20088 Westphalia St · Detroit, MI 48205

$34,000

2 bd · 1.0 ba · 710 sqft · SingleFamily public records · 164 Days on market

Built 1943 4,792 sqft lot $48/sqft · 27% below area Est $47k · 27% under ↓ 40% since listing

---

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 +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL!!! Home was completely remodeled in 2022. Needs a few more now, but still has plenty of updates for you to enjoy. Beautiful bathrooms with ceramic tile. Kitchen has porcelain flooring and is freshly painted. This home also has a garage to keep you car nice and warm when those Michigan winters hit. This home is perfect for the first time homebuyer or someone looking to scale down. We can increase the investor price and add the windows and missing items back in. Would make a good turn key rental property. Take one look and you will love this property!

Key facts

• 4,792 sq ft lot
• Garage
• Built 1943

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $30k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.8% vs local median 10.2% 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 (+1.3%/yr); 376 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 38% of the median local income ($39k/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 $235 of loan paydown is wiped out by about $1k 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 + 1.3% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 5y ago; this cycle's ask has dropped $15k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 3.60% ✓
• Cap rate: 30.78%
• Cash-on-cash: 87.46%
• DSCR: 4.89
• GRM: 2.3

CMA / ARV

• ARV (median comp): $46,544
• List price: $34,000
• Delta: -26.95%
• 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
20520 Dresden St	0.42mi	2/1.5	680 (-4%)	0mo	$33,000	$49	71
12832 Sherman Ave	0.55mi	2/1.0	696 (-2%)	2mo	$100,000	$144	69
19392 Pelkey St	0.57mi	2/1.0	731 (+3%)	2mo	$30,000	$41	67
13075 Sherman Ave	0.58mi	2/1.0	700 (-1%)	6mo	$83,000	$119	66
20091 Annott St	0.53mi	2/1.0	747 (+5%)	1mo	$12,800	$17	66
20083 Bradford St	0.47mi	2/1.0	648 (-9%)	0mo	$24,000	$37	63
20210 Hickory St	0.25mi	3/1.0 (+1)	779 (+10%)	6mo	$21,500	$28	62
19758 Waltham St	0.30mi	3/1.0 (+1)	790 (+11%)	3mo	$6,000	$8	60
12426 Sidonie Ave	0.70mi	2/1.0	750 (+6%)	4mo	$131,000	$175	55
12484 Sherman Ave	0.58mi	2/1.0	800 (+13%)	3mo	$72,000	$90	50
19735 Annott St	0.61mi	3/1.0 (+1)	780 (+10%)	4mo	$69,500	$89	47
19170 Schoenherr St	0.74mi	3/1.0 (+1)	797 (+12%)	0mo	$25,500	$32	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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 86.1%
• Equity multiple: 4.86×
• Total profit: $36,702
• Equity at exit: $5,070

10-year hold

• IRR: 88.8%
• Equity multiple: 9.51×
• Total profit: $81,006
• Equity at exit: $2,940

Cash invested: $9,520 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$178
• Tax from tax record: −$81 /mo · $970/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $694

Break-even live

Break-even rent $346

Max offer price $34,000

Occupancy floor 38%

Sensitivity live

Price	-10% $713	-5% $703	+0% $694	+5% $684	+10% $675
Rent	-10% $597	-5% $646	+0% $694	+5% $742	+10% $791
Rate	-1.0pp $711	-0.5pp $703	base $694	+0.5pp $685	+1.0pp $676

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	0.29mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	0.64mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	18d	1	0.84mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	44d	1	0.84mi
18667 Algonac St Detroit, MI	1.0	1.0	680	$1,999	$2.94	18d	1	1.29mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	1.30mi
13503 E McNichols Rd Unit 7 Detroit, MI	1.0	1.0	750	$800	$1.07	18d	1	1.31mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	44d	1	1.37mi

Listing history 42 events

1. 2026-06-21
   days on market $34,000 Active 164 DOM
2. 2026-06-18
   days on market $34,000 Active 161 DOM
3. 2026-06-17
   days on market $34,000 Active 160 DOM
4. 2026-06-15
   days on market $34,000 Active 158 DOM
5. 2026-06-13
   days on market $34,000 Active 156 DOM
6. 2026-06-13
   days on market $34,000 Active 155 DOM
7. 2026-06-09
   days on market $34,000 Active 152 DOM
8. 2026-06-08
   days on market $34,000 Active 151 DOM
9. 2026-06-08
   price $34,000 Active 150 DOM
10. 2026-06-07
    days on market $44,900 Active 150 DOM
11. 2026-06-04
    days on market $44,900 Active 147 DOM
12. 2026-06-03
    days on market $44,900 Active 146 DOM
13. 2026-06-01
    days on market $44,900 Active 144 DOM
14. 2026-05-31
    days on market $44,900 Active 143 DOM
15. 2026-02-19
    price $44,900 572-char remark

    Show marketing remark (574 chars)

    INVESTOR SPECIAL!!! Home was completely remodeled in 2022. Needs a few more now, but still has plenty of updates for you to enjoy. Beautiful bathrooms with ceramic tile. Kitchen has porcelain flooring and is freshly painted. This home also has a garage to keep you car nice and warm when those Michigan winters hit. This home is perfect for the first time homebuyer or someone looking to scale down. We can increase the investor price and add the windows and missing items back in. Would make a good turn key rental property. Take one look and you will love this property!

