20426 Wexford St · Detroit, MI 48234

$116,900

3 bd · 1.0 ba · 886 sqft · SingleFamily public records · 8 Days on market

Built 1944 3,920 sqft lot

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 20426 Wexford! This fully renovated 3-bedroom, 1.5-bath home offers just over 1,000 square feet of stylish, move-in-ready living space. Enjoy a bright, modern interior paired with a spacious backyard - perfect for entertaining, pets, or future outdoor projects. Located in a desirable area with convenient access to local amenities, this home is an excellent opportunity for first-time buyers or anyone looking for a turnkey property in a great neighborhood.

Key facts

• Modern interior
• Fully renovated
• Spacious backyard

Tags

• FULLY RENOVATED
• SPACIOUS BACKYARD
• MODERN INTERIOR
• CONVENIENT ACCESS
• DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).

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 fast (+6.7%/yr); 226 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,351/mo this rent would consume 46% of the median local household income ($35k/yr) (locally 2372% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $808 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.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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.
• Current owner paid $24k; list at $117k implies a 393% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,900

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.16% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $47,844
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20012 Binder St	0.25mi	3/1.0	871 (-2%)	3mo	$50,500	$58	83
20426 Wexford St	0.00mi	3/1.5	1,009 (+14%)	1mo	$117,000	$116	74
20180 Charest St	0.33mi	3/1.0	840 (-5%)	5mo	$45,000	$54	72
20270 Dean Ave	0.17mi	3/1.0	792 (-11%)	7mo	$55,000	$69	68
19619 Norwood St	0.51mi	3/1.0	941 (+6%)	2mo	$30,500	$32	64
19227 Ryan Rd	0.74mi	3/1.0	919 (+4%)	1mo	$38,000	$41	58
19725 Lamont St	0.65mi	3/1.0	835 (-6%)	4mo	$10,000	$12	57
19675 Binder St	0.45mi	3/1.0	1,000 (+13%)	6mo	$29,000	$29	52
19300 Binder St	0.68mi	2/1.0 (-1)	820 (-7%)	4mo	$10,000	$12	47
20818 Atlantic Ave	0.74mi	2/1.0 (-1)	836 (-6%)	6mo	$72,000	$86	46
19392 Justine St	0.68mi	3/1.0	1,000 (+13%)	3mo	$45,000	$45	44
3308 Toepfer Rd	0.66mi	3/1.0	1,000 (+13%)	7mo	$150,500	$151	42

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.22×
• Total profit: $7,137
• Equity at exit: $17,430

10-year hold

• IRR: 17.8%
• Equity multiple: 2.72×
• Total profit: $56,217
• Equity at exit: $10,107

Cash invested: $32,732 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$613
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $327

Break-even live

Break-even rent $936

Max offer price $116,900

Occupancy floor 71%

Sensitivity live

Price	-10% $394	-5% $361	+0% $327	+5% $294	+10% $261
Rent	-10% $221	-5% $274	+0% $327	+5% $381	+10% $434
Rate	-1.0pp $386	-0.5pp $357	base $327	+0.5pp $297	+1.0pp $266

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: $29,225
• Closing costs: $3,507
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.35mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	0.43mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.51mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.57mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	0.65mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	0.66mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	44d	1	0.69mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	0.83mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	0.83mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	0.93mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	22d	1	0.97mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	25d	1	1.01mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	1.01mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.06mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	44d	1	1.10mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	1.10mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	1.12mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.13mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	25d	1	1.15mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	18d	1	1.20mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	1.21mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	1.26mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	1.26mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	1.29mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	25d	1	1.30mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	21d	1	1.33mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	11d	1	1.34mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.34mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	25d	1	1.36mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	2d	1	1.37mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	25d	1	1.38mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	1.42mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	44d	1	1.42mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	1.44mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	2d	1	1.45mi

Listing history 14 events

1. 2026-04-25
   status Pending 469-char remark

   Show marketing remark (469 chars)

   Welcome to 20426 Wexford! This fully renovated 3-bedroom, 1.5-bath home offers just over 1,000 square feet of stylish, move-in-ready living space. Enjoy a bright, modern interior paired with a spacious backyard - perfect for entertaining, pets, or future outdoor projects. Located in a desirable area with convenient access to local amenities, this home is an excellent opportunity for first-time buyers or anyone looking for a turnkey property in a great neighborhood.

