20485 Helen St · Detroit, MI 48234

$40,000

2 bd · 1.0 ba · 806 sqft · SingleFamily public records · 59 Days on market

Built 1955 5,227 sqft lot $50/sqft · 22% below area Est $52k · 22% 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 +15.0/15.0
• 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

Spacious 2-bedroom 1-bath home, offering over 800 sqft of living space. Kitchen has updates started, a great start for an owner-occupant, or investor. Seller has never lived in the home, and has limited knowledge of the condition. Property being sold strictly as-is, with no repairs to be made by the seller. Great oppurtunity for buyers looking to add value with work.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1955

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 127 (0.12 acres); Subdivision: LAURENCE PARK; Directions: South of 8 Mile and west of Vandyke Ave

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-level home; Ground-level entry with steps; Brick construction
• Construction: Brick exterior; Block foundation; Home warranty included
• Exterior features: Covered patio/porch; Paved road access

Interior

• Kitchen: Free-standing gas oven; Microwave
• Bedrooms: Total of 4 rooms (includes living areas and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Free-standing gas oven; Microwave; Unfinished basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.2% vs local median 10.1% 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); 227 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 42% 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.08% ✓
• Cap rate: 27.23%
• Cash-on-cash: 74.76%
• DSCR: 4.33
• GRM: 2.7

CMA / ARV

• ARV (median comp): $51,596
• List price: $40,000
• Delta: -22.47%
• 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
7084 Rivard Ave	0.16mi	2/1.0	698 (-13%)	3mo	$54,500	$78	68
20220 Bramford St	0.48mi	3/1.0 (+1)	789 (-2%)	9mo	$130,000	$165	62
7044 Westminster Ave	0.34mi	2/1.0	700 (-13%)	4mo	$103,000	$147	59
20225 Terrel St	0.51mi	3/1.0 (+1)	757 (-6%)	4mo	$43,000	$57	58
7528 Studebaker Ave	0.71mi	2/1.0	827 (+3%)	9mo	$110,000	$133	55
8405 Jackson Ave	0.67mi	3/2.0 (+1)	816 (+1%)	6mo	$65,304	$80	52
7560 Prospect Ave	0.47mi	3/1.0 (+1)	900 (+12%)	5mo	$83,000	$92	50
19612 Dwyer St	0.74mi	2/1.0	740 (-8%)	2mo	$50,000	$68	50
8255 Meadow Ave	0.74mi	2/1.0	884 (+10%)	4mo	$82,000	$93	46
7027 Chalmers Ave	0.65mi	3/1.0 (+1)	900 (+12%)	3mo	$79,000	$88	43
7275 Chalmers Ave	0.67mi	2/1.0	703 (-13%)	7mo	$76,000	$108	41
8454 Fisher Ave	0.72mi	1/1.0 (-1)	889 (+10%)	3mo	$106,000	$119	41

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: 78.8%
• Equity multiple: 4.82×
• Total profit: $42,765
• Equity at exit: $5,964

10-year hold

• IRR: 83.3%
• Equity multiple: 11.33×
• Total profit: $115,750
• Equity at exit: $3,458

Cash invested: $11,200 (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: 227
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $698

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 38%

Sensitivity live

Price	-10% $725	-5% $712	+0% $698	+5% $684	+10% $670
Rent	-10% $600	-5% $649	+0% $698	+5% $746	+10% $795
Rate	-1.0pp $718	-0.5pp $708	base $698	+0.5pp $687	+1.0pp $677

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	25d	1	0.36mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	0.38mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	12d	1	0.42mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	6d	1	0.50mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	44d	1	0.50mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	44d	1	0.57mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	0.60mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	25d	1	0.63mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	23d	1	0.63mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	25d	1	0.68mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	44d	1	0.71mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	0.81mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.85mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	25d	1	0.85mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	44d	1	0.89mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	44d	1	0.91mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	25d	1	0.92mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	25d	1	0.94mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	25d	1	0.99mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	4d	1	1.02mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	13d	1	1.06mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	44d	1	1.10mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	1.12mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	1.16mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	25d	1	1.18mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	4d	1	1.20mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	1.24mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	12d	1	1.27mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	6d	1	1.28mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	25d	1	1.28mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	1.31mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	23d	1	1.31mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	1.36mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	25d	1	1.36mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.36mi
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	44d	1	1.39mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	25d	1	1.42mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	25d	1	1.44mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	6d	1	1.45mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	15d	1	1.46mi

