20043 Wyoming Ave · Detroit, MI 48221

$109,900

4 bd · 2.0 ba · 2,267 sqft · SingleFamily public records · 36 Days on market

Built 1955 3,920 sqft lot $48/sqft · 19% below area Est $136k · 19% under ↓ 21% since listing

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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

Listing remarks MLS

Spacious two-story home offering generous living space and strong potential for an owner-occupant or investor. The main level features a bright living room, formal dining room, functional kitchen, laundry area, one bedroom, two hall baths, and a flexible bonus room ideal for an office, den, or additional living space. The upper level includes a spacious primary bedroom, an additional hall bath, and two more bedrooms. Exterior features include a welcoming front entrance, ample yard space, and a large two-car garage. Conveniently located near schools, shopping, restaurants, and major freeway access. Cash and FHA 203(k) financing eligible. Buyer/buyer's agent to verify all information. Bank-owned property may also be marketed through Hubzu. Seller will review offers submitted through the auction site and listing agent.

Key facts

• Functional kitchen
• Formal dining room
• Laundry area

Tags

• TWO STORY HOME
• BRIGHT LIVING ROOM
• FORMAL DINING ROOM
• FUNCTIONAL KITCHEN
• LAUNDRY AREA
• FLEXIBLE BONUS ROOM

Property features AI

Exterior

• Parking: 2-car garage (detached)
• Utilities: Public water source
• Home design: Single family residence; Residential property; Built in 1955
• Construction: Brick and vinyl siding exterior
• Exterior features: Public water; 0.09-acre lot

Interior

• Kitchen: Kitchen (14 x 12)
• Bedrooms: Primary bedroom (18 x 17); Bedroom 2 (12 x 11); Bedroom 3 (13 x 12); Bedroom 4 (13 x 12)
• Bathrooms: 3 full bathrooms; Bathroom 1 (8 x 7); Bathroom 2 (6 x 7)
• Heating & cooling: Forced air heating; Has heating
• Interior features: 11 total rooms; Slab basement; Bonus room (14 x 10)
• Laundry & utility: Laundry room (8 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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; 1 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% 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 $760 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 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: property tax is 3.3% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.70% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.64%
• DSCR: 1.96
• GRM: 4.9

CMA / ARV

• ARV (median comp): $136,196
• List price: $109,900
• Delta: -19.31%
• 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
19474 Cherrylawn St	0.44mi	3/1.5 (-1)	2,268 (0%)	4mo	$197,000	$87	70
19328 Birwood St	0.51mi	3/1.5 (-1)	2,244 (-1%)	0mo	$195,000	$87	68
20504 Cherrylawn St	0.42mi	3/2.0 (-1)	2,150 (-5%)	5mo	$125,000	$58	63
19758 Steel St	0.62mi	3/2.0 (-1)	2,275 (+0%)	5mo	$262,500	$115	62
19350 Griggs St	0.46mi	3/2.0 (-1)	2,079 (-8%)	0mo	$165,000	$79	59
20121 Woodingham Dr	0.54mi	4/3.0	2,105 (-7%)	2mo	$300,000	$143	57
12819 Pembroke Ave	0.58mi	4/2.5	2,450 (+8%)	0mo	$260,000	$106	57
3685 W Outer Dr	0.49mi	3/1.5 (-1)	2,357 (+4%)	8mo	$165,000	$70	57
20242 Steel St	0.61mi	3/2.0 (-1)	2,114 (-7%)	1mo	$198,000	$94	54
10358 Cloverdale Ave	0.72mi	3/1.5 (-1)	2,136 (-6%)	5mo	$220,000	$103	45
20123 Appoline St	0.56mi	3/1.5 (-1)	1,983 (-12%)	5mo	$65,000	$33	42
8620 W 7 Mile Rd	0.67mi	3/1.5 (-1)	1,984 (-12%)	6mo	$149,900	$76	36

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: 14.9%
• Equity multiple: 1.60×
• Total profit: $18,493
• Equity at exit: $16,386

10-year hold

• IRR: 24.0%
• Equity multiple: 3.13×
• Total profit: $65,568
• Equity at exit: $9,502

Cash invested: $30,772 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,867 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$298 /mo · $3,573/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $555

Break-even live

Break-even rent $1,164

Max offer price $109,900

Occupancy floor 65%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	24d	1	1.45mi

Listing history 32 events

1. 2026-06-18
   days on market $109,900 Active 36 DOM
2. 2026-06-17
   days on market $109,900 Active 35 DOM
3. 2026-06-15
   days on market $109,900 Active 33 DOM
4. 2026-06-13
   days on market $109,900 Active 31 DOM
5. 2026-06-13
   days on market $109,900 Active 30 DOM
6. 2026-06-09
   days on market $109,900 Active 27 DOM
7. 2026-06-08
   days on market $109,900 Active 26 DOM
8. 2026-06-07
   days on market $109,900 Active 25 DOM
9. 2026-06-04
   days on market $109,900 Active 22 DOM
10. 2026-06-03
    days on market $109,900 Active 21 DOM
11. 2026-06-02
    days on market $109,900 Active 20 DOM
12. 2026-06-01
    days on market $109,900 Active 19 DOM
13. 2026-05-31
    days on market $109,900 Active 18 DOM
14. 2026-05-13
    listed $109,900 Active 827-char remark

    Show marketing remark (827 chars)

    Spacious two-story home offering generous living space and strong potential for an owner-occupant or investor. The main level features a bright living room, formal dining room, functional kitchen, laundry area, one bedroom, two hall baths, and a flexible bonus room ideal for an office, den, or additional living space. The upper level includes a spacious primary bedroom, an additional hall bath, and two more bedrooms. Exterior features include a welcoming front entrance, ample yard space, and a large two-car garage. Conveniently located near schools, shopping, restaurants, and major freeway access. Cash and FHA 203(k) financing eligible. Buyer/buyer's agent to verify all information. Bank-owned property may also be marketed through Hubzu. Seller will review offers submitted through the auction site and listing agent.

