20005 Griggs St · Detroit, MI 48221

$66,950

4 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 34 Days on market

Built 1958 4,792 sqft lot $62/sqft · 18% below area Est $82k · 18% under

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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 +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four bedroom, 1 bathroom brick spacious ranch located on Detroit's west side. The block contains many well-maintained homes. Home needs repairs. Would make for a great rental. Seller selling their portfolio of 20 Detroit properties. Sold on Warranty Deed.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1958

Property features AI

Finance

• Other: Located in the GRAND PARK subdivision; directions: south of 8 Mile, west of Wyoming Ave

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One level; Brick exterior; Ground-level entry
• Construction: Asphalt roof; Slab foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (40 x 123); No pool

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Six total rooms; Ground-level entry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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 (+3.4%/yr); 349 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 32% of the median local income ($58k/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 $462 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y 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 $3k; list at $67k implies a 2209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,941 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1958 — 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: 2.27% ✓
• Cap rate: 16.83%
• Cash-on-cash: 37.64%
• DSCR: 2.67
• GRM: 3.7

CMA / ARV

• ARV (median comp): $81,918
• List price: $66,950
• Delta: -18.27%
• 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
20018 Wyoming Ave	0.19mi	3/1.0 (-1)	1,043 (-3%)	4mo	$66,500	$64	78
20203 Monte Vista St	0.27mi	3/1.0 (-1)	1,000 (-7%)	4mo	$75,000	$75	66
20110 Northlawn St	0.54mi	3/1.0 (-1)	1,100 (+2%)	3mo	$67,000	$61	64
19322 Ilene St	0.45mi	3/1.0 (-1)	1,144 (+6%)	0mo	$165,000	$144	64
20145 Kentucky St	0.24mi	3/1.0 (-1)	949 (-12%)	5mo	$97,000	$102	59
19366 Kentucky St	0.48mi	3/1.5 (-1)	1,148 (+6%)	4mo	$99,000	$86	56
20403 Manor St	0.36mi	3/2.0 (-1)	968 (-10%)	2mo	$57,000	$59	55
20805 Bethlawn Blvd	0.74mi	3/1.5 (-1)	1,083 (+0%)	3mo	$168,500	$156	55
20484 Appoline St	0.47mi	3/2.0 (-1)	1,150 (+7%)	3mo	$182,000	$158	55
20115 Ward St	0.56mi	3/1.0 (-1)	1,000 (-7%)	4mo	$160,000	$160	53
20501 Northlawn St	0.60mi	3/1.0 (-1)	992 (-8%)	3mo	$90,000	$91	51
20242 Ward St	0.56mi	3/1.0 (-1)	982 (-9%)	4mo	$80,000	$81	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: 34.3%
• Equity multiple: 2.46×
• Total profit: $27,392
• Equity at exit: $9,982

10-year hold

• IRR: 41.5%
• Equity multiple: 5.02×
• Total profit: $75,346
• Equity at exit: $5,789

Cash invested: $18,746 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$351
• Tax from tax record: −$235 /mo · $2,824/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $588

Break-even live

Break-even rent $778

Max offer price $66,950

Occupancy floor 56%

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: $16,738
• Closing costs: $2,008
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	0.19mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	0.22mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	0.25mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	0.33mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	0.33mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	0.34mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	0.34mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.35mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	17d	1	0.42mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	17d	1	0.48mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.55mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	43d	1	0.65mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	4d	1	0.75mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	0.81mi
20426 Tracey St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	24d	1	0.89mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	17d	1	1.09mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	16d	1	1.10mi
631 Shasta Pl Ferndale, MI	3.0	2.0	1317	$2,100	$1.59	43d	1	1.20mi
1557 Leroy St Ferndale, MI	3.0	2.0	1380	$2,523	$1.83	4d	1	1.28mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	24d	1	1.29mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	1.31mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	4d	1	1.35mi

Listing history 41 events

1. 2026-06-15
   statusdays on market $66,950 Pending 34 DOM
2. 2026-06-13
   days on market $66,950 Active 33 DOM
3. 2026-06-13
   days on market $66,950 Active 32 DOM
4. 2026-06-09
   days on market $66,950 Active 29 DOM
5. 2026-06-08
   days on market $66,950 Active 28 DOM
6. 2026-06-07
   days on market $66,950 Active 27 DOM
7. 2026-06-04
   days on market $66,950 Active 24 DOM
8. 2026-06-03
   days on market $66,950 Active 23 DOM
9. 2026-06-02
   days on market $66,950 Active 22 DOM
10. 2026-06-01
    days on market $66,950 Active 21 DOM
11. 2026-05-31
    days on market $66,950 Active 20 DOM
12. 2026-05-11
    listed $66,950 Active 255-char remark

    Show marketing remark (255 chars)

    Four bedroom, 1 bathroom brick spacious ranch located on Detroit's west side. The block contains many well-maintained homes. Home needs repairs. Would make for a great rental. Seller selling their portfolio of 20 Detroit properties. Sold on Warranty Deed.

