20464 Bramford St · Detroit, MI 48234

$65,000

3 bd · 1.0 ba · 955 sqft · SingleFamily public records · 209 Days on market

Built 1939 3,920 sqft lot $68/sqft · 25% above area Est $72k · 10% under

---

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 +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors and flippers. This home is part of 4 homes being listed by same owner and they are all in close proximity to each other in a great Detroit neighborhood full of charming well kept homes close to freeways, schools, churches and parks. The interiors need some TLC and updates but the bones are fantastic!

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1939

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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 fast (+6.7%/yr); 226 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 45% of the median local income ($35k/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 $449 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 + 6.7% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 21y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $65k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.03% ✓
• Cap rate: 17.07%
• Cash-on-cash: 38.49%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $71,986
• List price: $65,000
• Delta: -9.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7643 Rivard Ave	0.21mi	3/1.0	980 (+3%)	4mo	$124,900	$127	83
7003 Rivard Ave	0.46mi	3/1.0	955 (0%)	4mo	$102,000	$107	75
8441 Fisher Ave	0.35mi	3/1.0	992 (+4%)	2mo	$125,000	$126	75
20136 Helen St	0.47mi	3/1.0	1,000 (+5%)	1mo	$32,000	$32	69
7535 Meadow Ave	0.55mi	3/1.5	935 (-2%)	2mo	$125,000	$134	67
7244 Fisher Ave	0.37mi	4/1.0 (+1)	1,014 (+6%)	3mo	$154,900	$153	65
7560 Prospect Ave	0.46mi	3/1.0	900 (-6%)	5mo	$83,000	$92	65
8212 E Lantz St	0.61mi	3/1.0	989 (+4%)	2mo	$60,000	$61	64
8434 Orchard Ave	0.56mi	3/1.0	1,012 (+6%)	1mo	$125,000	$124	63
19723 Carrie St	0.61mi	3/1.0	1,020 (+7%)	2mo	$85,000	$83	58
8255 Meadow Ave	0.51mi	2/1.0 (-1)	884 (-7%)	4mo	$82,000	$93	55
7551 Toepfer Rd	0.65mi	2/1.0 (-1)	1,000 (+5%)	5mo	$85,800	$86	52

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 2.75×
• Total profit: $31,800
• Equity at exit: $9,692

10-year hold

• IRR: 47.1%
• Equity multiple: 6.41×
• Total profit: $98,391
• Equity at exit: $5,620

Cash invested: $18,200 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$341
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $584

Break-even live

Break-even rent $582

Max offer price $65,000

Occupancy floor 51%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	0.21mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	43d	1	0.22mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	0.29mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	24d	1	0.51mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	43d	1	0.54mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	4d	1	0.57mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	43d	1	0.57mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	0.58mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	0.64mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	43d	1	0.65mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	21d	1	0.67mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	0.72mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	0.73mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	0.76mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	0.77mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	43d	1	0.86mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.88mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	0.89mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	43d	1	0.90mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	0.92mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	1.10mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	17d	1	1.16mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	43d	1	1.16mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	24d	1	1.21mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	1.21mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	3d	1	1.21mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.24mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	1.27mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	1.28mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	4d	1	1.29mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	17d	1	1.29mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	14d	1	1.30mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	43d	1	1.31mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	17d	1	1.35mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	1.37mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	24d	1	1.37mi
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	24d	1	1.38mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	24d	1	1.40mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	4d	1	1.40mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	1.42mi

Listing history 46 events

1. 2026-06-18
   days on market $65,000 Active 209 DOM
2. 2026-06-17
   days on market $65,000 Active 208 DOM
3. 2026-06-15
   days on market $65,000 Active 206 DOM
4. 2026-06-13
   days on market $65,000 Active 204 DOM
5. 2026-06-13
   days on market $65,000 Active 203 DOM
6. 2026-06-09
   days on market $65,000 Active 200 DOM
7. 2026-06-08
   days on market $65,000 Active 199 DOM
8. 2026-06-07
   days on market $65,000 Active 198 DOM
9. 2026-06-04
   days on market $65,000 Active 195 DOM
10. 2026-06-03
    days on market $65,000 Active 194 DOM
11. 2026-06-01
    days on market $65,000 Active 192 DOM
12. 2026-05-31
    days on market $65,000 Active 191 DOM
13. 2026-05-05
    price $65,000 323-char remark

    Show marketing remark (323 chars)

    Calling all investors and flippers. This home is part of 4 homes being listed by same owner and they are all in close proximity to each other in a great Detroit neighborhood full of charming well kept homes close to freeways, schools, churches and parks. The interiors need some TLC and updates but the bones are fantastic!

14. 2026-05-04
    price $65,000 323-char remark

    Show marketing remark (323 chars)

    Calling all investors and flippers. This home is part of 4 homes being listed by same owner and they are all in close proximity to each other in a great Detroit neighborhood full of charming well kept homes close to freeways, schools, churches and parks. The interiors need some TLC and updates but the bones are fantastic!

