20475 San Juan Dr · Detroit, MI 48221

$89,900

4 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 31 Days on market

Built 1929 9,583 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Opportunity awaits with this duplex full of potential and ready for your vision and finishing touches. Whether you're an investor looking to add to your portfolio or an owner-occupant seeking an income-producing opportunity, this property offers flexibility and endless possibilities. Conveniently located near major highways, schools, parks, shopping, and local amenities, the location provides easy access to everything the city has to offer. Bring your ideas and unlock the potential this duplex has to offer. Schedule your private showing today! Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 95,000 PURCHASE PRICE, 35,000 DOWN PAYMENT, 8% INTEREST, 96 MONTH TERM. 919 / MONTH. seller financing/land contract terms are negotiable.

Key facts

• 9,583 sq ft lot
• Built 1929
• Listed 31 days

Property features AI

Finance

• Other: No pets allowed
• Financial info: Residential income / multi-family property
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Multi-family residential property; Two stories; Located in the Garden Homes subdivision; south of 8 Mile and west of Livernois
• Construction: Vinyl siding; Block foundation
• Exterior features: Asphalt roof; Paved road access; Lot approximately 0.22 acres (50 x 194)

Interior

• Kitchen:
• Bedrooms: 2-bedroom unit (one unit listed)
• Flooring:
• Bathrooms: 2 full bathrooms; 1 half bathroom; Each unit includes 1 bathroom (where specified)
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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 (+3.4%/yr); 349 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($58k/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 $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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.87% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.82%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $204,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Stratford Rd	0.36mi	3/1.5 (-1)	1,302 (-2%)	1mo	$360,000	$276	71
20441 Gardendale St	0.46mi	4/1.5	1,400 (+5%)	1mo	$130,000	$93	68
207 Farmdale St	0.37mi	4/1.0	1,244 (-7%)	6mo	$190,000	$153	66
230 Allen St	0.58mi	3/1.0 (-1)	1,249 (-6%)	0mo	$252,000	$202	57
19940 Prairie St	0.38mi	3/1.0 (-1)	1,165 (-13%)	2mo	$140,000	$120	55
19489 San Juan Dr	0.56mi	3/1.0 (-1)	1,200 (-10%)	1mo	$110,000	$92	51
20885 Westview Ave	0.53mi	3/2.0 (-1)	1,451 (+9%)	4mo	$198,000	$136	49
768 Pinecrest Dr	0.54mi	3/2.0 (-1)	1,440 (+8%)	5mo	$333,000	$231	49
19372 Santa Barbara Dr	0.71mi	3/1.5 (-1)	1,421 (+6%)	2mo	$218,500	$154	48
3127 W 8 Mile Rd	0.73mi	3/2.0 (-1)	1,274 (-5%)	3mo	$113,000	$89	47
718 Meadowdale St	0.71mi	3/1.0 (-1)	1,200 (-10%)	2mo	$290,000	$242	43
21304 Glen Lodge Rd	0.73mi	5/1.5 (+1)	1,166 (-13%)	7mo	$122,555	$105	32

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: 28.5%
• Equity multiple: 2.19×
• Total profit: $30,064
• Equity at exit: $13,404

10-year hold

• IRR: 36.2%
• Equity multiple: 4.41×
• Total profit: $85,877
• 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: 4.5×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$471
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $688

Break-even live

Break-even rent $807

Max offer price $89,900

Occupancy floor 54%

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	17d	1	0.36mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	44d	1	0.37mi
631 Shasta Pl Ferndale, MI	3.0	2.0	1317	$2,100	$1.59	44d	1	0.41mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.42mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	17d	1	0.52mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	18d	1	0.57mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	0.62mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.65mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	44d	1	0.81mi
1557 Leroy St Ferndale, MI	3.0	2.0	1380	$2,523	$1.83	5d	1	0.84mi
351 Edgewood Pl Unit 2 Ferndale, MI	3.0	2.0	1600	$2,200	$1.38	18d	1	0.86mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	0.88mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	1.10mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	44d	1	1.14mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	3d	1	1.15mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	5d	1	1.17mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	24d	1	1.19mi
320 E Troy St Ferndale, MI	4.0	2.0	1627	$2,200	$1.35	44d	1	1.35mi

Listing history 15 events

1. 2026-06-18
   days on market $89,900 Active 31 DOM
2. 2026-06-17
   days on market $89,900 Active 30 DOM
3. 2026-06-15
   days on market $89,900 Active 28 DOM
4. 2026-06-13
   days on market $89,900 Active 26 DOM
5. 2026-06-13
   days on market $89,900 Active 25 DOM
6. 2026-06-09
   days on market $89,900 Active 22 DOM
7. 2026-06-08
   days on market $89,900 Active 21 DOM
8. 2026-06-07
   days on market $89,900 Active 20 DOM
9. 2026-06-04
   days on market $89,900 Active 17 DOM
10. 2026-06-03
    days on market $89,900 Active 16 DOM
11. 2026-06-02
    days on market $89,900 Active 15 DOM
12. 2026-06-01
    days on market $89,900 Active 14 DOM
13. 2026-05-31
    days on market $89,900 Active 13 DOM
14. 2026-05-18
    listed $89,900 Active

    Show marketing remark (788 chars)

    Opportunity awaits with this duplex full of potential and ready for your vision and finishing touches. Whether you're an investor looking to add to your portfolio or an owner-occupant seeking an income-producing opportunity, this property offers flexibility and endless possibilities. Conveniently located near major highways, schools, parks, shopping, and local amenities, the location provides easy access to everything the city has to offer. Bring your ideas and unlock the potential this duplex has to offer. Schedule your private showing today! Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 95,000 PURCHASE PRICE, 35,000 DOWN PAYMENT, 8% INTEREST, 96 MONTH TERM. 919 / MONTH. seller financing/land contract terms are negotiable.

15. 2026-05-18
    listed $89,900 Active 788-char remark

    Show marketing remark (788 chars)

    Opportunity awaits with this duplex full of potential and ready for your vision and finishing touches. Whether you're an investor looking to add to your portfolio or an owner-occupant seeking an income-producing opportunity, this property offers flexibility and endless possibilities. Conveniently located near major highways, schools, parks, shopping, and local amenities, the location provides easy access to everything the city has to offer. Bring your ideas and unlock the potential this duplex has to offer. Schedule your private showing today! Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 95,000 PURCHASE PRICE, 35,000 DOWN PAYMENT, 8% INTEREST, 96 MONTH TERM. 919 / MONTH. seller financing/land contract terms are negotiable.

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $1,547 · $129/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,146
• − Mortgage interest: −$5,036
• − Property taxes: −$1,547
• − Insurance: −$450
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$2,615
• Taxable income: $7,275
• Est. tax owed @ 24.0%: −$1,746
• After-tax cash flow: $6,516/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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $89,900 REALCOMP
• 2026-05-18 Listed $89,900 MiRealSource-MiMLS

Property tax history

+4.8%/yr

Latest (2025): $1,547 · -9.5% YoY. Source: county tax records.