	0.74mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	1.00mi
18667 Algonac St Detroit, MI	1.0	1.0	680	$1,999	$2.94	17d	1	1.02mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	1.30mi

Listing history 17 events

1. 2026-06-02
   statusdays on market $35,000 Pending 48 DOM
2. 2026-06-01
   days on market $35,000 Active 47 DOM
3. 2026-05-31
   days on market $35,000 Active 46 DOM
4. 2026-05-15
   price $35,000 223-char remark

   Show marketing remark (227 chars)

   Cash only. Unlock the potential in this 2-bedroom, 1-bath home with a full basement and rear extension for added living space. With a little TLC, this property can shine—ideal for investors or buyers looking to customize.

5. 2026-05-15
   price $35,000 227-char remark

   Show marketing remark (227 chars)

   Cash only. Unlock the potential in this 2-bedroom, 1-bath home with a full basement and rear extension for added living space. With a little TLC, this property can shine—ideal for investors or buyers looking to customize.

6. 2026-04-16
   listed $45,000 Active 227-char remark

   Show marketing remark (227 chars)

   Cash only. Unlock the potential in this 2-bedroom, 1-bath home with a full basement and rear extension for added living space. With a little TLC, this property can shine—ideal for investors or buyers looking to customize.

7. 2026-04-15
   listed $45,000 Active 223-char remark

   Show marketing remark (223 chars)

   Cash only. Unlock the potential in this 2-bedroom, 1-bath home with a full basement and rear extension for added living space. With a little TLC, this property can shine - ideal for investors or buyers looking to customize.

8. 2014-03-13
   soldstatus $3,000
9. 2014-03-13
   soldstatus $3,000
10. 2014-02-05
    historical
11. 2014-01-03
    listed $3,000
12. 2014-01-03
    listed $3,000
13. 2002-05-14
    soldstatus $58,000
14. 2001-07-31
    soldstatus $25,000
15. 2001-07-11
    soldstatus $11,000
16. 1998-08-19
    soldstatus $39,000
17. 1998-08-19
    soldstatus $36,000

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,058 · $88/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 ≥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: $15,078
• − Mortgage interest: −$1,961
• − Property taxes: −$1,058
• − Insurance: −$175
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$1,018
• Taxable income: $8,454
• Est. tax owed @ 24.0%: −$2,029
• After-tax cash flow: $6,447/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

-10.3% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $35,000 MiRealSource-MiMLS
• 2026-05-15 Price Changed $35,000 REALCOMP
• 2026-04-16 Listed $45,000 REALCOMP
• 2026-04-15 Listed $45,000 MiRealSource-MiMLS
• 2014-03-13 Sold (MLS) $3,000 MiRealSource-MiMLS
• 2014-03-13 Sold (MLS) $3,000 REALCOMP
• 2014-02-05 Listing Removed — MiRealSource-MiMLS
• 2014-01-03 Listed $3,000 MiRealSource-MiMLS
• 2014-01-03 Listed $3,000 REALCOMP
• 2002-05-14 Sold (Public Records) $58,000 Public Records
• 2001-07-31 Sold (Public Records) $25,000 Public Records
• 2001-07-11 Sold (Public Records) $11,000 Public Records
• 1998-08-19 Sold (Public Records) $36,000 Public Records
• 1998-08-19 Sold (Public Records) $39,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,058 · -53.8% YoY. Source: county tax records.