20030 Orleans St · Detroit, MI 48203

$114,900

3 bd · 1.0 ba · 1,477 sqft · SingleFamily public records · 26 Days on market

Built 1938 4,792 sqft lot $78/sqft · 56% above area Est $78k · 46% over

---

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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 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 home to this spacious 3-Bedroom Detroit Bungalow! Don't miss this beautifully maintained brick bungalow packed with space and character! Featuring 3 bedrooms and 1.5 baths, this home is perfect for growing households, guests, or even a home office setup. Step inside to find warm hardwood floors, fireplace in the Livingroom and a bright and inviting dining area, as well as a comfortable living space ideal for relaxing or entertaining. The versatile layout includes multiple bedrooms across levels, giving you privacy and room to spread out. The full basement provides endless potential - create a rec room, gym, or additional living space tailored to your needs. Outside, enjoy a deck & fully fenced backyard, perfect for pets, gatherings, or summer BBQs. A detached 2 car garage adds convenience and extra storage. BATVAI

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1938

Property features AI

Finance

• Other: Lot dimensions approximately 41 x 120 (0.11 acres)
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 2-car garage; Paved road access
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Brick construction
• Construction: Asphalt roof; Block foundation; Built with brick
• Exterior features: Deck; Porch; Fenced backyard

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Gas water heater; Fireplace in the living room; Full basement, partially finished
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (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: 216 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,447/mo this rent would consume 45% 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 $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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.
• Current owner paid $92k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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: 1.26% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 6.6

CMA / ARV

• ARV (median comp): $78,435
• List price: $114,900
• Delta: 46.49%
• 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
20166 Riopelle St	0.12mi	3/1.0	1,450 (-2%)	7mo	$103,000	$71	85
19942 Saint Aubin St	0.20mi	3/1.0	1,350 (-9%)	4mo	$38,000	$28	73
20011 Hull St	0.20mi	3/2.5	1,500 (+2%)	12mo	$35,000	$23	72
19976 Conant St	0.31mi	3/2.0	1,500 (+2%)	12mo	$110,000	$73	69
20494 Orleans St	0.30mi	3/1.0	1,356 (-8%)	6mo	$55,000	$41	67
20070 Irvington St	0.65mi	3/1.5	1,515 (+3%)	1mo	$89,900	$59	63
19626 Mackay St	0.55mi	3/1.0	1,414 (-4%)	7mo	$33,000	$23	62
19415 Riopelle St	0.36mi	3/1.5	1,350 (-9%)	6mo	$85,000	$63	61
1226 E Bernhard Ave	0.69mi	3/2.5	1,464 (-1%)	3mo	$285,000	$195	58
20410 Hull St	0.28mi	4/2.0 (+1)	1,326 (-10%)	8mo	$108,000	$81	54
1604 E Hayes Ave	0.52mi	3/1.5	1,284 (-13%)	12mo	$222,000	$173	42
1504 E Maxlow Ave	0.73mi	2/1.0 (-1)	1,296 (-12%)	4mo	$159,000	$123	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $5,043
• Equity at exit: $17,132

10-year hold

• IRR: 13.6%
• Equity multiple: 2.08×
• Total profit: $34,882
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$603
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $371

Break-even live

Break-even rent $977

Max offer price $114,900

Occupancy floor 69%

Sensitivity live

Price	-10% $436	-5% $404	+0% $371	+5% $339	+10% $306
Rent	-10% $257	-5% $314	+0% $371	+5% $429	+10% $486
Rate	-1.0pp $429	-0.5pp $401	base $371	+0.5pp $342	+1.0pp $311

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	22d	1	0.37mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	0.51mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	22d	1	0.53mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	0.58mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	2d	1	0.70mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	0.72mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.77mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	22d	1	0.78mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,364	$5.80	0d	1	0.82mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.83mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	0.87mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	25d	1	0.90mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	0.91mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	0.94mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	0.95mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.95mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	25d	1	0.96mi
429 E Milton Ave Hazel Park, MI	3.0	2.0	1075	$1,595	$1.48	0d	1	0.98mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.02mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.06mi
19458 Binder St Detroit, MI	3.0	1.5	1550	$1,500	$0.97	4d	1	1.10mi
329 W Muir Ave Hazel Park, MI	4.0	2.0	1606	$2,000	$1.25	11d	1	1.19mi
18557 Wexford St Detroit, MI	3.0	1.0	1216	$1,250	$1.03	25d	1	1.32mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	25d	1	1.43mi
1330 E Chesterfield St Ferndale, MI	4.0	2.0	1795	$2,800	$1.56	0d	1	1.44mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	25d	1	1.45mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.45mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.45mi

