20112 Manor · Detroit, MI 48221

$96,900

3 bd · 1.0 ba · 821 sqft · SingleFamily public records · 18 Days on market

Built 1943 5,227 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1-bathroom brick bungalow on Manor Street! Offering 821 sq. ft. of cozy living space, this home is packed with major, high-ticket mechanical updates providing ultimate peace of mind. Key features include a furnace that is only 1 year old, a 3-year-old roof, a 3-year-old hot water tank, and brand-new insulation for excellent energy efficiency. The home was completely rewired in 2024, and the plumbing updates include brand-new pipes under the sink replaced the same year. Enjoy the freshly redone front porch, a clean basement ready for your storage or finishing touches, and a kitchen equipped with a 3-year-old washer and dryer set. Perfect for an primary buyer or a turn-key addition to an investor portfolio. Schedule your showing today! House is owner occupied and will require 24 hour notice for showings. BATVAI Send all offers to porter. [email protected]

Key facts

• Completely rewired
• Brand new pipes
• Brand new insulation

Tags

• FURNACE ONLY 1 YEAR OLD
• 3 YEAR OLD ROOF
• 3 YEAR OLD HOT WATER TANK
• BRAND NEW INSULATION
• COMPLETELY REWIRED
• BRAND NEW PIPES

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1943
• Construction: Aluminum siding and brick exterior; Asphalt roof; 821 total building area
• Exterior features: Public water; 0.12-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: Six total rooms; Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $95k (1.5% 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 (+3.4%/yr); 349 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $670 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 21y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; 17% 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 $95,446 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — 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. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.84%
• DSCR: 1.75
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $53,365
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19929 Monte Vista St	0.15mi	3/1.0	860 (+5%)	2mo	$75,000	$87	84
19985 Meyers Rd	0.12mi	2/1.0 (-1)	844 (+3%)	2mo	$51,900	$61	83
20218 Monte Vista St	0.11mi	3/2.0	860 (+5%)	1mo	$37,000	$43	82
20209 Meyers Rd	0.12mi	2/1.0 (-1)	864 (+5%)	1mo	$40,000	$46	79
20428 Monte Vista St	0.19mi	3/1.0	872 (+6%)	2mo	$55,000	$63	79
20047 Monte Vista St	0.04mi	2/1.5 (-1)	877 (+7%)	1mo	$69,999	$80	79
20456 Meyers Rd	0.21mi	2/1.0 (-1)	800 (-3%)	5mo	$52,000	$65	76
20436 Washburn St	0.43mi	3/1.0	910 (+11%)	6mo	$71,500	$79	57
19439 Wyoming Ave	0.56mi	2/1.0 (-1)	870 (+6%)	6mo	$65,000	$75	54
19483 Meyers Rd	0.34mi	2/1.0 (-1)	926 (+13%)	6mo	$41,000	$44	52
19161 Meyers Rd	0.61mi	2/1.0 (-1)	894 (+9%)	3mo	$87,500	$98	49
19733 Schaefer Hwy	0.64mi	2/1.0 (-1)	726 (-12%)	5mo	$25,000	$34	42

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.34×
• Total profit: $9,217
• Equity at exit: $14,448

10-year hold

• IRR: 18.2%
• Equity multiple: 2.55×
• Total profit: $42,029
• Equity at exit: $8,378

Cash invested: $27,132 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$508
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $381

Break-even live

Break-even rent $913

Max offer price $96,900

Occupancy floor 68%

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: $24,225
• Closing costs: $2,907
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	0.02mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	0.08mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	0.13mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	0.15mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	0.18mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	0.36mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	0.41mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.52mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	0.55mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	0.60mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	17d	1	0.60mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	5d	1	0.63mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.80mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	0.83mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	43d	1	0.84mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	43d	1	0.90mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.07mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	24d	3	1.13mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	24d	1	1.15mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	5d	1	1.15mi
10400 Saratoga St Oak Park, MI	2.0	1.0	829	$1,450	$1.75	5d	1	1.20mi
22108 Dante St Oak Park, MI	2.0	1.0	898	$1,250	$1.39	24d	1	1.27mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	24d	1	1.27mi
22148 Dante St #212 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	21d	1	1.29mi
22148 Dante St #211 Oak Park, MI	2.0	1.0	916	$1,475	$1.61	24d	1	1.29mi
22148 Dante St #211 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	18d	1	1.29mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	24d	1	1.29mi
22108 Dante St #115 Oak Park, MI	2.0	2.0	898	$1,250	$1.39	24d	1	1.31mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	17d	1	1.34mi
12800 W 9 Mile Rd Oak Park, MI	1.0–2.0	1.0	775	$1,250	$1.61	24d	1	1.35mi
10050 W Nine Mile Rd Unit 18 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	5d	1	1.38mi
10000 W Nine Mile Rd Unit 3 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.40mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.44mi
578 Kensington Ave Ferndale, MI	2.0	1.0	860	$1,600	$1.86	5d	1	1.45mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	43d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $96,900 Active 18 DOM
2. 2026-06-17
   days on market $96,900 Active 17 DOM
3. 2026-06-15
   price $96,900 Active 15 DOM
4. 2026-06-15
   days on market $98,900 Active 15 DOM
5. 2026-06-13
   days on market $98,900 Active 13 DOM
6. 2026-06-13
   days on market $98,900 Active 12 DOM
7. 2026-06-10
   price $98,900 Active 9 DOM
8. 2026-06-09
   days on market $105,000 Active 9 DOM
9. 2026-06-08
   days on market $105,000 Active 8 DOM
10. 2026-06-07
    days on market $105,000 Active 7 DOM
11. 2026-06-04
    days on market $105,000 Active 4 DOM
12. 2026-06-03
    days on market $105,000 Active 3 DOM
13. 2026-06-02
    days on market $105,000 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark

