20164 Yacama Ave · Detroit, MI 48203

$55,000

3 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 16 Days on market

Built 1925 3,485 sqft lot $41/sqft · 35% below area Est $85k · 35% under ↓ 11% since listing

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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

Feast your eyes on this charming 3-bedroom Colonial, perfectly located just minutes from both vibrant downtown Detroit and convenient suburban shopping! This solidly built home offers a creative layout, featuring a desirable main-floor master suite complete with a private bathroom, and two generously sized bedrooms upstairs - ideal for comfort and privacy. With great bones and structure, this home is brimming with endless possibilities for the savvy buyer with a vision. Whether you're an investor or a homeowner ready to customize, this property is a perfect canvas to elevate and truly make your own. While one of the bathrooms needs TLC, the potential is undeniable. The neighborhood is on the rise, making this a smart opportunity to invest in a growing area and be part of the transformation. Don't miss your chance to turn this gem into something spectacular - great potential awaits! Please note: All appliances are excluded from the sale. * * * Property sold AS-IS * * *

Key facts

• Private bathroom
• Creative layout
• 3,485 sq ft lot

Tags

• MAIN-FLOOR MASTER SUITE
• PRIVATE BATHROOM
• GENEROUSLY SIZED BEDROOMS
• CREATIVE LAYOUT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Natural gas connected; Public water
• Home design: Colonial-style single family residence; Built in 1925
• Construction: Aluminum siding; Asphalt roof; Built in 1925
• Exterior features: Paved road access; Public water

Interior

• Bedrooms: Primary bedroom (approx. 14 x 12); Bedroom 2 (approx. 12 x 11); Bedroom 3 (approx. 10 x 11)
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Forced air heating
• Interior features: Full basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.8% 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 22d 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).
• At $1,552/mo this rent would consume 48% of the median local household income ($38k/yr) (locally 1192% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 2.82% ✓
• Cap rate: 25.75%
• Cash-on-cash: 69.50%
• DSCR: 4.09
• GRM: 3.0

CMA / ARV

• ARV (median comp): $84,559
• List price: $55,000
• Delta: -34.96%
• 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
20070 Irvington St	0.10mi	3/1.5	1,515 (+14%)	1mo	$89,900	$59	70
800 E Bernhard Ave	0.52mi	3/1.0	1,390 (+5%)	2mo	$175,000	$126	66
20494 Orleans St	0.64mi	3/1.0	1,356 (+2%)	6mo	$55,000	$41	62
19640 Yacama Rd	0.37mi	3/1.0	1,156 (-13%)	1mo	$15,000	$13	60
759 E Maxlow Ave	0.65mi	3/1.0	1,270 (-4%)	3mo	$180,000	$142	60
20473 Greeley St	0.48mi	3/1.0	1,179 (-11%)	0mo	$47,000	$40	59
19415 Riopelle St	0.68mi	3/1.5	1,350 (+2%)	6mo	$85,000	$63	58
20041 Marx St	0.64mi	3/1.5	1,233 (-7%)	2mo	$130,500	$106	55
350 E Muir Ave	0.36mi	4/2.0 (+1)	1,206 (-9%)	5mo	$135,000	$112	55
1226 E Bernhard Ave	0.59mi	3/2.5	1,464 (+10%)	3mo	$285,000	$195	47
19710 Greeley St	0.56mi	3/1.5	1,143 (-14%)	3mo	$80,000	$70	46
400 Annin St	0.71mi	3/1.0	1,187 (-11%)	5mo	$59,000	$50	45

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: 69.0%
• Equity multiple: 4.11×
• Total profit: $47,892
• Equity at exit: $8,201

10-year hold

• IRR: 73.1%
• Equity multiple: 8.46×
• Total profit: $114,834
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$288
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $892

Break-even live

Break-even rent $423

Max offer price $55,000

Occupancy floor 38%

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: $13,750
• Closing costs: $1,650
• 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	17d	1	0.35mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	22d	1	0.47mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	2d	1	0.49mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	0.49mi
329 W Muir Ave Hazel Park, MI	4.0	2.0	1606	$2,000	$1.25	11d	1	0.60mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	2d	1	0.76mi
1330 E Chesterfield St Ferndale, MI	4.0	2.0	1795	$2,800	$1.56	2d	1	0.84mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	24d	1	0.86mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	0.89mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	22d	1	0.98mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	22d	1	1.03mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.03mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.09mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.09mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	1.15mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	1.17mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	44d	1	1.18mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	1.24mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	1.26mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	22d	1	1.28mi
394 Hilton Rd #101 Ferndale, MI	2.0	2.0	1506	$2,500	$1.66	3d	1	1.37mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	1.39mi
1820 E Troy St Ferndale, MI	3.0	1.0	1167	$1,500	$1.29	5d	1	1.43mi
23304 Cayuga Ave Hazel Park, MI	4.0	2.0	1540	$2,150	$1.40	24d	1	1.46mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	24d	1	1.48mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	11d	1	1.50mi

