20267 Ashton Ave · Detroit, MI 48219

$124,900

3 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 24 Days on market

Built 1950 5,227 sqft lot

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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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bath brick bungalow sits on a quiet street just steps from O'Hair Park in an established Detroit neighborhood. The 1,128 sq ft layout offers a functional floor plan with a main-floor bedrooms, an upper-level primary suite, a full basement, and a 1.5-car detached garage. Conveniently located near Southfield Road and 8 Mile with schools, parks, and everyday amenities close by — a solid opportunity in the city.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Financial info: Property has a current lease

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Natural gas; Forced air heating
• Home design: Residential 2-story home; Built in 1950; Faces within a city neighborhood (Detroit)
• Construction: Brick construction; Basement foundation
• Exterior features: Brick exterior; Paved street frontage

Interior

• Kitchen: Entry-level kitchen (10 x 8)
• Bedrooms: Second-floor primary bedroom (20 x 16); Entry-level bedroom (10 x 10); Entry-level bedroom (approx. 10 wide)
• Bathrooms: One full bathroom (entry level)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Five total rooms; Unfinished basement
• Laundry & utility: Basement utilities (unfinished basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $257 ($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 fast (+8.0%/yr); 308 active listings in the ZIP; 40 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 38% of the median local income ($44k/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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 2y ago; this cycle's ask is 9434% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. Built in 1950 — 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: 1.11% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $70,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20569 Biltmore St	0.46mi	3/1.5	1,073 (-1%)	2mo	$174,000	$162	73
20510 Fenmore St	0.19mi	3/1.0	1,194 (+10%)	5mo	$64,500	$54	70
19950 Oakfield St	0.37mi	3/1.0	1,001 (-8%)	5mo	$40,000	$40	66
19338 Fenmore St	0.65mi	3/1.0	1,120 (+3%)	1mo	$116,000	$104	64
16442 Pembroke Ave	0.62mi	3/1.0	1,050 (-3%)	4mo	$40,000	$38	63
19481 Fenmore St	0.50mi	3/1.0	1,152 (+6%)	5mo	$65,000	$56	62
16910 Pembroke Ave	0.59mi	3/1.0	1,150 (+6%)	1mo	$50,000	$43	61
19455 Avon Ave	0.59mi	3/1.0	1,023 (-6%)	2mo	$72,000	$70	61
20004 Southfield Fwy	0.22mi	2/1.0 (-1)	929 (-14%)	1mo	$20,000	$22	60
20534 Grandville Ave	0.59mi	3/1.5	1,155 (+6%)	3mo	$213,500	$185	57
19425 Faust Ave	0.56mi	3/1.0	1,000 (-8%)	5mo	$65,000	$65	56
20309 Gilchrist St	0.39mi	3/2.0	1,221 (+12%)	5mo	$136,900	$112	53

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,468
• Equity at exit: $18,623

10-year hold

• IRR: 16.3%
• Equity multiple: 2.64×
• Total profit: $57,460
• 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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 308
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$655
• Tax from tax record: −$130 /mo · $1,565/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $257

Break-even live

Break-even rent $1,060

Max offer price $124,900

Occupancy floor 76%

Sensitivity live

Price	-10% $328	-5% $293	+0% $257	+5% $222	+10% $186
Rent	-10% $148	-5% $202	+0% $257	+5% $312	+10% $367
Rate	-1.0pp $320	-0.5pp $289	base $257	+0.5pp $225	+1.0pp $192

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20200 Ashton Ave Detroit, MI	3.0	1.0	1200	$1,200	$1.00	17d	1	0.08mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	44d	1	0.11mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	2d	1	0.16mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	0.20mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	0.22mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	0.23mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	0.24mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	16d	1	0.31mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	0.36mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	6d	1	0.37mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.38mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	6d	1	0.39mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	0.45mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	17d	1	0.62mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	0.62mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.64mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	0.76mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	16d	1	0.83mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	17d	1	0.86mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	16d	5	0.91mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	0.92mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	0.95mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.96mi
16500 N Park Dr Southfield, MI	1.0–3.0	1.0–2.5	1500	$2,289	$1.53	0d	1	0.97mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.09mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	1.09mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	1.09mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	1.12mi
20284 Melrose St Southfield, MI	3.0	1.0	1200	$1,550	$1.29	44d	1	1.19mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	1.24mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	6d	1	1.27mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	1.28mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.28mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	1.33mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	6d	1	1.34mi
16200 W 9 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	971	$1,700	$1.75	6d	2	1.37mi
16300 W 9 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	950	$1,350	$1.42	44d	1	1.37mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	1.44mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	17d	1	1.44mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	1.46mi

