20469 Manor St · Detroit, MI 48221

$110,000

3 bd · 1.0 ba · 970 sqft · SingleFamily public records · 142 Days on market

Built 1943 4,792 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

This 3-bedroom, 1-bathroom bungalow offers a perfect blend of modern updates and cozy character. Step inside to discover a newly renovated kitchen with ample cabinet space, an island perfect for meal prep or entertaining, and sleek finishes throughout. Natural light floods the living spaces, highlighting the beautiful wood floors. Enjoy quiet mornings or evenings on the covered front porch. The full basement offers endless possibilities for customization and is ready to be finished to your liking. This home combines comfort, style, and potential, making it a must-see!

Key facts

• Covered front porch
• Wood floors
• Natural light

Tags

• NEWLY RENOVATED KITCHEN
• COVERED FRONT PORCH
• FULL BASEMENT CUSTOMIZATION
• NATURAL LIGHT
• WOOD FLOORS

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 $379 ($5k/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: $97k (12.0% 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 (+3.4%/yr); 349 active listings in the ZIP; 38 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 $761 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y 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 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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 1943 — 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: 1.28% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $72,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20403 Manor St	0.06mi	3/2.0	968 (-0%)	2mo	$57,000	$59	91
20203 Monte Vista St	0.14mi	3/1.0	1,000 (+3%)	4mo	$75,000	$75	85
20242 Ward St	0.27mi	3/1.0	982 (+1%)	4mo	$80,000	$81	82
20428 Monte Vista St	0.09mi	3/1.0	872 (-10%)	2mo	$55,000	$63	77
20115 Ward St	0.35mi	3/1.0	1,000 (+3%)	4mo	$160,000	$160	75
20218 Monte Vista St	0.14mi	3/2.0	860 (-11%)	1mo	$37,000	$43	70
20209 Meyers Rd	0.14mi	2/1.0 (-1)	864 (-11%)	1mo	$40,000	$46	69
20145 Kentucky St	0.53mi	3/1.0	949 (-2%)	5mo	$97,000	$102	67
20047 Monte Vista St	0.25mi	2/1.5 (-1)	877 (-10%)	1mo	$69,999	$80	64
19929 Monte Vista St	0.36mi	3/1.0	860 (-11%)	2mo	$75,000	$87	63
20018 Wyoming Ave	0.55mi	3/1.0	1,043 (+8%)	4mo	$66,500	$64	59
19985 Meyers Rd	0.31mi	2/1.0 (-1)	844 (-13%)	2mo	$51,900	$61	58

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $6,943
• Equity at exit: $16,401

10-year hold

• IRR: 15.6%
• Equity multiple: 2.29×
• Total profit: $39,743
• Equity at exit: $9,511

Cash invested: $30,800 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$577
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $379

Break-even live

Break-even rent $930

Max offer price $110,000

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	0.05mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	0.08mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	0.20mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	0.26mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	0.28mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	0.32mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	0.35mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.48mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	0.55mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	17d	1	0.56mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	0.65mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	0.65mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	4d	1	0.77mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.82mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	43d	1	0.93mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	24d	3	0.95mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	24d	1	0.98mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	5d	1	0.98mi
10400 Saratoga St Oak Park, MI	2.0	1.0	829	$1,450	$1.75	5d	1	0.99mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	43d	1	1.05mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	24d	1	1.08mi
22108 Dante St Oak Park, MI	2.0	1.0	898	$1,250	$1.39	24d	1	1.08mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	24d	1	1.09mi
22148 Dante St #211 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	18d	1	1.10mi
22148 Dante St #212 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	21d	1	1.10mi
22148 Dante St #211 Oak Park, MI	2.0	1.0	916	$1,475	$1.61	24d	1	1.10mi
22108 Dante St #115 Oak Park, MI	2.0	2.0	898	$1,250	$1.39	24d	1	1.12mi
12800 W 9 Mile Rd Oak Park, MI	1.0–2.0	1.0	775	$1,250	$1.61	24d	1	1.15mi
10050 W Nine Mile Rd Unit 18 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	5d	1	1.18mi
10000 W Nine Mile Rd Unit 3 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.20mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.26mi
1491 W Nine Mile Rd Unit 9 Ferndale, MI	2.0	1.0	900	$1,350	$1.50	43d	1	1.36mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	17d	1	1.36mi
578 Kensington Ave Ferndale, MI	2.0	1.0	860	$1,600	$1.86	5d	1	1.36mi
14051 W Nine Mile Rd Oak Park, MI	2.0	1.0	900	$1,100	$1.22	24d	1	1.38mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	43d	1	1.40mi
23511 Majestic St Oak Park, MI	3.0	1.0	1100	$1,750	$1.59	24d	1	1.46mi
695 Livernois St Unit 2 Ferndale, MI	2.0	1.0	950	$2,350	$2.47	4d	1	1.49mi