16. 2026-02-19
    price $44,900 574-char remark

    Show marketing remark (574 chars)

    INVESTOR SPECIAL!!! Home was completely remodeled in 2022. Needs a few more now, but still has plenty of updates for you to enjoy. Beautiful bathrooms with ceramic tile. Kitchen has porcelain flooring and is freshly painted. This home also has a garage to keep you car nice and warm when those Michigan winters hit. This home is perfect for the first time homebuyer or someone looking to scale down. We can increase the investor price and add the windows and missing items back in. Would make a good turn key rental property. Take one look and you will love this property!

17. 2026-01-05
    listed $49,000 Active 572-char remark

    Show marketing remark (574 chars)

    INVESTOR SPECIAL!!! Home was completely remodeled in 2022. Needs a few more now, but still has plenty of updates for you to enjoy. Beautiful bathrooms with ceramic tile. Kitchen has porcelain flooring and is freshly painted. This home also has a garage to keep you car nice and warm when those Michigan winters hit. This home is perfect for the first time homebuyer or someone looking to scale down. We can increase the investor price and add the windows and missing items back in. Would make a good turn key rental property. Take one look and you will love this property!

18. 2026-01-05
    listed $49,000 Active 574-char remark

    Show marketing remark (574 chars)

    INVESTOR SPECIAL!!! Home was completely remodeled in 2022. Needs a few more now, but still has plenty of updates for you to enjoy. Beautiful bathrooms with ceramic tile. Kitchen has porcelain flooring and is freshly painted. This home also has a garage to keep you car nice and warm when those Michigan winters hit. This home is perfect for the first time homebuyer or someone looking to scale down. We can increase the investor price and add the windows and missing items back in. Would make a good turn key rental property. Take one look and you will love this property!

19. 2024-02-20
    historical
20. 2024-02-20
    historical
21. 2024-01-26
    listed $65,000 Active
22. 2024-01-26
    listed $65,000 Active
23. 2023-10-24
    historical
24. 2023-10-24
    historical
25. 2023-10-04
    listed $65,000 Active
26. 2023-10-04
    listed $65,000 Active
27. 2023-03-31
    historical
28. 2023-03-31
    historical
29. 2022-12-17
    price $69,900
30. 2022-12-16
    price $69,900
31. 2022-10-06
    listed $73,999 Active
32. 2022-10-06
    listed $73,999 Active
33. 2022-10-05
    historical
34. 2022-10-05
    historical
35. 2022-09-09
    price $75,000
36. 2022-09-08
    price $75,000
37. 2022-09-08
    listed $64,000 Active
38. 2022-09-08
    listed $64,000 Active
39. 2021-11-03
    historical
40. 2021-11-03
    historical
41. 2021-07-18
    listed $75,000 Active
42. 2021-07-18
    listed $75,000 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: $970 · $81/mo
• Projected year-2 tax: $970 · $81/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $14,691
• − Mortgage interest: −$1,905
• − Property taxes: −$970
• − Insurance: −$170
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$989
• Taxable income: $8,307
• Est. tax owed @ 24.0%: −$1,994
• After-tax cash flow: $6,333/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

-40.1% since first listed

28 events — show timeline

• 2026-02-19 Price Changed $44,900 MiRealSource-MiMLS
• 2026-02-19 Price Changed $44,900 REALCOMP
• 2026-01-05 Listed $49,000 REALCOMP
• 2026-01-05 Listed $49,000 MiRealSource-MiMLS
• 2024-02-20 Listing Removed — MiRealSource-MiMLS
• 2024-02-20 Listing Removed — REALCOMP
• 2024-01-26 Listed $65,000 MiRealSource-MiMLS
• 2024-01-26 Listed $65,000 REALCOMP
• 2023-10-24 Listing Removed — MiRealSource-MiMLS
• 2023-10-24 Listing Removed — REALCOMP
• 2023-10-04 Listed $65,000 MiRealSource-MiMLS
• 2023-10-04 Listed $65,000 REALCOMP
• 2023-03-31 Listing Removed — MiRealSource-MiMLS
• 2023-03-31 Listing Removed — REALCOMP
• 2022-12-17 Price Changed $69,900 MiRealSource-MiMLS
• 2022-12-16 Price Changed $69,900 REALCOMP
• 2022-10-06 Listed $73,999 MiRealSource-MiMLS
• 2022-10-06 Listed $73,999 REALCOMP
• 2022-10-05 Listing Removed — MiRealSource-MiMLS
• 2022-10-05 Listing Removed — REALCOMP
• 2022-09-09 Price Changed $75,000 MiRealSource-MiMLS
• 2022-09-08 Price Changed $75,000 REALCOMP
• 2022-09-08 Listed $64,000 MiRealSource-MiMLS
• 2022-09-08 Listed $64,000 REALCOMP
• 2021-11-03 Listing Removed — REALCOMP
• 2021-11-03 Listing Removed — MiRealSource-MiMLS
• 2021-07-18 Listed $75,000 MiRealSource-MiMLS
• 2021-07-18 Listed $75,000 REALCOMP

Property tax history

-2.5%/yr

Latest (2025): $970 · -53.7% YoY. Source: county tax records.