Listing history 4 events

1. 2026-04-30
   listed $114,900 Active 849-char remark

   Show marketing remark (839 chars)

   Welcome home to this spacious 3-Bedroom Detroit Bungalow! Don't miss this beautifully maintained brick bungalow packed with space and character! Featuring 3 bedrooms and 1.5 baths, this home is perfect for growing households, guests, or even a home office setup. Step inside to find warm hardwood floors, fireplace in the Livingroom and a bright and inviting dining area, as well as a comfortable living space ideal for relaxing or entertaining. The versatile layout includes multiple bedrooms across levels, giving you privacy and room to spread out. The full basement provides endless potential - create a rec room, gym, or additional living space tailored to your needs. Outside, enjoy a deck & fully fenced backyard, perfect for pets, gatherings, or summer BBQs. A detached 2 car garage adds convenience and extra storage. BATVAI

2. 2026-04-30
   listed $114,900 Active 839-char remark

   Show marketing remark (839 chars)

   Welcome home to this spacious 3-Bedroom Detroit Bungalow! Don't miss this beautifully maintained brick bungalow packed with space and character! Featuring 3 bedrooms and 1.5 baths, this home is perfect for growing households, guests, or even a home office setup. Step inside to find warm hardwood floors, fireplace in the Livingroom and a bright and inviting dining area, as well as a comfortable living space ideal for relaxing or entertaining. The versatile layout includes multiple bedrooms across levels, giving you privacy and room to spread out. The full basement provides endless potential - create a rec room, gym, or additional living space tailored to your needs. Outside, enjoy a deck & fully fenced backyard, perfect for pets, gatherings, or summer BBQs. A detached 2 car garage adds convenience and extra storage. BATVAI

3. 2005-05-19
   soldstatus $92,000

   Show marketing remark (253 chars)

   NEED A BIG HOME, LOOK AT THIS BEAUTIFUL 4 BDRM BRICK SPACIOUS HOME. COMES W/ SATELLITE DISH, CENTRAL AIR, BUILT IN ALARM SYSTEM, LARGE BATH IN MASTER BEDROOM, WALK-IN CLOSETS, NEWER FURNACE, NEWER ROOF, SUN PORCH, HUGE BASEMENT. A MUST SEE FOR YOURSELF.

4. 2004-09-09
   listed $97,000

   Show marketing remark (253 chars)

   NEED A BIG HOME, LOOK AT THIS BEAUTIFUL 4 BDRM BRICK SPACIOUS HOME. COMES W/ SATELLITE DISH, CENTRAL AIR, BUILT IN ALARM SYSTEM, LARGE BATH IN MASTER BEDROOM, WALK-IN CLOSETS, NEWER FURNACE, NEWER ROOF, SUN PORCH, HUGE BASEMENT. A MUST SEE FOR YOURSELF.

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $1,612 · $134/mo
• Expected delta: +$157/yr (+$13/mo · 10.8%)

ⓘ 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: $17,364
• − Mortgage interest: −$6,436
• − Property taxes: −$1,456
• − Insurance: −$574
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$3,343
• Taxable income: $2,777
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $3,790/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

+18.5% since first listed

6 events — show timeline

• 2026-05-26 Pending — MiRealSource-MiMLS
• 2026-05-26 Pending — REALCOMP
• 2026-04-30 Listed $114,900 REALCOMP
• 2026-04-30 Listed $114,900 MiRealSource-MiMLS
• 2005-05-19 Sold (MLS) $92,000 REALCOMP
• 2004-09-09 Listed $97,000 REALCOMP

Property tax history

-0.8%/yr

Latest (2025): $1,456 · +0.2% YoY. Source: county tax records.