21130 Seminole St · Southfield, MI 48033

$135,000

3 bd · 2.0 ba · 2,051 sqft · SingleFamily public records · 28 Days on market

Built 1928 0.39 ac lot $66/sqft · 55% below area Est $245k · 45% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – Bring Your Vision & Build Instant Equity Tons of sweat equity opportunity in this spacious 5-bedroom, 2 full bath home located in a quiet, tucked-away Southfield neighborhood. This property has been taken down to the studs, offering a true blank canvas for a full custom renovation. Large footprint with endless layout possibilities - perfect for a high-end flip, long-term rental, or owner-occupant looking to design their dream home from the ground up. Exterior features vinyl siding and sits on a nice-sized lot, giving you a strong starting point for your project. Solid location with convenient access to major freeways, shopping, and amenities - making this an ideal investment play in a stable area. Full rehab required. Priced for condition. Sold as-is. Serious investors only - bring your contractor and your vision

Key facts

• Nice-sized lot
• Custom renovation
• Vinyl siding

Tags

• CUSTOM RENOVATION
• LARGE FOOTPRINT
• VINYL SIDING
• NICE-SIZED LOT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum siding; Brick/mortar foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 138 (0.39 acre)

Interior

• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Wood-burning fireplace in the living room; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.4% in Southfield — 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 72/100 on livability (#248 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, health & safety D, crime F.
• Southfield Public School District (urban): math 17% / reading 37% proficiency, ranked #392 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-2.0%/yr); 80 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 38% of the median local income ($61k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — 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 D-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: 1.44% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.06%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $244,512
• List price: $135,000
• Delta: -44.79%
• 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
20508 Fox	0.48mi	3/2.0	2,068 (+1%)	0mo	$215,000	$104	76
20905 Van Buren St	0.32mi	3/2.0	2,200 (+7%)	1mo	$286,500	$130	72
21885 Maplewood Dr	0.66mi	2/2.0 (-1)	2,099 (+2%)	4mo	$217,000	$103	57
20548 Gaylord	0.50mi	2/2.0 (-1)	1,904 (-7%)	4mo	$161,000	$85	57
21105 Oxford Ave	0.52mi	3/1.5	1,850 (-10%)	1mo	$250,000	$135	56
21850 Ontaga St	0.44mi	3/1.5	2,294 (+12%)	2mo	$290,000	$126	56
21305 Oxford Ave	0.52mi	3/2.5	1,870 (-9%)	5mo	$283,500	$152	55
22091 Malden St	0.64mi	3/2.5	1,880 (-8%)	3mo	$310,000	$165	51
22035 Inkster Rd Rd	0.51mi	3/2.0	1,811 (-12%)	7mo	$240,000	$133	51
20533 Angling Rd	0.64mi	3/2.5	1,843 (-10%)	3mo	$418,000	$227	49
21221 Hamilton Ave	0.75mi	2/3.0 (-1)	2,175 (+6%)	6mo	$271,500	$125	40
20540 Woodworth Ave	0.72mi	3/1.0	1,800 (-12%)	5mo	$175,000	$97	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.28×
• Total profit: $10,706
• Equity at exit: $20,129

10-year hold

• IRR: 14.0%
• Equity multiple: 1.97×
• Total profit: $36,700
• Equity at exit: $11,672

Cash invested: $37,800 (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 48033

• Rents YoY: -2.0%
• Active inventory: 80
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,941 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $600

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 64%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20797 Negaunee St Southfield, MI	4.0	2.0	1640	$2,000	$1.22	20d	1	0.17mi
20862 Kenwood St Farmington Hills, MI	3.0	1.5	1700	$1,995	$1.17	44d	1	1.22mi

Listing history 33 events

1. 2026-04-28
   listed $135,000 Active 867-char remark

   Show marketing remark (868 chars)