Listing history 48 events

1. 2026-06-21
   days on market $124,900 Active 24 DOM
2. 2026-06-18
   days on market $124,900 Active 21 DOM
3. 2026-06-17
   days on market $124,900 Active 20 DOM
4. 2026-06-15
   days on market $124,900 Active 18 DOM
5. 2026-06-13
   days on market $124,900 Active 16 DOM
6. 2026-06-13
   days on market $124,900 Active 15 DOM
7. 2026-06-09
   days on market $124,900 Active 12 DOM
8. 2026-06-08
   days on market $124,900 Active 11 DOM
9. 2026-06-07
   days on market $124,900 Active 10 DOM
10. 2026-06-04
    days on market $124,900 Active 7 DOM
11. 2026-06-03
    days on market $124,900 Active 6 DOM
12. 2026-06-02
    days on market $124,900 Active 5 DOM
13. 2026-06-01
    days on market $124,900 Active 4 DOM
14. 2026-05-31
    days on market $124,900 Active 3 DOM
15. 2026-05-25
    historical $124,900
16. 2026-05-21
    historical $1,310
17. 2026-05-21
    listed $1,310
18. 2026-05-16
    listed $1,310
19. 2026-05-12
    historical $1,310
20. 2026-04-30
    price $1,310
21. 2026-03-27
    price $1,375
22. 2026-01-31
    listed $1,400
23. 2026-01-31
    historical $1,400
24. 2026-01-29
    listed $1,400
25. 2026-01-29
    historical $1,400
26. 2026-01-21
    listed $1,400
27. 2025-04-26
    historical $1,150
28. 2025-04-22
    listed $1,150
29. 2025-04-21
    historical $1,150
30. 2025-03-25
    listed $1,150
31. 2025-03-25
    historical $1,150
32. 2025-03-05
    listed $1,150
33. 2025-03-05
    historical $1,150
34. 2025-03-04
    listed $1,150
35. 2025-03-04
    historical $1,150
36. 2025-02-23
    listed $1,150
37. 2025-02-20
    historical $1,150
38. 2025-02-20
    price $1,150
39. 2025-02-17
    listed $1,250
40. 2025-02-17
    historical $1,250
41. 2024-12-18
    listed $1,250
42. 2024-12-18
    historical $1,250
43. 2024-12-06
    listed $1,250
44. 2024-12-06
    historical $1,250
45. 2024-12-05
    price $1,250
46. 2024-11-28
    listed $1,200
47. 2024-11-28
    historical $1,200
48. 2024-11-28
    listed $1,200

ⓘ 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: $1,565 · $130/mo
• Projected year-2 tax: $1,744 · $145/mo
• Expected delta: +$179/yr (+$15/mo · 11.5%)

ⓘ 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 ≥97°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: $16,627
• − Mortgage interest: −$6,996
• − Property taxes: −$1,565
• − Insurance: −$624
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,633
• Taxable income: $1,148
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $2,811/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+10308.3% since first listed

34 events — show timeline

• 2026-05-25 Coming Soon $124,900 MiRealSource-MiMLS
• 2026-05-21 Rental Removed $1,310 REALSOURCE
• 2026-05-21 Listed for Rent $1,310 REALSOURCE
• 2026-05-16 Listed for Rent $1,310 SHOWMOJO
• 2026-05-12 Rental Removed $1,310 REALSOURCE
• 2026-04-30 Price Changed $1,310 REALSOURCE
• 2026-03-27 Price Changed $1,375 REALSOURCE
• 2026-01-31 Listed for Rent $1,400 REALSOURCE
• 2026-01-31 Rental Removed $1,400 REALCOMP
• 2026-01-29 Listed for Rent $1,400 REALCOMP
• 2026-01-29 Rental Removed $1,400 SHOWMOJO
• 2026-01-21 Listed for Rent $1,400 SHOWMOJO
• 2025-04-26 Rental Removed $1,150 PROPERTYWARE
• 2025-04-22 Listed for Rent $1,150 PROPERTYWARE
• 2025-04-21 Rental Removed $1,150 REALCOMP
• 2025-03-25 Listed for Rent $1,150 REALCOMP
• 2025-03-25 Rental Removed $1,150 REALSOURCE
• 2025-03-05 Listed for Rent $1,150 REALSOURCE
• 2025-03-05 Rental Removed $1,150 REALCOMP
• 2025-03-04 Listed for Rent $1,150 REALCOMP
• 2025-03-04 Rental Removed $1,150 PROPERTYWARE
• 2025-02-23 Listed for Rent $1,150 PROPERTYWARE
• 2025-02-20 Rental Removed $1,150 REALSOURCE
• 2025-02-20 Price Changed $1,150 REALSOURCE
• 2025-02-17 Listed for Rent $1,250 REALSOURCE
• 2025-02-17 Rental Removed $1,250 REALCOMP
• 2024-12-18 Listed for Rent $1,250 REALCOMP
• 2024-12-18 Rental Removed $1,250 REALCOMP
• 2024-12-06 Listed for Rent $1,250 REALCOMP
• 2024-12-06 Rental Removed $1,250 PROPERTYWARE
• 2024-12-05 Price Changed $1,250 PROPERTYWARE
• 2024-11-28 Listed for Rent $1,200 PROPERTYWARE
• 2024-11-28 Rental Removed $1,200 SHOWMOJO
• 2024-11-28 Listed for Rent $1,200 SHOWMOJO

Property tax history

+0.9%/yr

Latest (2025): $1,565 · -9.5% YoY. Source: county tax records.