20035 Coventry St · Detroit, MI 48203

$160,000

None bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 138 Days on market

Built 1939 3,500 sqft lot $123/sqft · 84% above area Est $146k · 9% over

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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).

• Cash flow +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing this versatile 2-unit multi-family home at 20035 Coventry Street, Highland Park, MI 48203 - an excellent opportunity for investors or owner-occupants looking to start or expand their portfolio. The property features two separate units, each with its own private entrance for added privacy and convenience. Upstairs offers a spacious 2-bedroom, 1-bath layout, while the lower unit boasts a 3-bedroom, 1-bath configuration, both designed with comfort and functionality in mind. Each unit is equipped with its own washer and dryer, providing added convenience for tenants or homeowners. This well-maintained property presents a fantastic chance to generate immediate rental income or live in one unit while leasing the other. Don't miss out on this attractive investment opportunity in a growing neighborhood - perfect to start or add to your real estate portfolio! BATVAI!!

Key facts

• Two separate units
• Washer and dryer
• Private entrance

Tags

• TWO SEPARATE UNITS
• PRIVATE ENTRANCE
• WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (12.8% below list).
• Recommended offer: $139k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 10.1% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 218 active listings in the ZIP; 22 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).
• This rent runs 44% of the median local income ($38k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 24y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $160k implies a 2362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,450 (12.8% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.87% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (median comp): $146,142
• List price: $160,000
• Delta: 9.48%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19640 Yacama Rd	0.36mi	3/1.0	1,156 (-11%)	1mo	$15,000	$13	63
400 Annin St	0.46mi	3/1.0	1,187 (-9%)	5mo	$59,000	$50	60
350 E Muir Ave	0.43mi	4/2.0	1,206 (-8%)	5mo	$135,000	$112	59
305 W Hayes Ave	0.58mi	3/1.5	1,365 (+5%)	7mo	$230,000	$168	57
800 E Bernhard Ave	0.70mi	3/1.0	1,390 (+7%)	2mo	$175,000	$126	55
20410 Hull St	0.71mi	4/2.0	1,326 (+2%)	8mo	$108,000	$81	54
20172 Russell St	0.58mi	4/1.0	1,161 (-11%)	7mo	$125,000	$108	49
434 W Bernhard Ave	0.75mi	3/1.5	1,385 (+6%)	7mo	$223,000	$161	47
750 E Hayes Ave	0.60mi	4/1.5	1,125 (-14%)	2mo	$212,500	$189	45
19711 Greeley St	0.72mi	3/1.0	1,125 (-14%)	4mo	$75,000	$67	40
19710 Greeley St	0.75mi	3/1.5	1,143 (-12%)	3mo	$80,000	$70	40
611 E Bernhard Ave	0.68mi	3/1.0	1,130 (-13%)	7mo	$140,000	$124	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-17,035
• Equity at exit: $23,857

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,572
• Equity at exit: $13,834

Cash invested: $44,800 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 218
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$839
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $141

Break-even live

Break-even rent $1,216

Max offer price $160,000

Occupancy floor 85%

Sensitivity live

Price	-10% $231	-5% $186	+0% $141	+5% $95	+10% $50
Rent	-10% $31	-5% $86	+0% $141	+5% $196	+10% $251
Rate	-1.0pp $221	-0.5pp $181	base $141	+0.5pp $99	+1.0pp $57

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.24mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	25d	1	0.53mi
429 E Milton Ave Hazel Park, MI	3.0	2.0	1075	$1,595	$1.48	0d	1	0.58mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	2d	1	0.68mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	22d	1	0.70mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	25d	1	0.71mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	0.93mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	0.93mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,364	$5.80	0d	1	0.95mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	44d	1	0.99mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	1.14mi
394 Hilton Rd #101 Ferndale, MI	2.0	2.0	1506	$2,500	$1.66	4d	1	1.16mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.17mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	6d	1	1.23mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	22d	1	1.27mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	22d	1	1.27mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	1.37mi
1820 E Troy St Ferndale, MI	3.0	1.0	1167	$1,500	$1.29	6d	1	1.37mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	1.41mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	1.43mi
224 Fielding St Ferndale, MI	2.0	1.0	1000	$1,800	$1.80	25d	1	1.47mi
226 Fielding St Ferndale, MI	2.0	1.0	1000	$1,500	$1.50	25d	1	1.47mi

