20458 Sorrento St · Detroit, MI 48235

$79,900

2 bd · 1.0 ba · 802 sqft · SingleFamily public records · 19 Days on market

Built 1944 5,663 sqft lot $100/sqft · 41% above area Est $57k · 41% 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

Welcome to 20458 Sorrento--an inviting and well-maintained home offering comfort, functionality, and value. This property features spacious living area filled with natural light, a practical layout ideal for everyday living, and thoughtful updates throughout. Generously sized bedrooms offer comfort and flexibility, while the updated bathroom adds a modern touch. Step outside to enjoy a private yard--ideal for relaxing, hosting, or future enhancements. Conveniently located near major roads, shopping, dining, and local amenities, this home offers both accessibility and neighborhood charm. Perfect for homeowners and investors alike--don't miss this opportunity to own a solid property in a growing Detroit market.

Key facts

• Practical layout
• Spacious living area
• Thoughtful updates

Tags

• PRIVATE YARD
• UPDATED BATHROOM
• SPACIOUS LIVING AREA
• PRACTICAL LAYOUT
• THOUGHTFUL UPDATES
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch-style single-family home; Facing direction not specified; One-story
• Construction: Brick construction; Composition roof; Built in 1944
• Exterior features: Paved road access; Sidewalk

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 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 40% 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 $552 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 + 3.2% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $80k implies a 1232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.27%
• DSCR: 1.95
• GRM: 5.1

CMA / ARV

• ARV (median comp): $56,756
• List price: $79,900
• Delta: 40.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20456 Meyers Rd	0.17mi	2/1.0	800 (-0%)	5mo	$52,000	$65	87
20209 Meyers Rd	0.18mi	2/1.0	864 (+8%)	1mo	$40,000	$46	78
19985 Meyers Rd	0.33mi	2/1.0	844 (+5%)	2mo	$51,900	$61	75
20130 Manor St	0.29mi	3/1.0 (+1)	832 (+4%)	10mo	$93,000	$112	67
20047 Monte Vista St	0.34mi	2/1.5	877 (+9%)	1mo	$69,999	$80	65
20428 Monte Vista St	0.28mi	3/1.0 (+1)	872 (+9%)	2mo	$55,000	$63	65
20218 Monte Vista St	0.30mi	3/2.0 (+1)	860 (+7%)	1mo	$37,000	$43	64
20186 Monte Vista St	0.31mi	3/1.0 (+1)	860 (+7%)	8mo	$70,000	$81	62
19929 Monte Vista St	0.43mi	3/1.0 (+1)	860 (+7%)	2mo	$75,000	$87	61
19733 Schaefer Hwy	0.59mi	2/1.0	726 (-10%)	5mo	$25,000	$34	52
19976 Mendota St	0.50mi	3/1.0 (+1)	705 (-12%)	11mo	$76,800	$109	43
20436 Washburn St	0.61mi	3/1.0 (+1)	910 (+14%)	6mo	$71,500	$79	39

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: 14.1%
• Equity multiple: 1.57×
• Total profit: $12,711
• Equity at exit: $11,913

10-year hold

• IRR: 23.2%
• Equity multiple: 3.02×
• Total profit: $45,250
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$419
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $397

