20161 Yonka St · Detroit, MI 48234

$69,500

3 bd · 1.0 ba · 871 sqft · SingleFamily public records · 16 Days on market

Built 1948 4,792 sqft lot $80/sqft · 8% below area Est $76k · 8% 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 +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 85,000 PURCHASE PRICE, 25,000 DOWN PAYMENT, 8% INTEREST, 96 MONTH TERM. 848 / MONTH. Seller financing/land contract terms are negotiable. Brimming with potential and ready for its next chapter, this spacious home offers an incredible opportunity for investors or homeowners eager to bring their vision to life. Ideally located near major highways, schools, shopping, and just moments from Farwell Park, it provides convenient access to everything the city has to offer. Don't miss your chance to unlock its possibilities. Schedule your private showing today! Purchaser to pay 395 processing fee. As-is sale.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1948

Property features AI

Finance

• Other: Property type: Residential, single family
• Financial info: Tax information not included (financial details excluded)
• HOA & community: HOA information not specified

Exterior

• Parking: Detached 2-car garage
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Brick exterior
• Construction: Asphalt roof; Block foundation; Built with brick construction
• Exterior features: Paved road access; Lot dimensions approximately 42 x 110 (0.11 acres); No pool

Interior

• Kitchen: Appliances not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring information not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Total of 3 rooms
• Laundry & utility: Washer/dryer information not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 10.1% 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 fast (+6.7%/yr); 227 active listings in the ZIP; 34 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 $1,343/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 $481 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,457 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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: 1.93% ✓
• Cap rate: 15.33%
• Cash-on-cash: 32.29%
• DSCR: 2.44
• GRM: 4.3

CMA / ARV

• ARV (median comp): $75,595
• List price: $69,500
• Delta: -7.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20012 Binder St	0.17mi	3/1.0	871 (0%)	3mo	$50,500	$58	89
20180 Charest St	0.24mi	3/1.0	840 (-4%)	5mo	$45,000	$54	79
20156 Gallagher St	0.18mi	2/1.0 (-1)	850 (-2%)	8mo	$67,000	$79	76
19619 Norwood St	0.37mi	3/1.0	941 (+8%)	2mo	$30,500	$32	68
20270 Dean Ave	0.25mi	3/1.0	792 (-9%)	7mo	$55,000	$69	67
19227 Ryan Rd	0.62mi	3/1.0	919 (+6%)	1mo	$38,000	$41	61
19725 Lamont St	0.65mi	3/1.0	835 (-4%)	4mo	$10,000	$12	60
19300 Binder St	0.56mi	2/1.0 (-1)	820 (-6%)	4mo	$10,000	$12	56
19675 Binder St	0.33mi	3/1.0	1,000 (+15%)	6mo	$29,000	$29	55
19667 Sunset St	0.42mi	3/1.5	752 (-14%)	4mo	$28,500	$38	52
19392 Justine St	0.62mi	3/1.0	1,000 (+15%)	3mo	$45,000	$45	44
19403 Anglin St	0.62mi	3/1.0	1,000 (+15%)	7mo	$22,500	$23	40

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: 31.8%
• Equity multiple: 2.41×
• Total profit: $27,358
• Equity at exit: $10,363

10-year hold

• IRR: 41.0%
• Equity multiple: 5.63×
• Total profit: $90,099
• Equity at exit: $6,009

Cash invested: $19,460 (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: 227
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$364
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $524

Break-even live

Break-even rent $681

Max offer price $69,500

Occupancy floor 56%

Sensitivity live

Price	-10% $563	-5% $543	+0% $524	+5% $504	+10% $484
Rent	-10% $417	-5% $471	+0% $524	+5% $577	+10% $630
Rate	-1.0pp $559	-0.5pp $541	base $524	+0.5pp $506	+1.0pp $487

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	0.24mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	16d	1	0.37mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	0.38mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.43mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	0.51mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	0.70mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	44d	1	0.79mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	6d	1	0.79mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	0.83mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	25d	1	0.97mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.98mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	0.98mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	0.99mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.00mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	22d	1	1.00mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	1.08mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	25d	1	1.12mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	1.14mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	1.15mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	1.20mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	1.20mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.21mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	44d	1	1.21mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	19d	1	1.22mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	1.28mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	1.29mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	25d	1	1.29mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	25d	1	1.30mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	25d	1	1.37mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,364	$5.80	0d	1	1.38mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	21d	1	1.38mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	2d	1	1.43mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	12d	1	1.48mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	25d	1	1.50mi

Listing history 20 events

1. 2026-06-21
   days on market $69,500 Active 16 DOM
2. 2026-06-18
   days on market $69,500 Active 13 DOM
3. 2026-06-17
   days on market $69,500 Active 12 DOM
4. 2026-06-16
   days on market $69,500 Active 11 DOM
5. 2026-06-15
   days on market $69,500 Active 10 DOM
6. 2026-06-13
   days on market $69,500 Active 8 DOM
7. 2026-06-13
   days on market $69,500 Active 7 DOM
8. 2026-06-09
   days on market $69,500 Active 4 DOM
9. 2026-06-08
   days on market $69,500 Active 3 DOM
10. 2026-06-07
    remarks 660-char remark
11. 2026-06-07
    pricedays on marketlisting id $69,500 Active 2 DOM
12. 2026-05-31
    days on market $69,800 Active 173 DOM
13. 2025-12-09
    listed $69,800 Active 625-char remark
14. 2025-12-09
    listed $69,800 Active 624-char remark
15. 2025-11-20
    historical
16. 2025-11-20
    historical
17. 2024-12-10
    price $69,800
18. 2024-12-09
    price $69,800
19. 2024-11-19
    listed $69,900 Active
20. 2024-11-19
    listed $69,900 Active

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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: $16,120
• − Mortgage interest: −$3,893
• − Property taxes: −$1,730
• − Insurance: −$348
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,022
• Taxable income: $5,548
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $4,952/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

-0.6% since first listed

12 events — show timeline

• 2026-06-05 Listed $69,500 MiRealSource-MiMLS
• 2026-06-05 Listed $69,500 REALCOMP
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-06-01 Listing Removed — REALCOMP
• 2025-12-09 Listed $69,800 REALCOMP
• 2025-12-09 Listed $69,800 MiRealSource-MiMLS
• 2025-11-20 Listing Removed — REALCOMP
• 2025-11-20 Listing Removed — MiRealSource-MiMLS
• 2024-12-10 Price Changed $69,800 MiRealSource-MiMLS
• 2024-12-09 Price Changed $69,800 REALCOMP
• 2024-11-19 Listed $69,900 REALCOMP
• 2024-11-19 Listed $69,900 MiRealSource-MiMLS

Property tax history

-0.2%/yr

Latest (2025): $1,730 · -0.8% YoY. Source: county tax records.