15. 2026-05-13
    listed $109,900 Active 827-char remark

    Show marketing remark (827 chars)

    Spacious two-story home offering generous living space and strong potential for an owner-occupant or investor. The main level features a bright living room, formal dining room, functional kitchen, laundry area, one bedroom, two hall baths, and a flexible bonus room ideal for an office, den, or additional living space. The upper level includes a spacious primary bedroom, an additional hall bath, and two more bedrooms. Exterior features include a welcoming front entrance, ample yard space, and a large two-car garage. Conveniently located near schools, shopping, restaurants, and major freeway access. Cash and FHA 203(k) financing eligible. Buyer/buyer's agent to verify all information. Bank-owned property may also be marketed through Hubzu. Seller will review offers submitted through the auction site and listing agent.

16. 2026-05-13
    listed $109,900 Active

    Show marketing remark (827 chars)

    Spacious two-story home offering generous living space and strong potential for an owner-occupant or investor. The main level features a bright living room, formal dining room, functional kitchen, laundry area, one bedroom, two hall baths, and a flexible bonus room ideal for an office, den, or additional living space. The upper level includes a spacious primary bedroom, an additional hall bath, and two more bedrooms. Exterior features include a welcoming front entrance, ample yard space, and a large two-car garage. Conveniently located near schools, shopping, restaurants, and major freeway access. Cash and FHA 203(k) financing eligible. Buyer/buyer's agent to verify all information. Bank-owned property may also be marketed through Hubzu. Seller will review offers submitted through the auction site and listing agent.

17. 2026-05-13
    historical

    Show marketing remark (827 chars)

    Spacious two-story home offering generous living space and strong potential for an owner-occupant or investor. The main level features a bright living room, formal dining room, functional kitchen, laundry area, one bedroom, two hall baths, and a flexible bonus room ideal for an office, den, or additional living space. The upper level includes a spacious primary bedroom, an additional hall bath, and two more bedrooms. Exterior features include a welcoming front entrance, ample yard space, and a large two-car garage. Conveniently located near schools, shopping, restaurants, and major freeway access. Cash and FHA 203(k) financing eligible. Buyer/buyer's agent to verify all information. Bank-owned property may also be marketed through Hubzu. Seller will review offers submitted through the auction site and listing agent.

18. 2026-03-31
    status Active
19. 2026-03-27
    historical
20. 2026-03-19
    price $109,900
21. 2026-03-19
    price $109,900
22. 2026-03-19
    price $109,900
23. 2025-12-18
    price $134,900
24. 2025-12-18
    price $134,900
25. 2025-12-18
    price $134,900
26. 2025-11-12
    price $139,900
27. 2025-11-11
    price $139,900
28. 2025-11-11
    price $139,900
29. 2025-09-30
    status Active
30. 2025-09-30
    status Active
31. 2025-09-24
    historical
32. 2025-09-24
    historical

ⓘ 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: $3,573 · $298/mo
• Projected year-2 tax: $3,573 · $298/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: $22,402
• − Mortgage interest: −$6,156
• − Property taxes: −$3,573
• − Insurance: −$550
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$3,197
• Taxable income: $5,342
• Est. tax owed @ 24.0%: −$1,282
• After-tax cash flow: $5,377/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

-21.4% since first listed

19 events — show timeline

• 2026-05-13 Listing Removed — MiRealSource-MiMLS
• 2026-05-13 Listed $109,900 SW Michigan MLS
• 2026-05-13 Listed $109,900 REALCOMP
• 2026-05-13 Listed $109,900 MiRealSource-MiMLS
• 2026-03-31 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-19 Price Changed $109,900 MiRealSource-MiMLS
• 2026-03-19 Price Changed $109,900 REALCOMP
• 2026-03-19 Price Changed $109,900 SW Michigan MLS
• 2025-12-18 Price Changed $134,900 MiRealSource-MiMLS
• 2025-12-18 Price Changed $134,900 REALCOMP
• 2025-12-18 Price Changed $134,900 SW Michigan MLS
• 2025-11-12 Price Changed $139,900 MiRealSource-MiMLS
• 2025-11-11 Price Changed $139,900 REALCOMP
• 2025-11-11 Price Changed $139,900 SW Michigan MLS
• 2025-09-30 Relisted — REALCOMP
• 2025-09-30 Relisted — MiRealSource-MiMLS
• 2025-09-24 Coming Soon — MiRealSource-MiMLS
• 2025-09-24 Listing Removed — MiRealSource-MiMLS

Property tax history

+5.6%/yr

Latest (2025): $3,573 · -1.1% YoY. Source: county tax records.