Break-even live

Break-even rent $809

Max offer price $79,900

Occupancy floor 65%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	0.21mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	0.24mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	0.29mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	0.37mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	0.43mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	0.49mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	0.52mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	4d	1	0.64mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.68mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	0.76mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	17d	1	0.77mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	0.78mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	0.85mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	24d	3	0.85mi
21860 Coolidge Hwy #107 Oak Park, MI	1.0	1.0	700	$1,100	$1.57	24d	1	0.87mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	24d	1	0.87mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	5d	1	0.87mi
22108 Dante St Oak Park, MI	2.0	1.0	898	$1,250	$1.39	24d	1	1.00mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	1.02mi
22148 Dante St #212 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	21d	1	1.03mi
22148 Dante St #211 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	17d	1	1.03mi
22148 Dante St #211 Oak Park, MI	2.0	1.0	916	$1,475	$1.61	24d	1	1.03mi
10400 Saratoga St Oak Park, MI	2.0	1.0	829	$1,450	$1.75	5d	1	1.04mi
22108 Dante St #115 Oak Park, MI	2.0	2.0	898	$1,250	$1.39	24d	1	1.05mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	43d	1	1.06mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	43d	1	1.13mi
12800 W 9 Mile Rd Oak Park, MI	1.0–2.0	1.0	775	$1,250	$1.61	24d	1	1.13mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	24d	1	1.17mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	24d	1	1.17mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.19mi
18637 James Couzens Fwy Apt 103A Detroit, MI	1.0	1.0	630	$835	$1.33	1d	1	1.23mi
18637 James Couzens Fwy Unit C103 Detroit, MI	1.0	1.0	630	$835	$1.33	43d	1	1.23mi
14051 W Nine Mile Rd Oak Park, MI	2.0	1.0	900	$1,100	$1.22	24d	1	1.26mi
10050 W Nine Mile Rd Unit 18 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	5d	1	1.26mi
8775 W Nine Mile Rd Oak Park, MI	1.0	1.0	552	$1,295	$2.35	12d	2	1.27mi
10000 W Nine Mile Rd Unit 3 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.28mi
18461 Washburn St Detroit, MI	1.0	1.0	690	$775	$1.12	43d	1	1.33mi
13600 Kenwood St Oak Park, MI	1.0–2.0	1.0	770	$1,649	$2.14	2d	26	1.42mi
1491 W Nine Mile Rd Unit 9 Ferndale, MI	2.0	1.0	900	$1,350	$1.50	43d	1	1.49mi
21697 Greenfield Rd Unit A-219 Oak Park, MI	1.0	1.0	714	$1,774	$2.48	24d	1	1.49mi

Listing history 16 events

1. 2026-05-11
   price $79,900 718-char remark

   Show marketing remark (718 chars)

   Welcome to 20458 Sorrento--an inviting and well-maintained home offering comfort, functionality, and value. This property features spacious living area filled with natural light, a practical layout ideal for everyday living, and thoughtful updates throughout. Generously sized bedrooms offer comfort and flexibility, while the updated bathroom adds a modern touch. Step outside to enjoy a private yard--ideal for relaxing, hosting, or future enhancements. Conveniently located near major roads, shopping, dining, and local amenities, this home offers both accessibility and neighborhood charm. Perfect for homeowners and investors alike--don't miss this opportunity to own a solid property in a growing Detroit market.

2. 2026-05-11
   price $79,900 718-char remark

   Show marketing remark (718 chars)

   Welcome to 20458 Sorrento--an inviting and well-maintained home offering comfort, functionality, and value. This property features spacious living area filled with natural light, a practical layout ideal for everyday living, and thoughtful updates throughout. Generously sized bedrooms offer comfort and flexibility, while the updated bathroom adds a modern touch. Step outside to enjoy a private yard--ideal for relaxing, hosting, or future enhancements. Conveniently located near major roads, shopping, dining, and local amenities, this home offers both accessibility and neighborhood charm. Perfect for homeowners and investors alike--don't miss this opportunity to own a solid property in a growing Detroit market.

3. 2026-05-11
   price $79,900

   Show marketing remark (718 chars)

   Welcome to 20458 Sorrento--an inviting and well-maintained home offering comfort, functionality, and value. This property features spacious living area filled with natural light, a practical layout ideal for everyday living, and thoughtful updates throughout. Generously sized bedrooms offer comfort and flexibility, while the updated bathroom adds a modern touch. Step outside to enjoy a private yard--ideal for relaxing, hosting, or future enhancements. Conveniently located near major roads, shopping, dining, and local amenities, this home offers both accessibility and neighborhood charm. Perfect for homeowners and investors alike--don't miss this opportunity to own a solid property in a growing Detroit market.

