20315 Biltmore St · Detroit, MI 48235

$109,900

3 bd · 1.0 ba · 1,246 sqft · SingleFamily public records · 114 Days on market

Built 1948 5,227 sqft lot $88/sqft · 39% above area Est $79k · 38% 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 +23.7/30.0
• 1% rule +7.9/10.0
• DSCR +7.6/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 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

* * NOTE: Furnace and HWT will be installed before closing * * Updated & Freshly Painted Bungalow in Detroit – Move-In Ready! Welcome to this charming and updated bungalow located at 20315 Biltmore St in Detroit! This well-maintained single-family home offers a great blend of character, comfort, and modern touches - perfect for homeowners or investors alike.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% 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 (+3.2%/yr); 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 43% 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 $760 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.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $110k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.29% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 6.4

CMA / ARV

• ARV (median comp): $79,358
• List price: $109,900
• Delta: 38.49%
• 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
20510 Fenmore St	0.28mi	3/1.0	1,194 (-4%)	5mo	$64,500	$54	76
20569 Biltmore St	0.08mi	3/1.5	1,073 (-14%)	2mo	$174,000	$162	70
16910 Pembroke Ave	0.35mi	3/1.0	1,150 (-8%)	1mo	$50,000	$43	70
20014 Southfield Rd	0.40mi	3/1.0	1,357 (+9%)	1mo	$88,000	$65	66
20220 Ashton Ave	0.43mi	3/1.0	1,362 (+9%)	5mo	$155,000	$114	60
19400 Lindsay St	0.60mi	2/1.0 (-1)	1,300 (+4%)	5mo	$18,000	$14	55
20253 Winthrop St	0.55mi	3/1.0	1,093 (-12%)	5mo	$145,900	$133	50
20068 Glastonbury Rd	0.57mi	2/1.0 (-1)	1,362 (+9%)	4mo	$80,000	$59	50
17550 Melrose St	0.53mi	3/1.5	1,409 (+13%)	4mo	$248,500	$176	48
19338 Fenmore St	0.74mi	3/1.0	1,120 (-10%)	1mo	$116,000	$104	48
19940 Faust Ave NW	0.67mi	2/1.0 (-1)	1,354 (+9%)	5mo	$23,000	$17	45
19338 Murray Hill St	0.70mi	3/1.5	1,400 (+12%)	1mo	$176,500	$126	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,065
• Equity at exit: $16,386

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $15,501
• Equity at exit: $9,502

Cash invested: $30,772 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$576
• Tax from tax record: −$294 /mo · $3,524/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $208

Break-even live

Break-even rent $1,159

Max offer price $109,900

Occupancy floor 80%

Sensitivity live

Price	-10% $271	-5% $239	+0% $208	+5% $177	+10% $146
Rent	-10% $96	-5% $152	+0% $208	+5% $265	+10% $321
Rate	-1.0pp $264	-0.5pp $236	base $208	+0.5pp $180	+1.0pp $151

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	0.03mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	0.13mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	0.14mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	0.19mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	2d	1	0.27mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	0.37mi
20200 Ashton Ave Detroit, MI	3.0	1.0	1200	$1,200	$1.00	17d	1	0.43mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	0.48mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	0.49mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	0.49mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	15d	5	0.49mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	44d	1	0.50mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	17d	1	0.61mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	0.62mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	17d	1	0.65mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	0.67mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.71mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.78mi
16500 N Park Dr Southfield, MI	1.0–3.0	1.0–2.5	1500	$2,289	$1.53	0d	1	0.81mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	0.94mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.05mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	1.07mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	1.17mi
16200 W 9 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	971	$1,700	$1.75	5d	2	1.17mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	1.19mi
16300 W 9 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	950	$1,350	$1.42	44d	1	1.19mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.21mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	1.28mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	3d	1	1.31mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.31mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	1.31mi
16176 Cumberland Rd Southfield, MI	2.0–3.0	2.0	1450	$1,675	$1.16	44d	1	1.33mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	1.35mi
23300 Providence Dr Southfield, MI	2.0–3.0	2.0	1342	$1,749	$1.30	0d	14	1.36mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	17d	1	1.36mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	20d	1	1.37mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	1.38mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	1.38mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	1.41mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $109,900 Active 114 DOM
2. 2026-06-17
   days on market $109,900 Active 113 DOM
3. 2026-06-15
   days on market $109,900 Active 111 DOM
4. 2026-06-13
   days on market $109,900 Active 109 DOM
5. 2026-06-13
   days on market $109,900 Active 108 DOM
6. 2026-06-10
   price $109,900 Active 105 DOM
7. 2026-06-09
   days on market $114,900 Active 105 DOM
8. 2026-06-08
   days on market $114,900 Active 104 DOM
9. 2026-06-07
   days on market $114,900 Active 103 DOM
10. 2026-06-04
    days on market $114,900 Active 100 DOM
11. 2026-06-03
    days on market $114,900 Active 99 DOM
12. 2026-06-01
    days on market $114,900 Active 97 DOM
13. 2026-05-31
    days on market $114,900 Active 96 DOM
14. 2026-05-04
    price $114,900 388-char remark

    Show marketing remark (381 chars)

    * * NOTE: Furnace and HWT will be installed before closing * * Updated & Freshly Painted Bungalow in Detroit – Move-In Ready! Welcome to this charming and updated bungalow located at 20315 Biltmore St in Detroit! This well-maintained single-family home offers a great blend of character, comfort, and modern touches—perfect for homeowners or investors alike.