13. 2026-05-11
    listed $66,950 Active 255-char remark

    Show marketing remark (255 chars)

    Four bedroom, 1 bathroom brick spacious ranch located on Detroit's west side. The block contains many well-maintained homes. Home needs repairs. Would make for a great rental. Seller selling their portfolio of 20 Detroit properties. Sold on Warranty Deed.

14. 2022-02-16
    price $1,000
15. 2020-04-01
    historical
16. 2020-04-01
    historical
17. 2020-03-21
    status Active
18. 2020-03-21
    status Pending
19. 2020-03-19
    price $34,000
20. 2020-03-19
    price $34,000
21. 2019-12-27
    historical
22. 2019-12-27
    historical
23. 2019-11-15
    price $35,900
24. 2019-11-15
    price $35,900
25. 2019-11-06
    listed $29,900 Active
26. 2019-11-06
    listed $39,900 Active
27. 2019-11-06
    listed $39,900 Active
28. 2019-11-06
    listed $29,900 Active
29. 2019-10-02
    historical
30. 2019-10-02
    historical
31. 2019-09-15
    listed $34,900 Active
32. 2019-09-15
    listed $34,900 Active
33. 2013-12-17
    historical
34. 2013-12-17
    historical
35. 2013-12-09
    listed $4,500
36. 2013-12-09
    listed $4,500
37. 2008-01-11
    soldstatus $2,900
38. 2007-11-09
    listed $2,900
39. 2006-02-07
    soldstatus $55,000
40. 2005-05-05
    soldstatus $29,700
41. 2005-01-26
    listed $33,900

ⓘ 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: $2,824 · $235/mo
• Projected year-2 tax: $2,824 · $235/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 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: $18,263
• − Mortgage interest: −$3,750
• − Property taxes: −$2,824
• − Insurance: −$335
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$1,948
• Taxable income: $6,484
• Est. tax owed @ 24.0%: −$1,556
• After-tax cash flow: $5,499/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

+97.5% since first listed

32 events — show timeline

• 2026-06-14 Pending — REALCOMP
• 2026-06-14 Pending — MiRealSource-MiMLS
• 2026-05-11 Listed $66,950 MiRealSource-MiMLS
• 2026-05-11 Listed $66,950 REALCOMP
• 2022-02-16 Price Changed $1,000 RENT.
• 2020-04-01 Listing Removed — MiRealSource-MiMLS
• 2020-04-01 Listing Removed — REALCOMP
• 2020-03-21 Relisted — REALCOMP
• 2020-03-21 Pending — REALCOMP
• 2020-03-19 Price Changed $34,000 MiRealSource-MiMLS
• 2020-03-19 Price Changed $34,000 REALCOMP
• 2019-12-27 Listing Removed — REALCOMP
• 2019-12-27 Listing Removed — MiRealSource-MiMLS
• 2019-11-15 Price Changed $35,900 MiRealSource-MiMLS
• 2019-11-15 Price Changed $35,900 REALCOMP
• 2019-11-06 Listed $29,900 MiRealSource-MiMLS
• 2019-11-06 Listed $39,900 MiRealSource-MiMLS
• 2019-11-06 Listed $39,900 REALCOMP
• 2019-11-06 Listed $29,900 REALCOMP
• 2019-10-02 Listing Removed — REALCOMP
• 2019-10-02 Listing Removed — MiRealSource-MiMLS
• 2019-09-15 Listed $34,900 MiRealSource-MiMLS
• 2019-09-15 Listed $34,900 REALCOMP
• 2013-12-17 Listing Removed — MiRealSource-MiMLS
• 2013-12-17 Listing Removed — REALCOMP
• 2013-12-09 Listed $4,500 MiRealSource-MiMLS
• 2013-12-09 Listed $4,500 REALCOMP
• 2008-01-11 Sold (MLS) $2,900 REALCOMP
• 2007-11-09 Listed $2,900 REALCOMP
• 2006-02-07 Sold (Public Records) $55,000 Public Records
• 2005-05-05 Sold (MLS) $29,700 REALCOMP
• 2005-01-26 Listed $33,900 REALCOMP

Property tax history

+7.7%/yr

Latest (2025): $2,824 · +0.8% YoY. Source: county tax records.