15. 2025-11-21
    listed $70,000 Active 323-char remark

    Show marketing remark (323 chars)

    Calling all investors and flippers. This home is part of 4 homes being listed by same owner and they are all in close proximity to each other in a great Detroit neighborhood full of charming well kept homes close to freeways, schools, churches and parks. The interiors need some TLC and updates but the bones are fantastic!

16. 2025-11-21
    listed $70,000 Active 323-char remark

    Show marketing remark (323 chars)

    Calling all investors and flippers. This home is part of 4 homes being listed by same owner and they are all in close proximity to each other in a great Detroit neighborhood full of charming well kept homes close to freeways, schools, churches and parks. The interiors need some TLC and updates but the bones are fantastic!

17. 2025-11-20
    historical
18. 2025-11-20
    historical
19. 2025-05-26
    listed $70,000 Active
20. 2025-05-26
    listed $70,000 Active
21. 2025-05-21
    historical
22. 2009-04-15
    soldstatus $6,500
23. 2008-06-06
    listed $13,000
24. 2008-04-04
    historical
25. 2008-04-03
    historical
26. 2008-03-21
    listed $80,000
27. 2008-03-21
    listed $80,000
28. 2006-08-30
    historical
29. 2006-08-30
    historical
30. 2006-04-04
    listed $79,900
31. 2006-04-04
    listed $81,400
32. 2006-04-03
    historical
33. 2006-04-03
    historical
34. 2005-12-30
    historical
35. 2005-12-29
    listed $81,400
36. 2005-12-29
    listed $81,400
37. 2005-12-29
    historical
38. 2005-11-16
    listed $89,900
39. 2005-11-16
    listed $89,900
40. 2005-07-02
    historical
41. 2005-07-01
    historical
42. 2005-02-03
    listed $96,500
43. 2005-02-03
    listed $96,500
44. 1998-08-08
    soldstatus $36,000
45. 1998-03-17
    soldstatus $36,000
46. 1996-06-03
    soldstatus $25,321

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,101 · $92/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 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: $15,849
• − Mortgage interest: −$3,641
• − Property taxes: −$1,101
• − Insurance: −$325
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$1,891
• Taxable income: $6,356
• Est. tax owed @ 24.0%: −$1,525
• After-tax cash flow: $5,479/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+156.7% since first listed

34 events — show timeline

• 2026-05-05 Price Changed $65,000 MiRealSource-MiMLS
• 2026-05-04 Price Changed $65,000 REALCOMP
• 2025-11-21 Listed $70,000 REALCOMP
• 2025-11-21 Listed $70,000 MiRealSource-MiMLS
• 2025-11-20 Listing Removed — MiRealSource-MiMLS
• 2025-11-20 Listing Removed — REALCOMP
• 2025-05-26 Listed $70,000 MiRealSource-MiMLS
• 2025-05-26 Listed $70,000 REALCOMP
• 2025-05-21 Coming Soon — MiRealSource-MiMLS
• 2009-04-15 Sold (MLS) $6,500 REALCOMP
• 2008-06-06 Listed $13,000 REALCOMP
• 2008-04-04 Listing Removed — MiRealSource-MiMLS
• 2008-04-03 Listing Removed — REALCOMP
• 2008-03-21 Listed $80,000 REALCOMP
• 2008-03-21 Listed $80,000 MiRealSource-MiMLS
• 2006-08-30 Listing Removed — MiRealSource-MiMLS
• 2006-08-30 Listing Removed — REALCOMP
• 2006-04-04 Listed $81,400 MiRealSource-MiMLS
• 2006-04-04 Listed $79,900 REALCOMP
• 2006-04-03 Listing Removed — MiRealSource-MiMLS
• 2006-04-03 Listing Removed — REALCOMP
• 2005-12-30 Listing Removed — MiRealSource-MiMLS
• 2005-12-29 Listing Removed — REALCOMP
• 2005-12-29 Listed $81,400 MiRealSource-MiMLS
• 2005-12-29 Listed $81,400 REALCOMP
• 2005-11-16 Listed $89,900 REALCOMP
• 2005-11-16 Listed $89,900 MiRealSource-MiMLS
• 2005-07-02 Listing Removed — MiRealSource-MiMLS
• 2005-07-01 Listing Removed — REALCOMP
• 2005-02-03 Listed $96,500 REALCOMP
• 2005-02-03 Listed $96,500 MiRealSource-MiMLS
• 1998-08-08 Sold (Public Records) $36,000 Public Records
• 1998-03-17 Sold (Public Records) $36,000 Public Records
• 1996-06-03 Sold (Public Records) $25,321 Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,101 · -53.8% YoY. Source: county tax records.