20108 Ferguson St · Detroit, MI 48235

$59,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 251 Days on market

Built 1950 5,227 sqft lot $66/sqft · 21% below area Est $76k · 21% 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 +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT OPPORTUNITY: home in attractive neighborhood with basement and garage.

Key facts

• Garage
• Basement
• 5,227 sq ft lot

Tags

• BASEMENT
• GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.0% 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 (+3.2%/yr); 283 active listings in the ZIP; 32 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 43% 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 $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.34% ✓
• Cap rate: 18.95%
• Cash-on-cash: 45.20%
• DSCR: 3.01
• GRM: 3.6

CMA / ARV

• ARV (median comp): $75,787
• List price: $59,900
• Delta: -20.96%
• 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
19975 Ferguson St	0.12mi	3/1.0	889 (-2%)	1mo	$50,650	$57	89
20245 Archdale St	0.33mi	3/1.0	890 (-2%)	4mo	$53,000	$60	77
20232 Prevost St	0.35mi	3/1.0	933 (+2%)	4mo	$110,000	$118	76
20069 Asbury Park	0.05mi	3/1.0	1,008 (+10%)	6mo	$73,000	$72	75
19900 Southfield Rd	0.48mi	3/1.0	898 (-2%)	4mo	$110,000	$122	72
20004 Southfield Fwy	0.43mi	2/1.0 (-1)	929 (+2%)	1mo	$20,000	$22	71
19365 Fenmore St	0.65mi	3/1.0	912 (0%)	1mo	$94,900	$104	69
19950 Oakfield St	0.28mi	3/1.0	1,001 (+10%)	5mo	$40,000	$40	67
19377 Fenmore St	0.64mi	3/1.0	912 (0%)	6mo	$94,500	$104	65
20084 Greenview Ave	0.75mi	3/1.0	912 (0%)	5mo	$90,000	$99	61
19348 Montrose St	0.70mi	3/1.5	990 (+9%)	5mo	$145,900	$147	47
19165 Rutherford St	0.71mi	3/1.0	1,013 (+11%)	6mo	$43,500	$43	44

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: 42.7%
• Equity multiple: 2.85×
• Total profit: $30,945
• Equity at exit: $8,931

10-year hold

• IRR: 48.9%
• Equity multiple: 5.80×
• Total profit: $80,453
• Equity at exit: $5,179

Cash invested: $16,772 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$314
• Tax from tax record: −$135 /mo · $1,618/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $632

Break-even live

Break-even rent $600

Max offer price $59,900

Occupancy floor 50%

Sensitivity live

Price	-10% $666	-5% $649	+0% $632	+5% $615	+10% $598
Rent	-10% $521	-5% $577	+0% $632	+5% $687	+10% $742
Rate	-1.0pp $662	-0.5pp $647	base $632	+0.5pp $616	+1.0pp $600

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	0.06mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	0.15mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	0.17mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	0.28mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	13d	1	0.35mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	0.40mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	15d	5	0.44mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	0.46mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	0.47mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	0.50mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	0.53mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.53mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	44d	1	0.61mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	0.69mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.84mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	0.94mi
16500 N Park Dr Southfield, MI	1.0–3.0	1.0–2.5	1500	$2,289	$1.53	0d	1	0.95mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	1.06mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.12mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	1.15mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.15mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.18mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	1.20mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	20d	1	1.20mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	1.20mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	1.21mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	1.28mi
16200 W 9 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	971	$1,700	$1.75	5d	2	1.29mi
16300 W 9 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	950	$1,350	$1.42	44d	1	1.32mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	1.36mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	1.39mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	1.46mi

Listing history 37 events

1. 2026-06-18
   days on market $59,900 Active 251 DOM
2. 2026-06-17
   days on market $59,900 Active 250 DOM
3. 2026-06-15
   days on market $59,900 Active 248 DOM
4. 2026-06-13
   days on market $59,900 Active 246 DOM
5. 2026-06-13
   days on market $59,900 Active 245 DOM
6. 2026-06-09
   days on market $59,900 Active 242 DOM
7. 2026-06-08
   days on market $59,900 Active 241 DOM
8. 2026-06-07
   days on market $59,900 Active 240 DOM
9. 2026-06-04
   days on market $59,900 Active 237 DOM
10. 2026-06-03
    days on market $59,900 Active 236 DOM
11. 2026-06-01
    days on market $59,900 Active 234 DOM
12. 2026-05-31
    days on market $59,900 Active 233 DOM
13. 2026-01-15
    price $59,900 81-char remark

    Show marketing remark (81 chars)

    INVESTMENT OPPORTUNITY: home in attractive neighborhood with basement and garage.