Listing history 39 events

1. 2026-06-21
   days on market $160,000 Active 138 DOM
2. 2026-06-18
   days on market $160,000 Active 135 DOM
3. 2026-06-17
   days on market $160,000 Active 134 DOM
4. 2026-06-15
   days on market $160,000 Active 132 DOM
5. 2026-06-13
   days on market $160,000 Active 130 DOM
6. 2026-06-13
   days on market $160,000 Active 129 DOM
7. 2026-06-09
   days on market $160,000 Active 126 DOM
8. 2026-06-08
   days on market $160,000 Active 125 DOM
9. 2026-06-07
   days on market $160,000 Active 124 DOM
10. 2026-06-04
    days on market $160,000 Active 121 DOM
11. 2026-06-03
    days on market $160,000 Active 120 DOM
12. 2026-06-01
    days on market $160,000 Active 118 DOM
13. 2026-05-31
    days on market $160,000 Active 117 DOM
14. 2026-04-29
    price $160,000 883-char remark

    Show marketing remark (883 chars)

    Introducing this versatile 2-unit multi-family home at 20035 Coventry Street, Highland Park, MI 48203 - an excellent opportunity for investors or owner-occupants looking to start or expand their portfolio. The property features two separate units, each with its own private entrance for added privacy and convenience. Upstairs offers a spacious 2-bedroom, 1-bath layout, while the lower unit boasts a 3-bedroom, 1-bath configuration, both designed with comfort and functionality in mind. Each unit is equipped with its own washer and dryer, providing added convenience for tenants or homeowners. This well-maintained property presents a fantastic chance to generate immediate rental income or live in one unit while leasing the other. Don't miss out on this attractive investment opportunity in a growing neighborhood - perfect to start or add to your real estate portfolio! BATVAI!!

15. 2026-04-28
    price $160,000 897-char remark

    Show marketing remark (897 chars)

    Introducing this versatile 2-unit multi-family home at 20035 Coventry Street, Highland Park, MI 48203—an excellent opportunity for investors or owner-occupants looking to start or expand their portfolio. The property features two separate units, each with its own private entrance for added privacy and convenience. Upstairs offers a spacious 2-bedroom, 1-bath layout, while the lower unit boasts a 3-bedroom, 1-bath configuration, both designed with comfort and functionality in mind. Each unit is equipped with its own washer and dryer, providing added convenience for tenants or homeowners. This well-maintained property presents a fantastic chance to generate immediate rental income or live in one unit while leasing the other. Don’t miss out on this attractive investment opportunity in a growing neighborhood—perfect to start or add to your real estate portfolio! BATVAI!!

16. 2026-02-03
    listed $169,999 Active 897-char remark

    Show marketing remark (883 chars)

    Introducing this versatile 2-unit multi-family home at 20035 Coventry Street, Highland Park, MI 48203 - an excellent opportunity for investors or owner-occupants looking to start or expand their portfolio. The property features two separate units, each with its own private entrance for added privacy and convenience. Upstairs offers a spacious 2-bedroom, 1-bath layout, while the lower unit boasts a 3-bedroom, 1-bath configuration, both designed with comfort and functionality in mind. Each unit is equipped with its own washer and dryer, providing added convenience for tenants or homeowners. This well-maintained property presents a fantastic chance to generate immediate rental income or live in one unit while leasing the other. Don't miss out on this attractive investment opportunity in a growing neighborhood - perfect to start or add to your real estate portfolio! BATVAI!!