Listing history 26 events

1. 2025-03-04
   soldstatus $100,000
2. 2025-02-26
   status Pending 574-char remark

   Show marketing remark (574 chars)

   This 3-bedroom, 1-bathroom bungalow offers a perfect blend of modern updates and cozy character. Step inside to discover a newly renovated kitchen with ample cabinet space, an island perfect for meal prep or entertaining, and sleek finishes throughout. Natural light floods the living spaces, highlighting the beautiful wood floors. Enjoy quiet mornings or evenings on the covered front porch. The full basement offers endless possibilities for customization and is ready to be finished to your liking. This home combines comfort, style, and potential, making it a must-see!

3. 2025-02-26
   status Pending

   Show marketing remark (574 chars)

   This 3-bedroom, 1-bathroom bungalow offers a perfect blend of modern updates and cozy character. Step inside to discover a newly renovated kitchen with ample cabinet space, an island perfect for meal prep or entertaining, and sleek finishes throughout. Natural light floods the living spaces, highlighting the beautiful wood floors. Enjoy quiet mornings or evenings on the covered front porch. The full basement offers endless possibilities for customization and is ready to be finished to your liking. This home combines comfort, style, and potential, making it a must-see!

4. 2025-02-11
   status Active 574-char remark

   Show marketing remark (574 chars)

   This 3-bedroom, 1-bathroom bungalow offers a perfect blend of modern updates and cozy character. Step inside to discover a newly renovated kitchen with ample cabinet space, an island perfect for meal prep or entertaining, and sleek finishes throughout. Natural light floods the living spaces, highlighting the beautiful wood floors. Enjoy quiet mornings or evenings on the covered front porch. The full basement offers endless possibilities for customization and is ready to be finished to your liking. This home combines comfort, style, and potential, making it a must-see!

5. 2025-02-11
   status Active

   Show marketing remark (574 chars)

   This 3-bedroom, 1-bathroom bungalow offers a perfect blend of modern updates and cozy character. Step inside to discover a newly renovated kitchen with ample cabinet space, an island perfect for meal prep or entertaining, and sleek finishes throughout. Natural light floods the living spaces, highlighting the beautiful wood floors. Enjoy quiet mornings or evenings on the covered front porch. The full basement offers endless possibilities for customization and is ready to be finished to your liking. This home combines comfort, style, and potential, making it a must-see!

6. 2024-12-20
   historical Active Under Contract
7. 2024-12-17
   status Active
8. 2024-11-18
   historical Accepting Backup Offers 574-char remark

   Show marketing remark (574 chars)

   This 3-bedroom, 1-bathroom bungalow offers a perfect blend of modern updates and cozy character. Step inside to discover a newly renovated kitchen with ample cabinet space, an island perfect for meal prep or entertaining, and sleek finishes throughout. Natural light floods the living spaces, highlighting the beautiful wood floors. Enjoy quiet mornings or evenings on the covered front porch. The full basement offers endless possibilities for customization and is ready to be finished to your liking. This home combines comfort, style, and potential, making it a must-see!

9. 2024-11-18
   historical Accepting Backup Offers

   Show marketing remark (574 chars)

   This 3-bedroom, 1-bathroom bungalow offers a perfect blend of modern updates and cozy character. Step inside to discover a newly renovated kitchen with ample cabinet space, an island perfect for meal prep or entertaining, and sleek finishes throughout. Natural light floods the living spaces, highlighting the beautiful wood floors. Enjoy quiet mornings or evenings on the covered front porch. The full basement offers endless possibilities for customization and is ready to be finished to your liking. This home combines comfort, style, and potential, making it a must-see!

