20242 Andover St · Detroit, MI 48203

$68,000

3 bd · 1.0 ba · 904 sqft · SingleFamily public records · 84 Days on market

Built 1939 3,485 sqft lot $75/sqft · 25% below area Est $91k · 25% 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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR / BUYER OPPORTUNITY WONT LAST LONG! 3 BEDROOM HOME FOR SALE 48203 Area (Detroit) Almost Done = Built-In Equity This is NOT a full rehab. This is a nearly completed property with the heavy lifting already handled, just finish the final touches and step into instant upside. Property Highlights: 3 Bedrooms 3 Bathroom Layout 1 Bathroom Fully Finished 2 Additional Bath Spaces Framed & Ready to Complete Renovated Interior with Major Updates Already Complete Flexible Purchase Options: Owner Financing Available. Buy As-Is. Flexible Terms. Fast Closing. Perfect for: Investors looking for a light finish project Buyers wanting equity from day one BRRRR strategy Primary residence for buyers with extra capital This property offers built-in value and multiple exit strategies. Asking price: $68,000 Message for pricing, terms & open house details

Key facts

• Renovated interior
• Major updates
• 3,485 sq ft lot

Tags

• RENOVATED INTERIOR
• MAJOR UPDATES
• ADDITIONAL BATH SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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: 216 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $470 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 + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.07% ✓
• Cap rate: 17.85%
• Cash-on-cash: 41.27%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (median comp): $90,525
• List price: $68,000
• Delta: -24.88%
• 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
20747 Caledonia Ave	0.26mi	3/1.0	909 (+1%)	2mo	$144,900	$159	86
20529 Irvington St	0.16mi	3/1.0	946 (+5%)	3mo	$50,000	$53	82
20739 Caledonia Ave	0.25mi	3/1.0	925 (+2%)	4mo	$128,750	$139	81
21330 Caledonia Ave	0.56mi	3/1.5	898 (-1%)	1mo	$175,000	$195	70
20401 Greeley St	0.55mi	3/1.0	928 (+3%)	1mo	$55,000	$59	69
128 W Muir Ave	0.41mi	3/1.0	966 (+7%)	2mo	$132,500	$137	68
1491 E Webster St	0.74mi	3/1.0	908 (+0%)	2mo	$180,000	$198	63
1032 E Maxlow Ave	0.63mi	2/1.5 (-1)	867 (-4%)	1mo	$185,000	$213	56
145 W Bernhard Ave	0.55mi	2/1.0 (-1)	968 (+7%)	2mo	$60,000	$62	56
1216 E George Ave	0.48mi	3/1.0	1,015 (+12%)	4mo	$150,000	$148	54
1218 E Milton Ave	0.55mi	3/1.0	1,021 (+13%)	1mo	$155,000	$152	52
1448 E Webster St	0.74mi	3/1.0	985 (+9%)	0mo	$205,000	$208	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 2.61×
• Total profit: $30,699
• Equity at exit: $10,139

10-year hold

• IRR: 44.4%
• Equity multiple: 5.23×
• Total profit: $80,489
• Equity at exit: $5,879

Cash invested: $19,040 (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: 216
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$357
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $655

Break-even live

Break-even rent $580

Max offer price $68,000

Occupancy floor 49%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	16d	1	0.37mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	0.40mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	24d	1	0.47mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	0.47mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	0.61mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	24d	1	0.73mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	0.75mi
90 W Meyers Ave Hazel Park, MI	2.0	1.0	831	$1,800	$2.17	24d	1	0.81mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	17d	1	0.90mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	0.95mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	21d	1	1.06mi
1291 W State Fair Ave Detroit, MI	1.0–2.0	1.0	700	$950	$1.36	12d	2	1.08mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	1.11mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	1.11mi
790 Jewell St Ferndale, MI	2.0	1.0	800	$1,445	$1.81	24d	1	1.11mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	1.15mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	21d	1	1.17mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	20d	1	1.18mi
2023 Ardmore Dr Ferndale, MI	2.0	1.0	771	$1,250	$1.62	24d	1	1.20mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	1.23mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	1.26mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	24d	1	1.33mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	1.36mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	1.38mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	10d	1	1.43mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	24d	1	1.45mi

Listing history 4 events

1. 2026-06-03
   days on market $68,000 Active 84 DOM
2. 2026-06-01
   days on market $68,000 Active 82 DOM
3. 2026-05-31
   days on market $68,000 Active 81 DOM
4. 2026-03-11
   listed $68,000 Active 877-char remark

   Show marketing remark (877 chars)

   INVESTOR / BUYER OPPORTUNITY WONT LAST LONG! 3 BEDROOM HOME FOR SALE 48203 Area (Detroit) Almost Done = Built-In Equity This is NOT a full rehab. This is a nearly completed property with the heavy lifting already handled, just finish the final touches and step into instant upside. Property Highlights: 3 Bedrooms 3 Bathroom Layout 1 Bathroom Fully Finished 2 Additional Bath Spaces Framed & Ready to Complete Renovated Interior with Major Updates Already Complete Flexible Purchase Options: Owner Financing Available. Buy As-Is. Flexible Terms. Fast Closing. Perfect for: Investors looking for a light finish project Buyers wanting equity from day one BRRRR strategy Primary residence for buyers with extra capital This property offers built-in value and multiple exit strategies. Asking price: $68,000 Message for pricing, terms & open house details

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$84/yr (+$7/mo · 9.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $16,907
• − Mortgage interest: −$3,809
• − Property taxes: −$880
• − Insurance: −$340
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$1,978
• Taxable income: $7,195
• Est. tax owed @ 24.0%: −$1,727
• After-tax cash flow: $6,131/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): 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

1 event — show timeline

• 2026-03-11 Listed $68,000 ForSaleByOwner.com

Property tax history

+0.3%/yr

Latest (2025): $880 · -53.6% YoY. Source: county tax records.