20200 Westhampton Ave · Southfield, MI 48075

$139,000

2 bd · 1.0 ba · 895 sqft · SingleFamily public records · 11 Days on market

Built 1947 8,276 sqft lot $155/sqft · 12% below area Est $158k · 12% under

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Why this score? — see what drove the D+ 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).

• ARV discount +12.9/15.0
• Cash flow +11.4/30.0
• 1% rule +4.6/10.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

EXCELLENT INVESTMENT OPPORTUNITY!!! Cozy 2 bedroom home situation on a spacious lot, offering both comfort and functionality. This property features a brand new roof in 2024, vinyl windows, and an inviting eat-in kitchen. The bedrooms are generously sized, and the home showcases beautiful wood floors throughout. A large back room provides the perfect space for entertaining or relaxing. Outside, you'll find a sizable shed, ideal for storing garden tools and outdoor equipment.

Key facts

• Vinyl windows
• Wood floors
• Eat-in kitchen

Tags

• NEW ROOF
• VINYL WINDOWS
• EAT-IN KITCHEN
• WOOD FLOORS
• LARGE BACK ROOM
• SIZABLE SHED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Aluminum siding and block construction; Composition roof; Slab foundation; Built area above grade: 1,135
• Exterior features: Front porch; Fenced backyard; Shed; Paved road access

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central air
• Interior features: Gas water heater; Free-standing gas range; Free-standing refrigerator; Crawl space basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-49 ($-593/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (4.3% below list).
• Recommended offer: $130k (6.3% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.2% in Southfield — 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 72/100 on livability (#248 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, health & safety D, crime F.
• Southfield Public School District (urban): math 17% / reading 37% proficiency, ranked #392 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+8.1%/yr); 95 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 22y 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 $105k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,267 (6.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1947 — 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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 8.7

CMA / ARV

• ARV (median comp): $158,036
• List price: $139,000
• Delta: -12.05%
• 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
20210 Westhampton Ave	0.02mi	2/1.0	895 (0%)	7mo	$125,000	$140	93
20429 Midway Ave	0.41mi	2/1.0	864 (-4%)	6mo	$74,900	$87	70
19971 Patton St	0.57mi	2/1.5	901 (+1%)	3mo	$54,000	$60	68
20450 Midway Ave	0.46mi	3/1.0 (+1)	864 (-4%)	5mo	$150,000	$174	64
20061 Pierson St	0.58mi	2/1.5	869 (-3%)	4mo	$50,000	$58	63
20746 Westland Dr	0.32mi	2/1.0	973 (+9%)	11mo	$145,000	$149	61
20634 Pembroke Ave	0.67mi	2/1.0	874 (-2%)	9mo	$35,000	$40	58
20619 Midway Ave	0.47mi	3/1.0 (+1)	950 (+6%)	8mo	$113,500	$119	56
20575 Annchester Rd	0.31mi	3/1.0 (+1)	1,018 (+14%)	10mo	$94,000	$92	50
20242 Braile St	0.44mi	3/1.0 (+1)	1,015 (+13%)	6mo	$115,000	$113	48
20290 Stout St	0.33mi	3/2.0 (+1)	1,024 (+14%)	11mo	$78,000	$76	42
20089 Trinity St	0.65mi	3/2.0 (+1)	1,025 (+14%)	4mo	$201,349	$196	33

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.52×
• Total profit: $-18,535
• Equity at exit: $20,725

10-year hold

• IRR: 3.5%
• Equity multiple: 1.31×
• Total profit: $12,240
• Equity at exit: $12,018

Cash invested: $38,920 (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 48075

• Rents YoY: 8.1%
• Active inventory: 95
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$729
• Tax from tax record: −$314 /mo · $3,764/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-49

Break-even live

Break-even rent $1,393

Max offer price $130,267

Occupancy floor 99%

Sensitivity live

Price	-10% $29	-5% $-10	+0% $-49	+5% $-89	+10% $-128
Rent	-10% $-155	-5% $-102	+0% $-49	+5% $3	+10% $56
Rate	-1.0pp $21	-0.5pp $-14	base $-49	+0.5pp $-85	+1.0pp $-122

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.49mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.71mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.83mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.85mi
21210 Lahser Rd Southfield, MI	1.0	1.0	770	$1,175	$1.53	6d	1	0.88mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	17d	1	0.93mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	44d	1	0.95mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	0.95mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	44d	1	0.96mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	1.00mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	44d	2	1.01mi
22045 Michigan 102 Detroit, MI	1.0	1.0	750	$775	$1.03	44d	1	1.02mi
20539 Southfield Rd Detroit, MI	1.0	1.0	700	$800	$1.14	11d	4	1.07mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	1.08mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	1.14mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	1.14mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	1.15mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	11d	1	1.19mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	1.23mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	44d	1	1.25mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	1.25mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	1.30mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	1.31mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	1.33mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	1.34mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	1.37mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	1.42mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	1.43mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	1.43mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	1.47mi