   Investor Special – Bring Your Vision & Build Instant Equity Tons of sweat equity opportunity in this spacious 5-bedroom, 2 full bath home located in a quiet, tucked-away Southfield neighborhood. This property has been taken down to the studs, offering a true blank canvas for a full custom renovation. Large footprint with endless layout possibilities - perfect for a high-end flip, long-term rental, or owner-occupant looking to design their dream home from the ground up. Exterior features vinyl siding and sits on a nice-sized lot, giving you a strong starting point for your project. Solid location with convenient access to major freeways, shopping, and amenities - making this an ideal investment play in a stable area. Full rehab required. Priced for condition. Sold as-is. Serious investors only - bring your contractor and your vision

2. 2026-04-28
   listed $135,000 Active 868-char remark

   Show marketing remark (868 chars)

   Investor Special – Bring Your Vision & Build Instant Equity Tons of sweat equity opportunity in this spacious 5-bedroom, 2 full bath home located in a quiet, tucked-away Southfield neighborhood. This property has been taken down to the studs, offering a true blank canvas for a full custom renovation. Large footprint with endless layout possibilities - perfect for a high-end flip, long-term rental, or owner-occupant looking to design their dream home from the ground up. Exterior features vinyl siding and sits on a nice-sized lot, giving you a strong starting point for your project. Solid location with convenient access to major freeways, shopping, and amenities - making this an ideal investment play in a stable area. Full rehab required. Priced for condition. Sold as-is. Serious investors only - bring your contractor and your vision

3. 2021-03-18
   soldstatus $105,000
4. 2020-10-26
   soldstatus $105,000 Sold

   Show marketing remark (270 chars)

   Remarkable find is this 6 bedroom, first floor master with bath, 4 bedrooms on the 2nd floor and 1 on the upper level, total SIX (6). Two (2) full and two (2) half baths. Attention investors and 203K buyers. So much home all on a double lot. Please no same day showings.

5. 2020-10-26
   soldstatus $105,000 Closed

   Show marketing remark (270 chars)

   Remarkable find is this 6 bedroom, first floor master with bath, 4 bedrooms on the 2nd floor and 1 on the upper level, total SIX (6). Two (2) full and two (2) half baths. Attention investors and 203K buyers. So much home all on a double lot. Please no same day showings.

6. 2020-07-12
   status Pending

   Show marketing remark (270 chars)

   Remarkable find is this 6 bedroom, first floor master with bath, 4 bedrooms on the 2nd floor and 1 on the upper level, total SIX (6). Two (2) full and two (2) half baths. Attention investors and 203K buyers. So much home all on a double lot. Please no same day showings.

7. 2020-07-12
   status Pending

   Show marketing remark (270 chars)

   Remarkable find is this 6 bedroom, first floor master with bath, 4 bedrooms on the 2nd floor and 1 on the upper level, total SIX (6). Two (2) full and two (2) half baths. Attention investors and 203K buyers. So much home all on a double lot. Please no same day showings.

8. 2020-02-21
   price $119,000
9. 2020-02-20
   price $119,000

   Show marketing remark (270 chars)

   Remarkable find is this 6 bedroom, first floor master with bath, 4 bedrooms on the 2nd floor and 1 on the upper level, total SIX (6). Two (2) full and two (2) half baths. Attention investors and 203K buyers. So much home all on a double lot. Please no same day showings.

10. 2019-07-08
    listed $122,000 Active

    Show marketing remark (270 chars)

    Remarkable find is this 6 bedroom, first floor master with bath, 4 bedrooms on the 2nd floor and 1 on the upper level, total SIX (6). Two (2) full and two (2) half baths. Attention investors and 203K buyers. So much home all on a double lot. Please no same day showings.

11. 2019-07-08
    listed $122,000 Active

    Show marketing remark (270 chars)

    Remarkable find is this 6 bedroom, first floor master with bath, 4 bedrooms on the 2nd floor and 1 on the upper level, total SIX (6). Two (2) full and two (2) half baths. Attention investors and 203K buyers. So much home all on a double lot. Please no same day showings.

