20005 Woodworth St · Redford, MI 48240

$135,000

2 bd · 1.0 ba · 1,345 sqft · SingleFamily public records · 393 Days on market

Built 1952 5,227 sqft lot Est $204k · 34% under

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Why this score? — see what drove the C 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a 3 bedroom, 1 bath with 1 car garage. TENANT OCCUPIED property. New hot water tank in 2023. Tenant has been there since 2020 and month to month. Rent is $1,082.38 per month. Notice will be given to tenant after accepted offer, if buyer is interested in property as primary residence.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1952

Property features AI

Exterior

• Parking: Detached garage (1 space)
• Home design: Single-family residence; Residential property; Built in 1952
• Construction: Vinyl siding
• Exterior features: 0.12-acre lot; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Total of 4 rooms; Slab basement

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$204,440) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Redford Union Schools District No. 1 (suburban): math 8% / reading 23% proficiency, ranked #489 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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

• It's been on market 393 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 393 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 1952 — 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. 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: 1.06% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $204,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20008 Negaunee	0.48mi	2/1.5	1,432 (+6%)	1mo	$129,000	$90	64
20917 Delaware St	0.52mi	3/1.5 (+1)	1,325 (-2%)	3mo	$234,300	$177	64
20462 Beech Daly Rd	0.38mi	3/1.0 (+1)	1,422 (+6%)	6mo	$159,999	$113	63
19550 Imperial Hwy	0.61mi	3/1.0 (+1)	1,350 (+0%)	5mo	$174,900	$130	62
21115 East St	0.61mi	3/1.0 (+1)	1,350 (+0%)	5mo	$210,000	$156	61
19953 Wakenden	0.14mi	3/2.0 (+1)	1,162 (-14%)	2mo	$209,000	$180	60
19361 Wakenden	0.44mi	3/2.0 (+1)	1,248 (-7%)	0mo	$155,000	$124	58
20433 Lexington	0.20mi	3/2.5 (+1)	1,500 (+12%)	4mo	$228,500	$152	57
20503 Centralia	0.34mi	3/2.0 (+1)	1,197 (-11%)	1mo	$170,000	$142	56
19551 Imperial Hwy	0.57mi	3/1.5 (+1)	1,300 (-3%)	6mo	$130,000	$100	56
26293 Shiawassee Rd	0.61mi	3/1.5 (+1)	1,292 (-4%)	6mo	$254,400	$197	53
20558 Seminole	0.66mi	3/2.0 (+1)	1,200 (-11%)	3mo	$204,900	$171	39

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-11,178
• Equity at exit: $20,129

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,158
• 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 48240

• Active inventory: 86
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$708
• Tax from tax record: −$202 /mo · $2,419/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $167

Break-even live

Break-even rent $1,223

Max offer price $135,000

Occupancy floor 83%

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20524 Indian Redford, MI	3.0	1.0	988	$1,600	$1.62	24d	1	0.52mi
25740 Shiawassee St Southfield, MI	1.0–2.0	1.0	850	$1,253	$1.47	43d	10	0.72mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	24d	1	0.76mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	24d	1	0.77mi
25400 Basin St Southfield, MI	1.0–2.0	1.0	825	$1,400	$1.70	4d	11	0.80mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	4d	1	0.82mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	4d	1	0.84mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	10d	1	0.84mi
20745 Saint Francis Unit 101 Farmington Hills, MI	2.0	1.0	900	$1,495	$1.66	43d	1	1.02mi
20745 Saint Francis Unit 208 Farmington Hills, MI	2.0	1.0	900	$1,395	$1.55	14d	1	1.02mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	12d	1	1.14mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	4d	1	1.45mi

Listing history 32 events

1. 2026-06-18
   days on market $135,000 Active 393 DOM
2. 2026-06-17
   days on market $135,000 Active 392 DOM
3. 2026-06-16
   days on market $135,000 Active 391 DOM
4. 2026-06-15
   days on market $135,000 Active 390 DOM
5. 2026-06-13
   days on market $135,000 Active 388 DOM
6. 2026-06-13
   days on market $135,000 Active 387 DOM
7. 2026-06-09
   days on market $135,000 Active 384 DOM
8. 2026-06-08
   days on market $135,000 Active 383 DOM
9. 2026-06-07
   days on market $135,000 Active 382 DOM
10. 2026-06-04
    days on market $135,000 Active 379 DOM
11. 2026-06-03
    days on market $135,000 Active 378 DOM
12. 2026-06-02
    days on market $135,000 Active 377 DOM
13. 2026-06-01
    days on market $135,000 Active 376 DOM
14. 2026-05-31
    days on market $135,000 Active 375 DOM
15. 2025-08-13
    price $135,000 292-char remark

    Show marketing remark (292 chars)

    This is a 3 bedroom, 1 bath with 1 car garage. TENANT OCCUPIED property. New hot water tank in 2023. Tenant has been there since 2020 and month to month. Rent is $1,082.38 per month. Notice will be given to tenant after accepted offer, if buyer is interested in property as primary residence.