15. 2026-05-04
    price $114,900 381-char remark

    Show marketing remark (381 chars)

    * * NOTE: Furnace and HWT will be installed before closing * * Updated & Freshly Painted Bungalow in Detroit – Move-In Ready! Welcome to this charming and updated bungalow located at 20315 Biltmore St in Detroit! This well-maintained single-family home offers a great blend of character, comfort, and modern touches—perfect for homeowners or investors alike.

16. 2026-04-14
    price $126,500 388-char remark

    Show marketing remark (381 chars)

    * * NOTE: Furnace and HWT will be installed before closing * * Updated & Freshly Painted Bungalow in Detroit – Move-In Ready! Welcome to this charming and updated bungalow located at 20315 Biltmore St in Detroit! This well-maintained single-family home offers a great blend of character, comfort, and modern touches—perfect for homeowners or investors alike.

17. 2026-04-14
    price $126,500 381-char remark

    Show marketing remark (381 chars)

    * * NOTE: Furnace and HWT will be installed before closing * * Updated & Freshly Painted Bungalow in Detroit – Move-In Ready! Welcome to this charming and updated bungalow located at 20315 Biltmore St in Detroit! This well-maintained single-family home offers a great blend of character, comfort, and modern touches—perfect for homeowners or investors alike.

18. 2026-02-24
    listed $128,500 Active 388-char remark

    Show marketing remark (381 chars)

    * * NOTE: Furnace and HWT will be installed before closing * * Updated & Freshly Painted Bungalow in Detroit – Move-In Ready! Welcome to this charming and updated bungalow located at 20315 Biltmore St in Detroit! This well-maintained single-family home offers a great blend of character, comfort, and modern touches—perfect for homeowners or investors alike.

19. 2026-02-24
    listed $128,500 Active 381-char remark

    Show marketing remark (381 chars)

    * * NOTE: Furnace and HWT will be installed before closing * * Updated & Freshly Painted Bungalow in Detroit – Move-In Ready! Welcome to this charming and updated bungalow located at 20315 Biltmore St in Detroit! This well-maintained single-family home offers a great blend of character, comfort, and modern touches—perfect for homeowners or investors alike.

20. 2020-09-18
    soldstatus $30,000 Sold
21. 2020-09-18
    soldstatus $30,000 Closed
22. 2020-08-25
    status Pending
23. 2020-08-25
    status Pending
24. 2020-08-07
    status Active
25. 2020-08-05
    historical
26. 2020-03-20
    price $38,000
27. 2020-03-20
    price $38,000
28. 2019-11-20
    listed $39,900 Active
29. 2019-11-20
    listed $39,900 Active

ⓘ 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: $3,524 · $294/mo
• Projected year-2 tax: $3,524 · $294/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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,074
• − Mortgage interest: −$6,156
• − Property taxes: −$3,524
• − Insurance: −$550
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$3,197
• Taxable income: $916
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $2,280/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 2% Hispanic / Latino 1%
• 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+188.0% since first listed

16 events — show timeline

• 2026-05-04 Price Changed $114,900 MiRealSource-MiMLS
• 2026-05-04 Price Changed $114,900 REALCOMP
• 2026-04-14 Price Changed $126,500 MiRealSource-MiMLS
• 2026-04-14 Price Changed $126,500 REALCOMP
• 2026-02-24 Listed $128,500 REALCOMP
• 2026-02-24 Listed $128,500 MiRealSource-MiMLS
• 2020-09-18 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2020-09-18 Sold (MLS) $30,000 REALCOMP
• 2020-08-25 Pending — MiRealSource-MiMLS
• 2020-08-25 Pending — REALCOMP
• 2020-08-07 Relisted — REALCOMP
• 2020-08-05 Listing Removed — REALCOMP
• 2020-03-20 Price Changed $38,000 MiRealSource-MiMLS
• 2020-03-20 Price Changed $38,000 REALCOMP
• 2019-11-20 Listed $39,900 MiRealSource-MiMLS
• 2019-11-20 Listed $39,900 REALCOMP

Property tax history

+24.9%/yr

Latest (2025): $3,524 · +9261.6% YoY. Source: county tax records.