12. 2014-01-23
    soldstatus $66,000
13. 2014-01-23
    soldstatus $66,000
14. 2013-09-16
    historical
15. 2013-04-26
    listed $67,900
16. 2013-04-26
    listed $67,900
17. 2013-03-07
    soldstatus $169,848
18. 2004-02-02
    soldstatus $52,500
19. 2004-01-24
    soldstatus $225,000
20. 2001-09-17
    historical
21. 2001-01-17
    listed $189,900
22. 2000-12-31
    historical
23. 2000-09-21
    listed $159,900
24. 2000-09-20
    historical
25. 2000-04-20
    listed $159,900
26. 2000-04-01
    historical
27. 1999-10-01
    historical
28. 1999-08-17
    listed $149,900
29. 1999-05-01
    listed $149,900
30. 1999-04-30
    historical
31. 1998-08-31
    listed $154,900
32. 1995-05-09
    soldstatus $78,124
33. 1992-09-17
    soldstatus $74,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,292
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$3,927
• Taxable income: $5,376
• Est. tax owed @ 24.0%: −$1,290
• After-tax cash flow: $5,915/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: Southfield Public School District
• NCES district ID: 2632310
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $51,400
• Composite: 23.77/100
• National rank: #7814
• State rank: #392 of 540 in MI

Livability — Southfield

• Score: 72/100
• State rank: #248
• US rank: #6175

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety D User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southfield, MI
• County: Oakland County · 1,009,092 people
• City population: 54,914
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,277
• Household income: $61,016
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 1166.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 24% Two or more races 6% Asian 2% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Scotch-Irish 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 1% Arabic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -175.44%
• Current HPI: 187.5011
• Rent YoY: ▼ -1.96%
• 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

+82.4% since first listed

37 events — show timeline

• 2026-05-26 Pending — MiRealSource-MiMLS
• 2026-05-26 Pending — REALCOMP
• 2026-05-26 Sold (MLS) $135,000 REALCOMP
• 2026-05-26 Sold (MLS) $135,000 MiRealSource-MiMLS
• 2026-04-28 Listed $135,000 REALCOMP
• 2026-04-28 Listed $135,000 MiRealSource-MiMLS
• 2021-03-18 Sold (Public Records) $105,000 Public Records
• 2020-10-26 Sold (MLS) $105,000 MiRealSource-MiMLS
• 2020-10-26 Sold (MLS) $105,000 REALCOMP
• 2020-07-12 Pending — MiRealSource-MiMLS
• 2020-07-12 Pending — REALCOMP
• 2020-02-21 Price Changed $119,000 MiRealSource-MiMLS
• 2020-02-20 Price Changed $119,000 REALCOMP
• 2019-07-08 Listed $122,000 MiRealSource-MiMLS
• 2019-07-08 Listed $122,000 REALCOMP
• 2014-01-23 Sold (MLS) $66,000 REALCOMP
• 2014-01-23 Sold (MLS) $66,000 MiRealSource-MiMLS
• 2013-09-16 Listing Removed — MiRealSource-MiMLS
• 2013-04-26 Listed $67,900 REALCOMP
• 2013-04-26 Listed $67,900 MiRealSource-MiMLS
• 2013-03-07 Sold (Public Records) $169,848 Public Records
• 2004-02-02 Sold (Public Records) $52,500 Public Records
• 2004-01-24 Sold (Public Records) $225,000 Public Records
• 2001-09-17 Listing Removed — REALCOMP
• 2001-01-17 Listed $189,900 REALCOMP
• 2000-12-31 Listing Removed — REALCOMP
• 2000-09-21 Listed $159,900 REALCOMP
• 2000-09-20 Listing Removed — REALCOMP
• 2000-04-20 Listed $159,900 REALCOMP
• 2000-04-01 Listing Removed — REALCOMP
• 1999-10-01 Listing Removed — REALCOMP
• 1999-08-17 Listed $149,900 REALCOMP
• 1999-05-01 Listed $149,900 REALCOMP
• 1999-04-30 Listing Removed — REALCOMP
• 1998-08-31 Listed $154,900 REALCOMP
• 1995-05-09 Sold (Public Records) $78,124 Public Records
• 1992-09-17 Sold (Public Records) $74,000 Public Records

Property tax history

-31.8%/yr

Latest (2023): $59 · -31.9% YoY. Source: county tax records.