20521 Ohio St · Detroit, MI 48221

$89,900

3 bd · 1.0 ba · 994 sqft · SingleFamily public records · 110 Days on market

Built 1959 4,792 sqft lot $90/sqft · 21% below area Est $114k · 21% under

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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 +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 27y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $90k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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 1959 — 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. 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: 1.60% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.53%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (median comp): $114,234
• List price: $89,900
• Delta: -21.30%
• 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
20501 Northlawn St	0.12mi	3/1.0	992 (-0%)	3mo	$90,000	$91	91
20805 Bethlawn Blvd	0.22mi	3/1.5	1,083 (+9%)	3mo	$168,500	$156	70
20110 Northlawn St	0.30mi	3/1.0	1,100 (+11%)	3mo	$67,000	$61	66
1368 Northway St	0.67mi	3/1.0	1,017 (+2%)	0mo	$264,900	$260	65
20403 Manor St	0.67mi	3/2.0	968 (-3%)	2mo	$57,000	$59	58
21395 Westview Ave	0.49mi	3/1.0	1,100 (+11%)	3mo	$125,000	$114	57
20428 Monte Vista St	0.59mi	3/1.0	872 (-12%)	2mo	$55,000	$63	50
19928 Santa Barbara Dr	0.60mi	3/1.0	865 (-13%)	1mo	$90,000	$104	49
20218 Monte Vista St	0.61mi	3/2.0	860 (-14%)	1mo	$37,000	$43	44
19929 Monte Vista St	0.73mi	3/1.0	860 (-14%)	2mo	$75,000	$87	42
20047 Monte Vista St	0.68mi	2/1.5 (-1)	877 (-12%)	1mo	$69,999	$80	41
20209 Meyers Rd	0.74mi	2/1.0 (-1)	864 (-13%)	1mo	$40,000	$46	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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.70×
• Total profit: $17,537
• Equity at exit: $13,404

10-year hold

• IRR: 26.0%
• Equity multiple: 3.32×
• Total profit: $58,521
• Equity at exit: $7,773

Cash invested: $25,172 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$471
• Tax from tax record: −$131 /mo · $1,567/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $494

Break-even live

Break-even rent $809

Max offer price $89,900

Occupancy floor 61%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	17d	1	0.12mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.20mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	0.23mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.29mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	0.34mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	0.35mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	43d	1	0.37mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	0.39mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	0.55mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	0.63mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	0.67mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	0.70mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	0.70mi
578 Kensington Ave Ferndale, MI	2.0	1.0	860	$1,600	$1.86	4d	1	0.73mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	17d	1	0.74mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	0.74mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	43d	1	0.75mi
695 Livernois St Unit 2 Ferndale, MI	2.0	1.0	950	$2,350	$2.47	4d	1	0.86mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	24d	1	0.97mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	24d	1	1.02mi
20643 Stratford Rd Unit 1 Detroit, MI	2.0	1.5	1000	$1,250	$1.25	43d	1	1.04mi
1491 W Nine Mile Rd Unit 9 Ferndale, MI	2.0	1.0	900	$1,350	$1.50	43d	1	1.04mi
20129 Stratford Rd Unit 2 Detroit, MI	2.0	1.0	1100	$1,223	$1.11	24d	1	1.06mi
10400 Saratoga St Oak Park, MI	2.0	1.0	829	$1,450	$1.75	4d	1	1.06mi
851 Gardendale St Ferndale, MI	2.0	1.0	933	$1,625	$1.74	24d	1	1.06mi
10000 W Nine Mile Rd Unit 3 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.10mi
10050 W Nine Mile Rd Unit 18 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	4d	1	1.10mi
1260 W Nine Mile Rd Unit 13 Ferndale, MI	2.0	1.0	1000	$1,399	$1.40	14d	1	1.11mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	43d	1	1.23mi
901 Saint Louis St Ferndale, MI	2.0	1.0	800	$1,395	$1.74	43d	1	1.32mi
901 Saint Louis St Unit 901-02 Ferndale, MI	2.0	1.0	800	$1,395	$1.74	24d	1	1.32mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	43d	1	1.32mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	4d	1	1.35mi
353 W Webster St Ferndale, MI	2.0	1.0	900	$1,525	$1.69	16d	1	1.36mi
12800 W 9 Mile Rd Oak Park, MI	1.0–2.0	1.0	775	$1,250	$1.61	24d	1	1.37mi
430 W 9 Mile Rd Ferndale, MI	1.0–2.0	1.0–2.0	754	$2,827	$3.75	1d	3	1.40mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	24d	3	1.42mi
23511 Majestic St Oak Park, MI	3.0	1.0	1100	$1,750	$1.59	24d	1	1.43mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	24d	1	1.43mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	4d	1	1.43mi