16. 2025-08-13
    price $135,000 292-char remark

    Show marketing remark (292 chars)

    This is a 3 bedroom, 1 bath with 1 car garage. TENANT OCCUPIED property. New hot water tank in 2023. Tenant has been there since 2020 and month to month. Rent is $1,082.38 per month. Notice will be given to tenant after accepted offer, if buyer is interested in property as primary residence.

17. 2025-08-13
    price $135,000

    Show marketing remark (292 chars)

    This is a 3 bedroom, 1 bath with 1 car garage. TENANT OCCUPIED property. New hot water tank in 2023. Tenant has been there since 2020 and month to month. Rent is $1,082.38 per month. Notice will be given to tenant after accepted offer, if buyer is interested in property as primary residence.

18. 2025-05-21
    listed $140,000 Active 292-char remark

    Show marketing remark (292 chars)

    This is a 3 bedroom, 1 bath with 1 car garage. TENANT OCCUPIED property. New hot water tank in 2023. Tenant has been there since 2020 and month to month. Rent is $1,082.38 per month. Notice will be given to tenant after accepted offer, if buyer is interested in property as primary residence.

19. 2025-05-21
    listed $140,000 Active 292-char remark

    Show marketing remark (292 chars)

    This is a 3 bedroom, 1 bath with 1 car garage. TENANT OCCUPIED property. New hot water tank in 2023. Tenant has been there since 2020 and month to month. Rent is $1,082.38 per month. Notice will be given to tenant after accepted offer, if buyer is interested in property as primary residence.

20. 2025-05-21
    listed $140,000 Active

    Show marketing remark (292 chars)

    This is a 3 bedroom, 1 bath with 1 car garage. TENANT OCCUPIED property. New hot water tank in 2023. Tenant has been there since 2020 and month to month. Rent is $1,082.38 per month. Notice will be given to tenant after accepted offer, if buyer is interested in property as primary residence.

21. 2020-11-30
    soldstatus $1,011,665
22. 2018-10-12
    soldstatus $432,800
23. 2013-04-12
    soldstatus $25,500
24. 2013-04-12
    soldstatus $25,500
25. 2013-03-28
    historical
26. 2013-03-28
    historical
27. 2013-02-20
    listed $27,200
28. 2013-02-20
    listed $27,200
29. 2010-08-08
    historical
30. 2009-02-08
    listed $70,000
31. 1999-07-13
    soldstatus $93,000
32. 1999-05-20
    listed $89,900

ⓘ 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: $2,419 · $202/mo
• Projected year-2 tax: $2,419 · $202/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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,212
• − Mortgage interest: −$7,562
• − Property taxes: −$2,419
• − Insurance: −$675
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$3,927
• Taxable loss: −$126
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $2,038/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: Redford Union Schools District No. 1
• NCES district ID: 2629460
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 23% ▬ 0.00%
• Median HH income: $49,778
• Composite: 14.1/100
• National rank: #9460
• State rank: #489 of 540 in MI

Livability — Redford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 36,976
• Population (ZIP): 17,097

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -177.98%
• Current HPI: 236.2958
• Rent YoY: —
• Metro: —
• 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

+50.2% since first listed

18 events — show timeline

• 2025-08-13 Price Changed $135,000 MiRealSource-MiMLS
• 2025-08-13 Price Changed $135,000 REALCOMP
• 2025-08-13 Price Changed $135,000 SW Michigan MLS
• 2025-05-21 Listed $140,000 SW Michigan MLS
• 2025-05-21 Listed $140,000 REALCOMP
• 2025-05-21 Listed $140,000 MiRealSource-MiMLS
• 2020-11-30 Sold (Public Records) $1,011,665 Public Records
• 2018-10-12 Sold (Public Records) $432,800 Public Records
• 2013-04-12 Sold (MLS) $25,500 MiRealSource-MiMLS
• 2013-04-12 Sold (MLS) $25,500 REALCOMP
• 2013-03-28 Listing Removed — MiRealSource-MiMLS
• 2013-03-28 Listing Removed — REALCOMP
• 2013-02-20 Listed $27,200 MiRealSource-MiMLS
• 2013-02-20 Listed $27,200 REALCOMP
• 2010-08-08 Listing Removed — REALCOMP
• 2009-02-08 Listed $70,000 REALCOMP
• 1999-07-13 Sold (MLS) $93,000 REALCOMP
• 1999-05-20 Listed $89,900 REALCOMP

Property tax history

+2.1%/yr

Latest (2025): $2,419 · -45.3% YoY. Source: county tax records.