2. 2026-04-24
   status Pending
3. 2026-04-16
   listed $116,900 Active 469-char remark

   Show marketing remark (469 chars)

   Welcome to 20426 Wexford! This fully renovated 3-bedroom, 1.5-bath home offers just over 1,000 square feet of stylish, move-in-ready living space. Enjoy a bright, modern interior paired with a spacious backyard - perfect for entertaining, pets, or future outdoor projects. Located in a desirable area with convenient access to local amenities, this home is an excellent opportunity for first-time buyers or anyone looking for a turnkey property in a great neighborhood.

4. 2026-04-16
   listed $116,900 Active

   Show marketing remark (469 chars)

   Welcome to 20426 Wexford! This fully renovated 3-bedroom, 1.5-bath home offers just over 1,000 square feet of stylish, move-in-ready living space. Enjoy a bright, modern interior paired with a spacious backyard - perfect for entertaining, pets, or future outdoor projects. Located in a desirable area with convenient access to local amenities, this home is an excellent opportunity for first-time buyers or anyone looking for a turnkey property in a great neighborhood.

5. 2026-04-16
   historical

   Show marketing remark (469 chars)

   Welcome to 20426 Wexford! This fully renovated 3-bedroom, 1.5-bath home offers just over 1,000 square feet of stylish, move-in-ready living space. Enjoy a bright, modern interior paired with a spacious backyard - perfect for entertaining, pets, or future outdoor projects. Located in a desirable area with convenient access to local amenities, this home is an excellent opportunity for first-time buyers or anyone looking for a turnkey property in a great neighborhood.

6. 2026-04-16
   historical

   Show marketing remark (469 chars)

   Welcome to 20426 Wexford! This fully renovated 3-bedroom, 1.5-bath home offers just over 1,000 square feet of stylish, move-in-ready living space. Enjoy a bright, modern interior paired with a spacious backyard - perfect for entertaining, pets, or future outdoor projects. Located in a desirable area with convenient access to local amenities, this home is an excellent opportunity for first-time buyers or anyone looking for a turnkey property in a great neighborhood.

7. 2026-03-23
   price $116,999
8. 2026-03-23
   price $116,999
9. 2026-01-12
   listed $119,900 Active
10. 2026-01-12
    listed $119,900 Active
11. 2007-05-21
    soldstatus $23,700
12. 2007-03-09
    listed $23,825
13. 2006-03-02
    soldstatus $89,500
14. 1995-08-18
    soldstatus $8,993

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $1,366 · $114/mo
• Expected delta: +$434/yr (+$36/mo · 46.5%)

ⓘ 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) · 67% 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: $16,207
• − Mortgage interest: −$6,548
• − Property taxes: −$933
• − Insurance: −$584
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$3,401
• Taxable income: $2,148
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $3,414/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · French/Haitian/Cajun 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+1199.9% since first listed

14 events — show timeline

• 2026-04-25 Pending — MiRealSource-MiMLS
• 2026-04-24 Pending — REALCOMP
• 2026-04-16 Listing Removed — REALCOMP
• 2026-04-16 Listing Removed — MiRealSource-MiMLS
• 2026-04-16 Listed $116,900 REALCOMP
• 2026-04-16 Listed $116,900 MiRealSource-MiMLS
• 2026-03-23 Price Changed $116,999 MiRealSource-MiMLS
• 2026-03-23 Price Changed $116,999 REALCOMP
• 2026-01-12 Listed $119,900 REALCOMP
• 2026-01-12 Listed $119,900 MiRealSource-MiMLS
• 2007-05-21 Sold (MLS) $23,700 REALCOMP
• 2007-03-09 Listed $23,825 REALCOMP
• 2006-03-02 Sold (Public Records) $89,500 Public Records
• 1995-08-18 Sold (Public Records) $8,993 Public Records

Property tax history

-4.9%/yr

Latest (2025): $933 · -36.6% YoY. Source: county tax records.