Listing history 38 events

1. 2026-06-21
   days on market $139,000 Active 11 DOM
2. 2026-06-18
   days on market $139,000 Active 8 DOM
3. 2026-06-17
   days on market $139,000 Active 7 DOM
4. 2026-06-16
   days on market $139,000 Active 6 DOM
5. 2026-06-15
   days on market $139,000 Active 5 DOM
6. 2026-06-13
   days on market $139,000 Active 3 DOM
7. 2026-06-13
   days on marketlisting id $139,000 Active 2 DOM
8. 2026-06-09
   days on market $139,000 Active 49 DOM
9. 2026-06-08
   days on market $139,000 Active 48 DOM
10. 2026-06-07
    days on market $139,000 Active 47 DOM
11. 2026-06-04
    days on market $139,000 Active 44 DOM
12. 2026-06-03
    days on market $139,000 Active 43 DOM
13. 2026-06-02
    days on market $139,000 Active 42 DOM
14. 2026-06-01
    days on market $139,000 Active 41 DOM
15. 2026-05-31
    days on market $139,000 Active 40 DOM
16. 2026-04-21
    listed $139,000 Active 592-char remark
17. 2026-04-21
    listed $139,000 Active 592-char remark
18. 2024-04-10
    soldstatus $105,000
19. 2024-02-21
    soldstatus $105,000 Sold
20. 2024-02-21
    soldstatus $105,000 Closed
21. 2024-01-12
    status Pending
22. 2024-01-12
    status Pending
23. 2024-01-02
    historical Accepting Backup Offers
24. 2024-01-02
    historical Accepting Backup Offers
25. 2023-11-15
    listed $125,000 Active
26. 2023-11-15
    listed $125,000 Active
27. 2023-11-12
    historical $125,000
28. 2023-11-12
    historical $125,000
29. 2013-03-14
    historical
30. 2013-03-14
    historical
31. 2013-01-17
    listed $26,800
32. 2013-01-17
    listed $26,800
33. 2005-04-01
    soldstatus $123,000
34. 2005-01-19
    historical
35. 2004-11-01
    listed $109,000
36. 2004-10-28
    soldstatus $66,000
37. 2004-10-22
    soldstatus $66,000
38. 2004-08-13
    listed $67,400

ⓘ 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: $3,764 · $314/mo
• Projected year-2 tax: $3,764 · $314/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 2/10 Low 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: $15,966
• − Mortgage interest: −$7,786
• − Property taxes: −$3,764
• − Insurance: −$695
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$4,044
• Taxable loss: −$2,878
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $97/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: Southfield Public School District
• NCES district ID: 2632310
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $51,400
• Composite: 23.77/100
• National rank: #7814
• State rank: #392 of 540 in MI

Livability — Southfield

• Score: 72/100
• State rank: #248
• US rank: #6175

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety D User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southfield, MI
• County: Oakland County · 1,009,092 people
• City population: 54,914
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,841
• Household income: $65,384
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1336.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (65%)
• Race & ethnicity: Black 65% White 26% Two or more races 7% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -209.20%
• Current HPI: 190.3275
• Rent YoY: ▲ 8.06%
• 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

+106.2% since first listed

27 events — show timeline

• 2026-06-10 Listed $139,000 REALCOMP
• 2026-06-10 Listing Removed — REALCOMP
• 2026-06-10 Listing Removed — MiRealSource-MiMLS
• 2026-06-10 Listed $139,000 MiRealSource-MiMLS
• 2026-04-21 Listed $139,000 REALCOMP
• 2026-04-21 Listed $139,000 MiRealSource-MiMLS
• 2024-04-10 Sold (Public Records) $105,000 Public Records
• 2024-02-21 Sold (MLS) $105,000 MiRealSource-MiMLS
• 2024-02-21 Sold (MLS) $105,000 REALCOMP
• 2024-01-12 Pending — MiRealSource-MiMLS
• 2024-01-12 Pending — REALCOMP
• 2024-01-02 Contingent — MiRealSource-MiMLS
• 2024-01-02 Contingent — REALCOMP
• 2023-11-15 Listed $125,000 MiRealSource-MiMLS
• 2023-11-15 Listed $125,000 REALCOMP
• 2023-11-12 Coming Soon $125,000 MiRealSource-MiMLS
• 2023-11-12 Coming Soon $125,000 REALCOMP
• 2013-03-14 Listing Removed — REALCOMP
• 2013-03-14 Listing Removed — MiRealSource-MiMLS
• 2013-01-17 Listed $26,800 REALCOMP
• 2013-01-17 Listed $26,800 MiRealSource-MiMLS
• 2005-04-01 Sold (Public Records) $123,000 Public Records
• 2005-01-19 Listing Removed — REALCOMP
• 2004-11-01 Listed $109,000 REALCOMP
• 2004-10-28 Sold (Public Records) $66,000 Public Records
• 2004-10-22 Sold (MLS) $66,000 REALCOMP
• 2004-08-13 Listed $67,400 REALCOMP

Property tax history

+8.4%/yr

Latest (2025): $3,764 · +161.5% YoY. Source: county tax records.