    Show marketing remark (904 chars)

    Welcome to this charming 3-bedroom, 1-bathroom brick bungalow on Manor Street! Offering 821 sq. ft. of cozy living space, this home is packed with major, high-ticket mechanical updates providing ultimate peace of mind. Key features include a furnace that is only 1 year old, a 3-year-old roof, a 3-year-old hot water tank, and brand-new insulation for excellent energy efficiency. The home was completely rewired in 2024, and the plumbing updates include brand-new pipes under the sink replaced the same year. Enjoy the freshly redone front porch, a clean basement ready for your storage or finishing touches, and a kitchen equipped with a 3-year-old washer and dryer set. Perfect for an primary buyer or a turn-key addition to an investor portfolio. Schedule your showing today! House is owner occupied and will require 24 hour notice for showings. BATVAI Send all offers to porter. [email protected]

15. 2026-05-31
    listed $105,000 Active 1 DOM

    Show marketing remark (904 chars)

    Welcome to this charming 3-bedroom, 1-bathroom brick bungalow on Manor Street! Offering 821 sq. ft. of cozy living space, this home is packed with major, high-ticket mechanical updates providing ultimate peace of mind. Key features include a furnace that is only 1 year old, a 3-year-old roof, a 3-year-old hot water tank, and brand-new insulation for excellent energy efficiency. The home was completely rewired in 2024, and the plumbing updates include brand-new pipes under the sink replaced the same year. Enjoy the freshly redone front porch, a clean basement ready for your storage or finishing touches, and a kitchen equipped with a 3-year-old washer and dryer set. Perfect for an primary buyer or a turn-key addition to an investor portfolio. Schedule your showing today! House is owner occupied and will require 24 hour notice for showings. BATVAI Send all offers to porter. [email protected]

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $2,075 · $173/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: $16,741
• − Mortgage interest: −$5,428
• − Property taxes: −$2,075
• − Insurance: −$484
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$2,819
• Taxable income: $3,256
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $3,787/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

+288.9% since first listed

40 events — show timeline

• 2026-05-31 Listed $105,000 REALCOMP
• 2026-05-31 Listed $105,000 SW Michigan MLS
• 2026-05-31 Listed $105,000 MiRealSource-MiMLS
• 2025-03-31 Listing Removed — REALCOMP
• 2025-03-31 Listing Removed — MiRealSource-MiMLS
• 2025-02-13 Price Changed $115,000 MiRealSource-MiMLS
• 2025-02-13 Price Changed $115,000 REALCOMP
• 2025-01-15 Listed $120,000 MiRealSource-MiMLS
• 2025-01-15 Listed $120,000 REALCOMP
• 2025-01-13 Coming Soon — MiRealSource-MiMLS
• 2024-08-30 Sold (Public Records) $83,000 Public Records
• 2024-08-16 Sold (MLS) $83,000 MiRealSource-MiMLS
• 2024-08-16 Sold (MLS) $83,000 REALCOMP
• 2024-08-08 Pending — MiRealSource-MiMLS
• 2024-08-08 Pending — REALCOMP
• 2024-07-31 Contingent — MiRealSource-MiMLS
• 2024-07-30 Contingent — REALCOMP
• 2024-07-09 Price Changed $90,000 MiRealSource-MiMLS
• 2024-07-09 Price Changed $90,000 REALCOMP
• 2024-04-18 Price Changed $100,000 MiRealSource-MiMLS
• 2024-04-18 Price Changed $100,000 REALCOMP
• 2024-03-28 Listed $140,000 MiRealSource-MiMLS
• 2024-03-28 Listed $140,000 REALCOMP
• 2013-07-11 Sold (MLS) $12,300 MiRealSource-MiMLS
• 2013-07-11 Sold (MLS) $12,300 REALCOMP
• 2013-06-27 Listing Removed — MiRealSource-MiMLS
• 2013-06-27 Listing Removed — REALCOMP
• 2013-06-19 Listed $12,000 MiRealSource-MiMLS
• 2013-06-19 Listed $12,000 REALCOMP
• 2013-06-14 Listing Removed — MiRealSource-MiMLS
• 2013-06-14 Listing Removed — REALCOMP
• 2013-04-24 Listed $11,000 MiRealSource-MiMLS
• 2013-04-24 Listed $11,000 REALCOMP
• 2013-04-22 Listing Removed — REALCOMP
• 2013-04-22 Listing Removed — MiRealSource-MiMLS
• 2013-04-13 Listed $12,500 REALCOMP
• 2013-04-13 Listed $12,500 MiRealSource-MiMLS
• 2005-10-29 Listing Removed — REALCOMP
• 2005-07-29 Listed $109,000 REALCOMP
• 1993-12-21 Sold (Public Records) $27,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,075 · +69.4% YoY. Source: county tax records.