14. 2026-01-14
    price $59,900 84-char remark

    Show marketing remark (84 chars)

    INVESTMENT OPPORTUNITY: home in attractive neighborhood with basement and garage.

15. 2026-01-14
    price $59,900

    Show marketing remark (84 chars)

    INVESTMENT OPPORTUNITY: home in attractive neighborhood with basement and garage.

16. 2025-10-10
    listed $65,000 Active 84-char remark

    Show marketing remark (81 chars)

    INVESTMENT OPPORTUNITY: home in attractive neighborhood with basement and garage.

17. 2025-10-10
    listed $65,000 Active 81-char remark

    Show marketing remark (81 chars)

    INVESTMENT OPPORTUNITY: home in attractive neighborhood with basement and garage.

18. 2025-10-10
    listed $65,000 Active

    Show marketing remark (81 chars)

    INVESTMENT OPPORTUNITY: home in attractive neighborhood with basement and garage.

19. 2020-09-18
    soldstatus $57,000
20. 2012-06-11
    soldstatus $4,000
21. 2012-06-11
    soldstatus $4,000
22. 2012-06-08
    historical
23. 2012-06-08
    historical
24. 2012-04-13
    historical
25. 2012-04-13
    historical
26. 2012-04-12
    listed $4,995
27. 2012-04-12
    listed $4,995
28. 2012-01-06
    listed $7,000
29. 2012-01-06
    listed $7,000
30. 2011-09-01
    historical
31. 2011-09-01
    historical
32. 2011-01-15
    listed $6,000
33. 2011-01-15
    listed $6,000
34. 2004-11-15
    soldstatus $55,000
35. 2004-09-20
    historical
36. 2003-09-13
    listed $43,000
37. 2002-07-11
    soldstatus $13,988

ⓘ 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: $1,618 · $135/mo
• Projected year-2 tax: $1,618 · $135/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 2/10 Low 7 d/yr ≥98°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: $16,796
• − Mortgage interest: −$3,355
• − Property taxes: −$1,618
• − Insurance: −$300
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$1,743
• Taxable income: $7,093
• Est. tax owed @ 24.0%: −$1,702
• After-tax cash flow: $5,879/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

+328.2% since first listed

25 events — show timeline

• 2026-01-15 Price Changed $59,900 MiRealSource-MiMLS
• 2026-01-14 Price Changed $59,900 REALCOMP
• 2026-01-14 Price Changed $59,900 SW Michigan MLS
• 2025-10-10 Listed $65,000 REALCOMP
• 2025-10-10 Listed $65,000 SW Michigan MLS
• 2025-10-10 Listed $65,000 MiRealSource-MiMLS
• 2020-09-18 Sold (Public Records) $57,000 Public Records
• 2012-06-11 Sold (MLS) $4,000 REALCOMP
• 2012-06-11 Sold (MLS) $4,000 MiRealSource-MiMLS
• 2012-06-08 Listing Removed — REALCOMP
• 2012-06-08 Listing Removed — MiRealSource-MiMLS
• 2012-04-13 Listing Removed — REALCOMP
• 2012-04-13 Listing Removed — MiRealSource-MiMLS
• 2012-04-12 Listed $4,995 REALCOMP
• 2012-04-12 Listed $4,995 MiRealSource-MiMLS
• 2012-01-06 Listed $7,000 REALCOMP
• 2012-01-06 Listed $7,000 MiRealSource-MiMLS
• 2011-09-01 Listing Removed — REALCOMP
• 2011-09-01 Listing Removed — MiRealSource-MiMLS
• 2011-01-15 Listed $6,000 REALCOMP
• 2011-01-15 Listed $6,000 MiRealSource-MiMLS
• 2004-11-15 Sold (Public Records) $55,000 Public Records
• 2004-09-20 Listing Removed — REALCOMP
• 2003-09-13 Listed $43,000 REALCOMP
• 2002-07-11 Sold (Public Records) $13,988 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,618 · -9.6% YoY. Source: county tax records.