20014 Southfield Rd · Detroit, MI 48235

$89,999

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 35 Days on market

Built 1950 4,356 sqft lot Est $64k · 40% 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 +3.3/5.0
• 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

Rented for $1250 * * * This is a great deal! Welcome to this charming 3-bedroom brick bungalow located in the heart of Detroit! This solid home offers a spacious living area, large bedrooms, and an unfinished basement ready for your personal touch or added living space to increase rents over time. Ideal for investors seeking a turnkey rental. The property features a classic layout with plenty of natural light, a sizable backyard, and convenient access to major freeways, shopping, schools, and local amenities. With great potential and strong neighborhood growth, this home is a smart buy for investors looking for passive income. Don't miss your chance to add this well-located Detroit gem to your portfolio!

Key facts

• Brick bungalow
• Sizable backyard
• Unfinished basement

Tags

• BRICK BUNGALOW
• UNFINISHED BASEMENT
• SIZABLE BACKYARD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% 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 18d 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 42% 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 $622 of loan paydown is wiped out by about $3k 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 + 3.2% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 14y 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 $52k; list at $90k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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. 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.
8. 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.
9. 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: 1.53% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.94%
• DSCR: 1.75
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $64,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20004 Southfield Fwy	0.01mi	2/1.0 (-1)	929 (+1%)	1mo	$20,000	$22	92
19900 Southfield Rd	0.13mi	3/1.0	898 (-2%)	4mo	$110,000	$122	87
20245 Archdale St	0.18mi	3/1.0	890 (-3%)	4mo	$53,000	$60	83
20084 Greenview Ave	0.34mi	3/1.0	912 (-1%)	5mo	$90,000	$99	79
19365 Fenmore St	0.42mi	3/1.0	912 (-1%)	1mo	$94,900	$104	79
19975 Ferguson St	0.38mi	3/1.0	889 (-3%)	1mo	$50,650	$57	77
19950 Oakfield St	0.19mi	3/1.0	1,001 (+9%)	5mo	$40,000	$40	72
19425 Faust Ave	0.46mi	3/1.0	1,000 (+9%)	5mo	$65,000	$65	59
20069 Asbury Park	0.45mi	3/1.0	1,008 (+10%)	6mo	$73,000	$72	58
19455 Avon Ave	0.53mi	3/1.0	1,023 (+11%)	2mo	$72,000	$70	54
16442 Pembroke Ave	0.44mi	3/1.0	1,050 (+14%)	4mo	$40,000	$38	52
19177 Stahelin Ave	0.73mi	3/1.0	816 (-11%)	5mo	$60,000	$74	44

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $8,510
• Equity at exit: $13,419

10-year hold

• IRR: 18.1%
• Equity multiple: 2.52×
• Total profit: $38,378
• Equity at exit: $7,781

Cash invested: $25,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$472
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $356

Break-even live

Break-even rent $926

Max offer price $89,999

Occupancy floor 69%

Sensitivity live

Price	-10% $407	-5% $381	+0% $356	+5% $330	+10% $305
Rent	-10% $247	-5% $301	+0% $356	+5% $410	+10% $465
Rate	-1.0pp $401	-0.5pp $379	base $356	+0.5pp $332	+1.0pp $309

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	0.05mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	0.09mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	0.09mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	0.13mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	0.24mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	0.28mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	0.30mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	44d	1	0.33mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	13d	1	0.37mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	0.38mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	0.38mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.42mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	0.53mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	0.66mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	0.74mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.76mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.77mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	0.78mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	0.86mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	15d	5	0.87mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	0.88mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	0.97mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	1.00mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.05mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	1.09mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	1.10mi
16500 N Park Dr Southfield, MI	1.0–3.0	1.0–2.5	1500	$2,289	$1.53	0d	1	1.13mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	1.21mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	1.22mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	1.23mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	1.30mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	1.33mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	1.35mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	20d	1	1.36mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	1.43mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	1.46mi

Listing history 40 events

1. 2026-04-16
   status Pending 716-char remark

   Show marketing remark (716 chars)

   Rented for $1250 * * * This is a great deal! Welcome to this charming 3-bedroom brick bungalow located in the heart of Detroit! This solid home offers a spacious living area, large bedrooms, and an unfinished basement ready for your personal touch or added living space to increase rents over time. Ideal for investors seeking a turnkey rental. The property features a classic layout with plenty of natural light, a sizable backyard, and convenient access to major freeways, shopping, schools, and local amenities. With great potential and strong neighborhood growth, this home is a smart buy for investors looking for passive income. Don't miss your chance to add this well-located Detroit gem to your portfolio!

2. 2026-04-16
   status Pending

   Show marketing remark (716 chars)

   Rented for $1250 * * * This is a great deal! Welcome to this charming 3-bedroom brick bungalow located in the heart of Detroit! This solid home offers a spacious living area, large bedrooms, and an unfinished basement ready for your personal touch or added living space to increase rents over time. Ideal for investors seeking a turnkey rental. The property features a classic layout with plenty of natural light, a sizable backyard, and convenient access to major freeways, shopping, schools, and local amenities. With great potential and strong neighborhood growth, this home is a smart buy for investors looking for passive income. Don't miss your chance to add this well-located Detroit gem to your portfolio!

3. 2026-03-12
   listed $89,999 Active 716-char remark

   Show marketing remark (716 chars)

   Rented for $1250 * * * This is a great deal! Welcome to this charming 3-bedroom brick bungalow located in the heart of Detroit! This solid home offers a spacious living area, large bedrooms, and an unfinished basement ready for your personal touch or added living space to increase rents over time. Ideal for investors seeking a turnkey rental. The property features a classic layout with plenty of natural light, a sizable backyard, and convenient access to major freeways, shopping, schools, and local amenities. With great potential and strong neighborhood growth, this home is a smart buy for investors looking for passive income. Don't miss your chance to add this well-located Detroit gem to your portfolio!