17. 2026-02-03
    listed $169,999 Active 883-char remark

    Show marketing remark (883 chars)

    Introducing this versatile 2-unit multi-family home at 20035 Coventry Street, Highland Park, MI 48203 - an excellent opportunity for investors or owner-occupants looking to start or expand their portfolio. The property features two separate units, each with its own private entrance for added privacy and convenience. Upstairs offers a spacious 2-bedroom, 1-bath layout, while the lower unit boasts a 3-bedroom, 1-bath configuration, both designed with comfort and functionality in mind. Each unit is equipped with its own washer and dryer, providing added convenience for tenants or homeowners. This well-maintained property presents a fantastic chance to generate immediate rental income or live in one unit while leasing the other. Don't miss out on this attractive investment opportunity in a growing neighborhood - perfect to start or add to your real estate portfolio! BATVAI!!

18. 2012-03-05
    historical
19. 2011-09-06
    listed $8,000
20. 2007-11-06
    soldstatus $6,500
21. 2007-11-06
    soldstatus $6,500
22. 2007-10-19
    historical
23. 2007-10-02
    listed $6,900
24. 2007-10-02
    listed $6,900
25. 2007-10-02
    historical
26. 2007-10-02
    listed $6,900
27. 2007-09-28
    historical
28. 2007-09-28
    historical
29. 2007-06-28
    listed $8,900
30. 2007-06-28
    listed $8,900
31. 2007-06-08
    historical
32. 2007-03-21
    historical
33. 2007-02-22
    listed $29,900
34. 2007-02-17
    listed $23,900
35. 2007-02-15
    historical
36. 2006-11-01
    listed $24,900
37. 2002-08-27
    soldstatus $21,010
38. 2002-06-19
    historical
39. 2002-06-13
    listed $10,000

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$900/yr (+$75/mo · 135.8%)

ⓘ 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: $16,734
• − Mortgage interest: −$8,962
• − Property taxes: −$663
• − Insurance: −$800
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,655
• Taxable loss: −$1,024
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $1,934/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
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

+1500.0% since first listed

26 events — show timeline

• 2026-04-29 Price Changed $160,000 MiRealSource-MiMLS
• 2026-04-28 Price Changed $160,000 REALCOMP
• 2026-02-03 Listed $169,999 REALCOMP
• 2026-02-03 Listed $169,999 MiRealSource-MiMLS
• 2012-03-05 Listing Removed — MiRealSource-MiMLS
• 2011-09-06 Listed $8,000 MiRealSource-MiMLS
• 2007-11-06 Sold (MLS) $6,500 REALCOMP
• 2007-11-06 Sold (MLS) $6,500 MiRealSource-MiMLS
• 2007-10-19 Listing Removed — MiRealSource-MiMLS
• 2007-10-02 Listed $6,900 MiRealSource-MiMLS
• 2007-10-02 Listing Removed — MiRealSource-MiMLS
• 2007-10-02 Listed $6,900 REALCOMP
• 2007-10-02 Listed $6,900 MiRealSource-MiMLS
• 2007-09-28 Listing Removed — REALCOMP
• 2007-09-28 Listing Removed — MiRealSource-MiMLS
• 2007-06-28 Listed $8,900 REALCOMP
• 2007-06-28 Listed $8,900 MiRealSource-MiMLS
• 2007-06-08 Listing Removed — MiRealSource-MiMLS
• 2007-03-21 Listing Removed — MiRealSource-MiMLS
• 2007-02-22 Listed $29,900 MiRealSource-MiMLS
• 2007-02-17 Listed $23,900 MiRealSource-MiMLS
• 2007-02-15 Listing Removed — MiRealSource-MiMLS
• 2006-11-01 Listed $24,900 MiRealSource-MiMLS
• 2002-08-27 Sold (MLS) $21,010 MiRealSource-MiMLS
• 2002-06-19 Listing Removed — MiRealSource-MiMLS
• 2002-06-13 Listed $10,000 MiRealSource-MiMLS

Property tax history

-1.3%/yr

Latest (2025): $663 · +95.0% YoY. Source: county tax records.