Listing history 50 events

1. 2026-06-18
   days on market $89,900 Active 110 DOM
2. 2026-06-17
   days on market $89,900 Active 109 DOM
3. 2026-06-15
   days on market $89,900 Active 107 DOM
4. 2026-06-13
   days on market $89,900 Active 105 DOM
5. 2026-06-13
   days on market $89,900 Active 104 DOM
6. 2026-06-09
   days on market $89,900 Active 101 DOM
7. 2026-06-08
   days on market $89,900 Active 100 DOM
8. 2026-06-07
   days on market $89,900 Active 99 DOM
9. 2026-06-04
   days on market $89,900 Active 96 DOM
10. 2026-06-03
    days on market $89,900 Active 95 DOM
11. 2026-06-01
    days on market $89,900 Active 93 DOM
12. 2026-05-31
    days on market $89,900 Active 92 DOM
13. 2026-04-28
    price $89,900
14. 2026-04-27
    price $89,900
15. 2026-04-27
    price $89,900
16. 2026-03-01
    listed $99,900 Active
17. 2026-03-01
    listed $99,900 Active
18. 2026-03-01
    listed $99,900 Active
19. 2025-11-11
    historical
20. 2025-11-06
    listed $100,000 Active
21. 2025-11-06
    listed $100,000 Active
22. 2025-01-08
    historical
23. 2025-01-08
    historical
24. 2025-01-07
    historical $1,000
25. 2024-12-18
    listed $1,000
26. 2024-12-18
    historical $1,000
27. 2024-11-05
    price $92,500
28. 2024-11-04
    price $92,500
29. 2024-11-04
    price $92,500
30. 2024-10-17
    price $1,000
31. 2024-10-02
    price $1,050
32. 2024-09-21
    listed $1,100
33. 2024-09-04
    listed $100,000 Active
34. 2024-09-04
    listed $100,000 Active
35. 2022-12-04
    historical
36. 2022-12-03
    status Pending
37. 2022-12-03
    status Pending
38. 2022-12-02
    historical
39. 2022-12-02
    historical
40. 2022-11-24
    price $69,900
41. 2022-11-23
    price $69,900
42. 2022-11-16
    price $74,900
43. 2022-11-16
    price $74,900
44. 2022-11-05
    price $79,000
45. 2022-11-05
    price $79,000
46. 2022-10-22
    price $89,000
47. 2022-10-21
    price $89,000
48. 2022-09-30
    price $52,000
49. 2022-09-30
    price $52,000
50. 2022-09-17
    price $52,492

ⓘ 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: $1,567 · $131/mo
• Projected year-2 tax: $1,567 · $131/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: $17,210
• − Mortgage interest: −$5,036
• − Property taxes: −$1,567
• − Insurance: −$450
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$2,615
• Taxable income: $4,789
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $4,773/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