4. 2026-04-30
   listed $89,900 Active 718-char remark

   Show marketing remark (718 chars)

   Welcome to 20458 Sorrento--an inviting and well-maintained home offering comfort, functionality, and value. This property features spacious living area filled with natural light, a practical layout ideal for everyday living, and thoughtful updates throughout. Generously sized bedrooms offer comfort and flexibility, while the updated bathroom adds a modern touch. Step outside to enjoy a private yard--ideal for relaxing, hosting, or future enhancements. Conveniently located near major roads, shopping, dining, and local amenities, this home offers both accessibility and neighborhood charm. Perfect for homeowners and investors alike--don't miss this opportunity to own a solid property in a growing Detroit market.

5. 2026-04-30
   listed $89,900 Active 718-char remark

   Show marketing remark (718 chars)

   Welcome to 20458 Sorrento--an inviting and well-maintained home offering comfort, functionality, and value. This property features spacious living area filled with natural light, a practical layout ideal for everyday living, and thoughtful updates throughout. Generously sized bedrooms offer comfort and flexibility, while the updated bathroom adds a modern touch. Step outside to enjoy a private yard--ideal for relaxing, hosting, or future enhancements. Conveniently located near major roads, shopping, dining, and local amenities, this home offers both accessibility and neighborhood charm. Perfect for homeowners and investors alike--don't miss this opportunity to own a solid property in a growing Detroit market.

6. 2026-04-30
   listed $89,900 Active

   Show marketing remark (718 chars)

   Welcome to 20458 Sorrento--an inviting and well-maintained home offering comfort, functionality, and value. This property features spacious living area filled with natural light, a practical layout ideal for everyday living, and thoughtful updates throughout. Generously sized bedrooms offer comfort and flexibility, while the updated bathroom adds a modern touch. Step outside to enjoy a private yard--ideal for relaxing, hosting, or future enhancements. Conveniently located near major roads, shopping, dining, and local amenities, this home offers both accessibility and neighborhood charm. Perfect for homeowners and investors alike--don't miss this opportunity to own a solid property in a growing Detroit market.

7. 2016-03-30
   historical
8. 2015-08-02
   historical
9. 2015-07-04
   price $13,900
10. 2015-06-25
    listed $19,900 Active
11. 2015-06-25
    listed $13,900
12. 2008-03-28
    soldstatus $6,000
13. 2007-12-10
    listed $9,900
14. 2006-09-15
    soldstatus $98,000
15. 2005-02-26
    historical
16. 2004-10-26
    listed $70,500

ⓘ 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: $2,246 · $187/mo
• Projected year-2 tax: $2,246 · $187/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 5/10 Major FEMA zone X (unshaded) · 50% 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: $15,736
• − Mortgage interest: −$4,476
• − Property taxes: −$2,246
• − Insurance: −$400
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$2,324
• Taxable income: $3,773
• Est. tax owed @ 24.0%: −$906
• After-tax cash flow: $3,853/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

+13.3% since first listed

19 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — SW Michigan MLS
• 2026-05-11 Price Changed $79,900 MiRealSource-MiMLS
• 2026-05-11 Price Changed $79,900 REALCOMP
• 2026-05-11 Price Changed $79,900 SW Michigan MLS
• 2026-04-30 Listed $89,900 SW Michigan MLS
• 2026-04-30 Listed $89,900 REALCOMP
• 2026-04-30 Listed $89,900 MiRealSource-MiMLS
• 2016-03-30 Listing Removed — MiRealSource-MiMLS
• 2015-08-02 Listing Removed — REALCOMP
• 2015-07-04 Price Changed $13,900 REALCOMP
• 2015-06-25 Listed $19,900 REALCOMP
• 2015-06-25 Listed $13,900 MiRealSource-MiMLS
• 2008-03-28 Sold (MLS) $6,000 REALCOMP
• 2007-12-10 Listed $9,900 REALCOMP
• 2006-09-15 Sold (Public Records) $98,000 Public Records
• 2005-02-26 Listing Removed — REALCOMP
• 2004-10-26 Listed $70,500 REALCOMP

Property tax history

+6.5%/yr

Latest (2025): $2,246 · +1.0% YoY. Source: county tax records.