20135 Ilene St · Detroit, MI 48221

$70,000

3 bd · 1.0 ba · 935 sqft · SingleFamily public records · 12 Days on market

Built 1961 4,792 sqft lot Est $60k · 17% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid, Well-Maintained Home with Endless Potential – 20135 Ilene St, Detroit Welcome to 20135 Ilene Street, a property that stands out for its strong foundation, solid structure, and well-maintained condition. Homes with this kind of durability and care are getting harder to find, making this a great opportunity for both first-time buyers and savvy investors. This home has been consistently maintained, offering peace of mind and a reliable starting point for any updates or personal touches. The bones are excellent, giving you the flexibility to modernize at your own pace while building equity along the way. Home offers 3 bedrooms and one full bathroom on the first floor and a half bathroom in the basement. Located in a desirable Detroit neighborhood, this property offers convenience, long-term value, and strong potential for appreciation. Whether you're looking to move in and make it your own or add a solid asset to your portfolio, 20135 Ilene Street is an opportunity you don't want to miss. Schedule your showing today!

Key facts

• Strong foundation
• Long term value
• Solid structure

Tags

• STRONG FOUNDATION
• SOLID STRUCTURE
• WELL MAINTAINED CONDITION
• EXCELLENT BONES
• DESIRABLE NEIGHBORHOOD
• LONG TERM VALUE

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 $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 17.2% 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 (+3.4%/yr); 349 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 + 3.4% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $40k; list at $70k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1961 — 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: 2.01% ✓
• Cap rate: 17.21%
• Cash-on-cash: 38.99%
• DSCR: 2.74
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $59,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20428 Monte Vista St	0.30mi	3/1.0	872 (-7%)	2mo	$55,000	$63	73
20403 Manor St	0.36mi	3/2.0	968 (+4%)	2mo	$57,000	$59	71
19929 Monte Vista St	0.32mi	3/1.0	860 (-8%)	2mo	$75,000	$87	70
20018 Wyoming Ave	0.16mi	3/1.0	1,043 (+12%)	4mo	$66,500	$64	70
20218 Monte Vista St	0.26mi	3/2.0	860 (-8%)	1mo	$37,000	$43	69
20047 Monte Vista St	0.28mi	2/1.5 (-1)	877 (-6%)	1mo	$69,999	$80	68
20501 Northlawn St	0.50mi	3/1.0	992 (+6%)	3mo	$90,000	$91	64
20209 Meyers Rd	0.40mi	2/1.0 (-1)	864 (-8%)	1mo	$40,000	$46	63
20242 Ward St	0.59mi	3/1.0	982 (+5%)	4mo	$80,000	$81	60
19985 Meyers Rd	0.41mi	2/1.0 (-1)	844 (-10%)	2mo	$51,900	$61	59
19161 Meyers Rd	0.74mi	2/1.0 (-1)	894 (-4%)	3mo	$87,500	$98	51
20233 Roselawn St	0.52mi	2/1.0 (-1)	829 (-11%)	2mo	$33,000	$40	50

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 2.52×
• Total profit: $29,865
• Equity at exit: $10,437

10-year hold

• IRR: 42.7%
• Equity multiple: 5.13×
• Total profit: $80,899
• Equity at exit: $6,052

Cash invested: $19,600 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$367
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $637

Break-even live

Break-even rent $602

Max offer price $70,000

Occupancy floor 50%

Sensitivity live

Price	-10% $677	-5% $657	+0% $637	+5% $617	+10% $597
Rent	-10% $526	-5% $581	+0% $637	+5% $693	+10% $748
Rate	-1.0pp $672	-0.5pp $655	base $637	+0.5pp $619	+1.0pp $600

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	18d	1	0.22mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	21d	1	0.24mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	44d	1	0.25mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	44d	1	0.27mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	25d	1	0.27mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	44d	1	0.29mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	18d	1	0.29mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	18d	1	0.30mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	18d	1	0.32mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	18d	1	0.34mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	3d	1	0.35mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	18d	1	0.49mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	44d	1	0.59mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	25d	1	0.74mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	5d	1	0.90mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	44d	1	0.91mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	18d	1	1.04mi
578 Kensington Ave Ferndale, MI	2.0	1.0	860	$1,600	$1.86	5d	1	1.18mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	44d	1	1.20mi
10400 Saratoga St Oak Park, MI	2.0	1.0	829	$1,450	$1.75	5d	1	1.20mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	25d	1	1.21mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	25d	1	1.25mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	25d	1	1.25mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	25d	3	1.31mi
695 Livernois St Unit 2 Ferndale, MI	2.0	1.0	950	$2,350	$2.47	5d	1	1.31mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	44d	1	1.33mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	25d	1	1.33mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	5d	1	1.33mi
10050 W Nine Mile Rd Unit 18 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	5d	1	1.34mi
10000 W Nine Mile Rd Unit 3 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	44d	1	1.34mi
1491 W Nine Mile Rd Unit 9 Ferndale, MI	2.0	1.0	900	$1,350	$1.50	44d	1	1.39mi
20129 Stratford Rd Unit 2 Detroit, MI	2.0	1.0	1100	$1,223	$1.11	25d	1	1.40mi
22108 Dante St Oak Park, MI	2.0	1.0	898	$1,250	$1.39	25d	1	1.42mi
22148 Dante St #212 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	22d	1	1.42mi
22148 Dante St #211 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	18d	1	1.42mi
22148 Dante St #211 Oak Park, MI	2.0	1.0	916	$1,475	$1.61	25d	1	1.42mi
20643 Stratford Rd Unit 1 Detroit, MI	2.0	1.5	1000	$1,250	$1.25	44d	1	1.43mi
12800 W 9 Mile Rd Oak Park, MI	1.0–2.0	1.0	775	$1,250	$1.61	25d	1	1.43mi
22108 Dante St #115 Oak Park, MI	2.0	2.0	898	$1,250	$1.39	25d	1	1.44mi