+375.7% since first listed

73 events — show timeline

• 2026-04-28 Price Changed $89,900 MiRealSource-MiMLS
• 2026-04-27 Price Changed $89,900 REALCOMP
• 2026-04-27 Price Changed $89,900 SW Michigan MLS
• 2026-03-01 Listed $99,900 SW Michigan MLS
• 2026-03-01 Listed $99,900 MiRealSource-MiMLS
• 2026-03-01 Listed $99,900 REALCOMP
• 2025-11-11 Listing Removed — MiRealSource-MiMLS
• 2025-11-06 Listed $100,000 REALCOMP
• 2025-11-06 Listed $100,000 MiRealSource-MiMLS
• 2025-01-08 Listing Removed — REALCOMP
• 2025-01-08 Listing Removed — MiRealSource-MiMLS
• 2025-01-07 Rental Removed $1,000 REALCOMP
• 2024-12-18 Listed for Rent $1,000 REALCOMP
• 2024-12-18 Rental Removed $1,000 REALCOMP
• 2024-11-05 Price Changed $92,500 MiRealSource-MiMLS
• 2024-11-04 Price Changed $92,500 REALCOMP
• 2024-11-04 Price Changed $92,500 SW Michigan MLS
• 2024-10-17 Price Changed $1,000 REALCOMP
• 2024-10-02 Price Changed $1,050 REALCOMP
• 2024-09-21 Listed for Rent $1,100 REALCOMP
• 2024-09-04 Listed $100,000 MiRealSource-MiMLS
• 2024-09-04 Listed $100,000 REALCOMP
• 2022-12-04 Rental Removed — REALSOURCE
• 2022-12-03 Pending — MiRealSource-MiMLS
• 2022-12-03 Pending — REALCOMP
• 2022-12-02 Listing Removed — MiRealSource-MiMLS
• 2022-12-02 Listing Removed — REALCOMP
• 2022-11-24 Price Changed $69,900 MiRealSource-MiMLS
• 2022-11-23 Price Changed $69,900 REALCOMP
• 2022-11-16 Price Changed $74,900 MiRealSource-MiMLS
• 2022-11-16 Price Changed $74,900 REALCOMP
• 2022-11-05 Price Changed $79,000 MiRealSource-MiMLS
• 2022-11-05 Price Changed $79,000 REALCOMP
• 2022-10-22 Price Changed $89,000 MiRealSource-MiMLS
• 2022-10-21 Price Changed $89,000 REALCOMP
• 2022-09-30 Price Changed $52,000 MiRealSource-MiMLS
• 2022-09-30 Price Changed $52,000 REALCOMP
• 2022-09-17 Price Changed $52,492 MiRealSource-MiMLS
• 2022-09-16 Price Changed $52,492 REALCOMP
• 2022-08-10 Listed $53,492 MiRealSource-MiMLS
• 2022-08-10 Listed $53,492 REALCOMP
• 2021-08-10 Sold (MLS) $42,000 MiRealSource-MiMLS
• 2021-08-10 Sold (MLS) $42,000 REALCOMP
• 2021-07-28 Pending — MiRealSource-MiMLS
• 2021-07-28 Pending — REALCOMP
• 2021-07-21 Contingent — MiRealSource-MiMLS
• 2021-07-21 Contingent — REALCOMP
• 2021-07-15 Relisted — MiRealSource-MiMLS
• 2021-07-15 Relisted — REALCOMP
• 2021-06-08 Pending — MiRealSource-MiMLS
• 2021-06-08 Pending — REALCOMP
• 2021-05-26 Listed $49,000 MiRealSource-MiMLS
• 2021-05-26 Listed $49,000 REALCOMP
• 2019-04-30 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2019-04-30 Sold (MLS) $30,000 REALCOMP
• 2019-03-28 Pending — MiRealSource-MiMLS
• 2019-03-28 Pending — REALCOMP
• 2019-03-20 Price Changed $29,999 MiRealSource-MiMLS
• 2019-03-20 Price Changed $29,999 REALCOMP
• 2018-10-03 Listed $35,000 MiRealSource-MiMLS
• 2018-10-03 Listed $35,000 REALCOMP
• 2012-06-08 Listing Removed — REALCOMP
• 2012-06-08 Listing Removed — MiRealSource-MiMLS
• 2012-01-04 Listed $2,430 REALCOMP
• 2012-01-04 Listed $2,430 MiRealSource-MiMLS
• 2011-12-31 Listing Removed — MiRealSource-MiMLS
• 2011-12-31 Listing Removed — REALCOMP
• 2011-05-03 Listed $2,430 MiRealSource-MiMLS
• 2011-05-03 Listed $2,430 REALCOMP
• 2000-02-23 Sold (Public Records) $43,500 Public Records
• 2000-01-18 Sold (MLS) $43,500 REALCOMP
• 1999-09-24 Listed $44,900 REALCOMP
• 1999-07-26 Sold (Public Records) $18,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,567 · -9.5% YoY. Source: county tax records.