4. 2026-03-12
   listed $89,999 Active

   Show marketing remark (716 chars)

   Rented for $1250 * * * This is a great deal! Welcome to this charming 3-bedroom brick bungalow located in the heart of Detroit! This solid home offers a spacious living area, large bedrooms, and an unfinished basement ready for your personal touch or added living space to increase rents over time. Ideal for investors seeking a turnkey rental. The property features a classic layout with plenty of natural light, a sizable backyard, and convenient access to major freeways, shopping, schools, and local amenities. With great potential and strong neighborhood growth, this home is a smart buy for investors looking for passive income. Don't miss your chance to add this well-located Detroit gem to your portfolio!

5. 2026-02-09
   historical
6. 2026-02-09
   historical
7. 2025-10-16
   listed $90,000 Active
8. 2025-10-16
   listed $90,000 Active
9. 2024-07-28
   historical $1,250
10. 2024-07-25
    price $1,250
11. 2024-07-24
    price $1,275
12. 2024-05-24
    listed $1,350
13. 2024-05-19
    historical $1,350
14. 2024-04-23
    listed $1,350
15. 2024-04-08
    soldstatus $52,500
16. 2024-04-01
    soldstatus $52,500 Sold
17. 2024-04-01
    soldstatus $52,500 Closed
18. 2024-03-12
    status Pending
19. 2024-03-12
    status Pending
20. 2024-02-13
    listed $64,000 Active
21. 2024-02-12
    historical
22. 2024-02-11
    historical
23. 2024-02-11
    listed $64,000 Active
24. 2024-02-07
    price $69,000
25. 2024-02-06
    price $69,000
26. 2023-12-04
    status Active
27. 2023-12-04
    status Active
28. 2023-11-28
    status Pending
29. 2023-11-28
    status Pending
30. 2023-11-10
    listed $74,900 Active
31. 2023-11-10
    listed $74,900 Active
32. 2012-06-28
    soldstatus $5,000
33. 2012-06-28
    soldstatus $5,000
34. 2012-06-15
    historical
35. 2012-04-23
    listed $5,555
36. 2012-04-23
    historical
37. 2012-04-23
    listed $5,555
38. 2012-04-22
    historical
39. 2012-02-22
    listed $5,555
40. 2012-02-22
    listed $5,555

ⓘ 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: $2,669 · $222/mo
• Projected year-2 tax: $2,669 · $222/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 ≥98°F today · 14 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: $16,521
• − Mortgage interest: −$5,041
• − Property taxes: −$2,669
• − Insurance: −$450
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$2,618
• Taxable income: $3,099
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $3,525/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

+1520.1% since first listed

40 events — show timeline

• 2026-04-16 Pending — MiRealSource-MiMLS
• 2026-04-16 Pending — REALCOMP
• 2026-03-12 Listed $89,999 REALCOMP
• 2026-03-12 Listed $89,999 MiRealSource-MiMLS
• 2026-02-09 Listing Removed — MiRealSource-MiMLS
• 2026-02-09 Listing Removed — REALCOMP
• 2025-10-16 Listed $90,000 MiRealSource-MiMLS
• 2025-10-16 Listed $90,000 REALCOMP
• 2024-07-28 Rental Removed $1,250 APPFOLIO
• 2024-07-25 Price Changed $1,250 APPFOLIO
• 2024-07-24 Price Changed $1,275 APPFOLIO
• 2024-05-24 Listed for Rent $1,350 APPFOLIO
• 2024-05-19 Rental Removed $1,350 APPFOLIO
• 2024-04-23 Listed for Rent $1,350 APPFOLIO
• 2024-04-08 Sold (Public Records) $52,500 Public Records
• 2024-04-01 Sold (MLS) $52,500 MiRealSource-MiMLS
• 2024-04-01 Sold (MLS) $52,500 REALCOMP
• 2024-03-12 Pending — REALCOMP
• 2024-03-12 Pending — MiRealSource-MiMLS
• 2024-02-13 Listed $64,000 REALCOMP
• 2024-02-12 Listing Removed — MiRealSource-MiMLS
• 2024-02-11 Listed $64,000 MiRealSource-MiMLS
• 2024-02-11 Listing Removed — REALCOMP
• 2024-02-07 Price Changed $69,000 MiRealSource-MiMLS
• 2024-02-06 Price Changed $69,000 REALCOMP
• 2023-12-04 Relisted — MiRealSource-MiMLS
• 2023-12-04 Relisted — REALCOMP
• 2023-11-28 Pending — MiRealSource-MiMLS
• 2023-11-28 Pending — REALCOMP
• 2023-11-10 Listed $74,900 MiRealSource-MiMLS
• 2023-11-10 Listed $74,900 REALCOMP
• 2012-06-28 Sold (MLS) $5,000 REALCOMP
• 2012-06-28 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2012-06-15 Listing Removed — MiRealSource-MiMLS
• 2012-04-23 Listed $5,555 REALCOMP
• 2012-04-23 Listing Removed — MiRealSource-MiMLS
• 2012-04-23 Listed $5,555 MiRealSource-MiMLS
• 2012-04-22 Listing Removed — REALCOMP
• 2012-02-22 Listed $5,555 REALCOMP
• 2012-02-22 Listed $5,555 MiRealSource-MiMLS

Property tax history

+4.9%/yr

Latest (2025): $2,669 · +31.2% YoY. Source: county tax records.