20055 Oxley St · Detroit, MI 48235

$124,900

2 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 28 Days on market

Built 1971 5,663 sqft lot $100/sqft · 12% below area Est $141k · 12% under

---

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 +22.5/30.0
• ARV discount +12.7/15.0
• DSCR +7.2/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CORNER BRICK RANCH WITH 2 CAR ATTACHED GARAGE. 1 1/2 BATH ON THE MAIN FLOOR, BASEMENT, 2 FIREPLACES.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

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 (+3.2%/yr); 283 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 41% 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 $864 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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: 1.07% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.25%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (median comp): $141,261
• List price: $124,900
• Delta: -11.58%
• 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
19412 Prest St	0.39mi	2/1.0	1,267 (+1%)	3mo	$67,500	$53	78
19477 Prest St	0.33mi	3/2.0 (+1)	1,300 (+4%)	1mo	$173,000	$133	68
19412 Sussex St	0.40mi	3/1.0 (+1)	1,170 (-6%)	2mo	$93,000	$79	65
20253 Winthrop St	0.24mi	3/1.0 (+1)	1,093 (-13%)	5mo	$145,900	$133	59
19139 Lauder St	0.66mi	2/1.0	1,335 (+7%)	4mo	$40,000	$30	55
20101 Strathmoor St	0.45mi	3/1.0 (+1)	1,102 (-12%)	5mo	$73,000	$66	50
18982 Coyle St	0.71mi	3/1.0 (+1)	1,328 (+6%)	3mo	$132,300	$100	49
16910 Pembroke Ave	0.68mi	3/1.0 (+1)	1,150 (-8%)	1mo	$50,000	$43	49
20522 Ardmore St	0.73mi	3/1.5 (+1)	1,133 (-9%)	1mo	$1,400	$1	42
19338 Murray Hill St	0.69mi	3/1.5 (+1)	1,400 (+12%)	1mo	$176,500	$126	40
19134 Montrose St	0.64mi	3/2.0 (+1)	1,430 (+14%)	4mo	$163,000	$114	33
19974 Biltmore St	0.71mi	3/1.0 (+1)	1,433 (+15%)	5mo	$103,000	$72	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,437
• Equity at exit: $18,623

10-year hold

• IRR: 5.0%
• Equity multiple: 1.38×
• Total profit: $13,136
• Equity at exit: $10,799

Cash invested: $34,972 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$655
• Tax from tax record: −$133 /mo · $1,597/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $211

Break-even live

Break-even rent $1,063

Max offer price $124,900

Occupancy floor 79%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.52mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	16d	1	0.52mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	16d	1	0.55mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	16d	1	0.58mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	2d	1	0.73mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	24d	1	0.73mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	4d	1	0.81mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	4d	1	0.82mi
20426 Tracey St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	24d	1	0.86mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	4d	1	0.88mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	16d	1	0.94mi
19816 Harlow St Detroit, MI	2.0	1.5	1704	$1,150	$0.67	17d	1	0.95mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	4d	1	0.95mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	0.95mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	4d	1	1.01mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	1d	1	1.05mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	43d	1	1.05mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	43d	1	1.06mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	14d	1	1.09mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	1.09mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	43d	1	1.17mi
20200 Ashton Ave Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	1.17mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	16d	1	1.19mi
16500 N Park Dr Southfield, MI	1.0–3.0	1.0–2.5	1500	$1,844	$1.23	1d	1	1.27mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.27mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	43d	1	1.28mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	24d	3	1.34mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	5d	1	1.37mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	24d	1	1.37mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	1.43mi
14051 W Nine Mile Rd Oak Park, MI	2.0	1.0	900	$1,100	$1.22	24d	1	1.45mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	1.45mi
16200 W 9 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	971	$1,700	$1.75	5d	2	1.47mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.47mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	16d	1	1.47mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	1.50mi

Listing history 15 events

1. 2026-06-04
   status $124,900 Pending 28 DOM
2. 2026-06-03
   days on market $124,900 Active 28 DOM
3. 2026-06-02
   days on market $124,900 Active 27 DOM
4. 2026-06-01
   days on market $124,900 Active 26 DOM
5. 2026-05-31
   days on market $124,900 Active 25 DOM
6. 2026-05-06
   status Active 100-char remark

   Show marketing remark (100 chars)

   CORNER BRICK RANCH WITH 2 CAR ATTACHED GARAGE. 1 1/2 BATH ON THE MAIN FLOOR, BASEMENT, 2 FIREPLACES.

7. 2026-05-06
   status Active 100-char remark

   Show marketing remark (100 chars)

   CORNER BRICK RANCH WITH 2 CAR ATTACHED GARAGE. 1 1/2 BATH ON THE MAIN FLOOR, BASEMENT, 2 FIREPLACES.

8. 2026-04-16
   listed $124,900 Active 100-char remark

   Show marketing remark (100 chars)

   CORNER BRICK RANCH WITH 2 CAR ATTACHED GARAGE. 1 1/2 BATH ON THE MAIN FLOOR, BASEMENT, 2 FIREPLACES.

9. 2026-04-16
   listed $124,900 Active 100-char remark

   Show marketing remark (100 chars)

   CORNER BRICK RANCH WITH 2 CAR ATTACHED GARAGE. 1 1/2 BATH ON THE MAIN FLOOR, BASEMENT, 2 FIREPLACES.

10. 2026-04-16
    historical 100-char remark

    Show marketing remark (100 chars)

    CORNER BRICK RANCH WITH 2 CAR ATTACHED GARAGE. 1 1/2 BATH ON THE MAIN FLOOR, BASEMENT, 2 FIREPLACES.

11. 2007-12-31
    historical
12. 2007-07-05
    listed $147,499
13. 2007-07-03
    historical
14. 2006-08-03
    listed $147,500
15. 1998-02-05
    soldstatus $105,000

ⓘ 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: $1,597 · $133/mo
• Projected year-2 tax: $1,760 · $147/mo
• Expected delta: +$163/yr (+$14/mo · 10.2%)

ⓘ 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 ≥98°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: $15,972
• − Mortgage interest: −$6,996
• − Property taxes: −$1,597
• − Insurance: −$624
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,633
• Taxable income: $565
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $2,401/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 2% Hispanic / Latino 1%
• 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+19.0% since first listed

10 events — show timeline

• 2026-05-06 Relisted — MiRealSource-MiMLS
• 2026-05-06 Relisted — REALCOMP
• 2026-04-16 Listed $124,900 REALCOMP
• 2026-04-16 Listing Removed — MiRealSource-MiMLS
• 2026-04-16 Listed $124,900 MiRealSource-MiMLS
• 2007-12-31 Listing Removed — REALCOMP
• 2007-07-05 Listed $147,499 REALCOMP
• 2007-07-03 Listing Removed — REALCOMP
• 2006-08-03 Listed $147,500 REALCOMP
• 1998-02-05 Sold (Public Records) $105,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $1,597 · -39.7% YoY. Source: county tax records.