Listing history 5 events

1. 2026-04-07
   status Pending 1054-char remark

   Show marketing remark (1054 chars)

   Solid, Well-Maintained Home with Endless Potential – 20135 Ilene St, Detroit Welcome to 20135 Ilene Street, a property that stands out for its strong foundation, solid structure, and well-maintained condition. Homes with this kind of durability and care are getting harder to find, making this a great opportunity for both first-time buyers and savvy investors. This home has been consistently maintained, offering peace of mind and a reliable starting point for any updates or personal touches. The bones are excellent, giving you the flexibility to modernize at your own pace while building equity along the way. Home offers 3 bedrooms and one full bathroom on the first floor and a half bathroom in the basement. Located in a desirable Detroit neighborhood, this property offers convenience, long-term value, and strong potential for appreciation. Whether you're looking to move in and make it your own or add a solid asset to your portfolio, 20135 Ilene Street is an opportunity you don't want to miss. Schedule your showing today!

2. 2026-04-07
   status Pending

   Show marketing remark (1054 chars)

   Solid, Well-Maintained Home with Endless Potential – 20135 Ilene St, Detroit Welcome to 20135 Ilene Street, a property that stands out for its strong foundation, solid structure, and well-maintained condition. Homes with this kind of durability and care are getting harder to find, making this a great opportunity for both first-time buyers and savvy investors. This home has been consistently maintained, offering peace of mind and a reliable starting point for any updates or personal touches. The bones are excellent, giving you the flexibility to modernize at your own pace while building equity along the way. Home offers 3 bedrooms and one full bathroom on the first floor and a half bathroom in the basement. Located in a desirable Detroit neighborhood, this property offers convenience, long-term value, and strong potential for appreciation. Whether you're looking to move in and make it your own or add a solid asset to your portfolio, 20135 Ilene Street is an opportunity you don't want to miss. Schedule your showing today!

3. 2026-03-26
   listed $70,000 Active 1054-char remark

   Show marketing remark (1054 chars)

   Solid, Well-Maintained Home with Endless Potential – 20135 Ilene St, Detroit Welcome to 20135 Ilene Street, a property that stands out for its strong foundation, solid structure, and well-maintained condition. Homes with this kind of durability and care are getting harder to find, making this a great opportunity for both first-time buyers and savvy investors. This home has been consistently maintained, offering peace of mind and a reliable starting point for any updates or personal touches. The bones are excellent, giving you the flexibility to modernize at your own pace while building equity along the way. Home offers 3 bedrooms and one full bathroom on the first floor and a half bathroom in the basement. Located in a desirable Detroit neighborhood, this property offers convenience, long-term value, and strong potential for appreciation. Whether you're looking to move in and make it your own or add a solid asset to your portfolio, 20135 Ilene Street is an opportunity you don't want to miss. Schedule your showing today!

4. 2026-03-26
   listed $70,000 Active

   Show marketing remark (1054 chars)

   Solid, Well-Maintained Home with Endless Potential – 20135 Ilene St, Detroit Welcome to 20135 Ilene Street, a property that stands out for its strong foundation, solid structure, and well-maintained condition. Homes with this kind of durability and care are getting harder to find, making this a great opportunity for both first-time buyers and savvy investors. This home has been consistently maintained, offering peace of mind and a reliable starting point for any updates or personal touches. The bones are excellent, giving you the flexibility to modernize at your own pace while building equity along the way. Home offers 3 bedrooms and one full bathroom on the first floor and a half bathroom in the basement. Located in a desirable Detroit neighborhood, this property offers convenience, long-term value, and strong potential for appreciation. Whether you're looking to move in and make it your own or add a solid asset to your portfolio, 20135 Ilene Street is an opportunity you don't want to miss. Schedule your showing today!

5. 1998-01-02
   soldstatus $39,999

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$61/yr (+$5/mo · 6.4%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,903
• − Mortgage interest: −$3,921
• − Property taxes: −$956
• − Insurance: −$350
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$2,036
• Taxable income: $6,936
• Est. tax owed @ 24.0%: −$1,665
• After-tax cash flow: $5,978/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

+75.0% since first listed

5 events — show timeline

• 2026-04-07 Pending — MiRealSource-MiMLS
• 2026-04-07 Pending — REALCOMP
• 2026-03-26 Listed $70,000 REALCOMP
• 2026-03-26 Listed $70,000 MiRealSource-MiMLS
• 1998-01-02 Sold (Public Records) $39,999 Public Records

Property tax history

-2.8%/yr

Latest (2025): $956 · -38.6% YoY. Source: county tax records.