Listing history 12 events

1. 2026-05-04
   listed $55,000 Active 986-char remark

   Show marketing remark (986 chars)

   Feast your eyes on this charming 3-bedroom Colonial, perfectly located just minutes from both vibrant downtown Detroit and convenient suburban shopping! This solidly built home offers a creative layout, featuring a desirable main-floor master suite complete with a private bathroom, and two generously sized bedrooms upstairs - ideal for comfort and privacy. With great bones and structure, this home is brimming with endless possibilities for the savvy buyer with a vision. Whether you're an investor or a homeowner ready to customize, this property is a perfect canvas to elevate and truly make your own. While one of the bathrooms needs TLC, the potential is undeniable. The neighborhood is on the rise, making this a smart opportunity to invest in a growing area and be part of the transformation. Don't miss your chance to turn this gem into something spectacular - great potential awaits! Please note: All appliances are excluded from the sale. * * * Property sold AS-IS * * *

2. 2026-05-04
   listed $55,000 Active 986-char remark

   Show marketing remark (986 chars)

   Feast your eyes on this charming 3-bedroom Colonial, perfectly located just minutes from both vibrant downtown Detroit and convenient suburban shopping! This solidly built home offers a creative layout, featuring a desirable main-floor master suite complete with a private bathroom, and two generously sized bedrooms upstairs - ideal for comfort and privacy. With great bones and structure, this home is brimming with endless possibilities for the savvy buyer with a vision. Whether you're an investor or a homeowner ready to customize, this property is a perfect canvas to elevate and truly make your own. While one of the bathrooms needs TLC, the potential is undeniable. The neighborhood is on the rise, making this a smart opportunity to invest in a growing area and be part of the transformation. Don't miss your chance to turn this gem into something spectacular - great potential awaits! Please note: All appliances are excluded from the sale. * * * Property sold AS-IS * * *

3. 2026-05-04
   listed $55,000 Active

   Show marketing remark (986 chars)

   Feast your eyes on this charming 3-bedroom Colonial, perfectly located just minutes from both vibrant downtown Detroit and convenient suburban shopping! This solidly built home offers a creative layout, featuring a desirable main-floor master suite complete with a private bathroom, and two generously sized bedrooms upstairs - ideal for comfort and privacy. With great bones and structure, this home is brimming with endless possibilities for the savvy buyer with a vision. Whether you're an investor or a homeowner ready to customize, this property is a perfect canvas to elevate and truly make your own. While one of the bathrooms needs TLC, the potential is undeniable. The neighborhood is on the rise, making this a smart opportunity to invest in a growing area and be part of the transformation. Don't miss your chance to turn this gem into something spectacular - great potential awaits! Please note: All appliances are excluded from the sale. * * * Property sold AS-IS * * *

4. 2025-11-18
   historical
5. 2025-08-06
   listed $62,000 Active
6. 2025-08-06
   listed $62,000 Active
7. 2025-07-10
   historical
8. 2025-07-10
   historical
9. 2025-06-29
   price $58,000
10. 2025-06-28
    price $58,000
11. 2025-06-25
    listed $62,000 Active
12. 2025-06-25
    listed $62,000 Active

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $559 · $47/mo
• Expected delta: +$288/yr (+$24/mo · 105.9%)

ⓘ 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 3/10 Moderate 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: $18,622
• − Mortgage interest: −$3,081
• − Property taxes: −$272
• − Insurance: −$275
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$1,600
• Taxable income: $10,415
• Est. tax owed @ 24.0%: −$2,500
• After-tax cash flow: $8,204/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

-11.3% since first listed

15 events — show timeline

• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-21 Pending — REALCOMP
• 2026-05-21 Pending — SW Michigan MLS
• 2026-05-04 Listed $55,000 SW Michigan MLS
• 2026-05-04 Listed $55,000 REALCOMP
• 2026-05-04 Listed $55,000 MiRealSource-MiMLS
• 2025-11-18 Listing Removed — MiRealSource-MiMLS
• 2025-08-06 Listed $62,000 REALCOMP
• 2025-08-06 Listed $62,000 MiRealSource-MiMLS
• 2025-07-10 Listing Removed — MiRealSource-MiMLS
• 2025-07-10 Listing Removed — REALCOMP
• 2025-06-29 Price Changed $58,000 MiRealSource-MiMLS
• 2025-06-28 Price Changed $58,000 REALCOMP
• 2025-06-25 Listed $62,000 REALCOMP
• 2025-06-25 Listed $62,000 MiRealSource-MiMLS

Property tax history

-9.1%/yr

Latest (2025): $272 · -70.3% YoY. Source: county tax records.