10. 2024-10-07
    listed $110,000 Active 574-char remark

    Show marketing remark (574 chars)

    This 3-bedroom, 1-bathroom bungalow offers a perfect blend of modern updates and cozy character. Step inside to discover a newly renovated kitchen with ample cabinet space, an island perfect for meal prep or entertaining, and sleek finishes throughout. Natural light floods the living spaces, highlighting the beautiful wood floors. Enjoy quiet mornings or evenings on the covered front porch. The full basement offers endless possibilities for customization and is ready to be finished to your liking. This home combines comfort, style, and potential, making it a must-see!

11. 2024-10-07
    listed $110,000 Active

    Show marketing remark (574 chars)

    This 3-bedroom, 1-bathroom bungalow offers a perfect blend of modern updates and cozy character. Step inside to discover a newly renovated kitchen with ample cabinet space, an island perfect for meal prep or entertaining, and sleek finishes throughout. Natural light floods the living spaces, highlighting the beautiful wood floors. Enjoy quiet mornings or evenings on the covered front porch. The full basement offers endless possibilities for customization and is ready to be finished to your liking. This home combines comfort, style, and potential, making it a must-see!

12. 2018-08-15
    historical
13. 2018-07-12
    historical
14. 2018-05-02
    status Active
15. 2018-05-02
    status Active
16. 2018-05-02
    status Pending
17. 2018-04-11
    historical
18. 2018-03-20
    status Pending
19. 2018-03-20
    status Pending
20. 2018-02-27
    listed $30,000 Active
21. 2018-02-27
    listed $30,000 Active
22. 2006-11-27
    soldstatus $14,500
23. 2006-07-27
    listed $19,900
24. 2004-05-14
    soldstatus $75,000
25. 2003-04-28
    soldstatus $38,500
26. 2003-01-24
    listed $39,900

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,519 · $127/mo
• Expected delta: +$175/yr (+$15/mo · 13.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% 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: $16,917
• − Mortgage interest: −$6,162
• − Property taxes: −$1,345
• − Insurance: −$550
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$3,200
• Taxable income: $2,954
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $3,839/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

+150.6% since first listed

26 events — show timeline

• 2025-03-04 Sold (Public Records) $100,000 Public Records
• 2025-02-26 Pending — MiRealSource-MiMLS
• 2025-02-26 Pending — REALCOMP
• 2025-02-11 Relisted — MiRealSource-MiMLS
• 2025-02-11 Relisted — REALCOMP
• 2024-12-20 Contingent — REALCOMP
• 2024-12-17 Relisted — REALCOMP
• 2024-11-18 Contingent — MiRealSource-MiMLS
• 2024-11-18 Contingent — REALCOMP
• 2024-10-07 Listed $110,000 REALCOMP
• 2024-10-07 Listed $110,000 MiRealSource-MiMLS
• 2018-08-15 Listing Removed — MiRealSource-MiMLS
• 2018-07-12 Listing Removed — REALCOMP
• 2018-05-02 Relisted — MiRealSource-MiMLS
• 2018-05-02 Relisted — REALCOMP
• 2018-05-02 Pending — REALCOMP
• 2018-04-11 Listing Removed — REALCOMP
• 2018-03-20 Pending — MiRealSource-MiMLS
• 2018-03-20 Pending — REALCOMP
• 2018-02-27 Listed $30,000 MiRealSource-MiMLS
• 2018-02-27 Listed $30,000 REALCOMP
• 2006-11-27 Sold (MLS) $14,500 REALCOMP
• 2006-07-27 Listed $19,900 REALCOMP
• 2004-05-14 Sold (Public Records) $75,000 Public Records
• 2003-04-28 Sold (MLS) $38,500 REALCOMP
• 2003-01-24 Listed $39,900 REALCOMP

Property tax history

+0.9%/yr

Latest (2025): $1,345 · -63.8% YoY. Source: county tax records.