Listing history 38 events

1. 2026-06-21
   days on market $40,000 Active 59 DOM
2. 2026-06-18
   days on market $40,000 Active 56 DOM
3. 2026-06-17
   days on market $40,000 Active 55 DOM
4. 2026-06-15
   days on market $40,000 Active 53 DOM
5. 2026-06-13
   days on market $40,000 Active 51 DOM
6. 2026-06-13
   days on market $40,000 Active 50 DOM
7. 2026-06-09
   days on market $40,000 Active 47 DOM
8. 2026-06-08
   days on market $40,000 Active 46 DOM
9. 2026-06-07
   pricedays on market $40,000 Active 45 DOM
10. 2026-06-04
    days on market $45,000 Active 42 DOM
11. 2026-06-03
    days on market $45,000 Active 41 DOM
12. 2026-06-02
    days on market $45,000 Active 40 DOM
13. 2026-06-01
    days on market $45,000 Active 39 DOM
14. 2026-05-31
    days on market $45,000 Active 38 DOM
15. 2026-04-24
    listed $45,000 Active 369-char remark

    Show marketing remark (369 chars)

    Spacious 2-bedroom 1-bath home, offering over 800 sqft of living space. Kitchen has updates started, a great start for an owner-occupant, or investor. Seller has never lived in the home, and has limited knowledge of the condition. Property being sold strictly as-is, with no repairs to be made by the seller. Great oppurtunity for buyers looking to add value with work.

16. 2026-04-24
    listed $45,000 Active 369-char remark

    Show marketing remark (369 chars)

    Spacious 2-bedroom 1-bath home, offering over 800 sqft of living space. Kitchen has updates started, a great start for an owner-occupant, or investor. Seller has never lived in the home, and has limited knowledge of the condition. Property being sold strictly as-is, with no repairs to be made by the seller. Great oppurtunity for buyers looking to add value with work.

17. 2026-04-09
    historical
18. 2026-04-09
    historical
19. 2025-10-15
    listed $49,000 Active
20. 2025-10-15
    listed $49,000 Active
21. 2025-07-28
    historical
22. 2025-06-10
    listed $59,000 Active
23. 2025-06-10
    listed $59,000 Active
24. 2025-05-22
    historical
25. 2025-05-22
    historical
26. 2025-04-24
    price $60,000
27. 2025-04-23
    price $60,000
28. 2025-04-22
    status Active
29. 2025-04-21
    historical
30. 2025-03-03
    listed $65,000 Active
31. 2025-03-03
    listed $65,000 Active
32. 2021-04-08
    soldstatus $65,000
33. 2020-06-15
    status Pending
34. 2020-06-15
    soldstatus $25,000 Sold
35. 2020-06-15
    soldstatus $25,000 Closed
36. 2020-02-28
    listed $41,300 Active
37. 2020-02-28
    listed $41,300 Active
38. 1998-01-29
    soldstatus $23,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 62% 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: $14,798
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,164
• Taxable income: $8,226
• Est. tax owed @ 24.0%: −$1,974
• After-tax cash flow: $6,399/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

+73.9% since first listed

26 events — show timeline

• 2026-06-06 Price Changed $40,000 MiRealSource-MiMLS
• 2026-06-05 Price Changed $40,000 REALCOMP
• 2026-04-24 Listed $45,000 REALCOMP
• 2026-04-24 Listed $45,000 MiRealSource-MiMLS
• 2026-04-09 Listing Removed — MiRealSource-MiMLS
• 2026-04-09 Listing Removed — REALCOMP
• 2025-10-15 Listed $49,000 MiRealSource-MiMLS
• 2025-10-15 Listed $49,000 REALCOMP
• 2025-07-28 Listing Removed — MiRealSource-MiMLS
• 2025-06-10 Listed $59,000 REALCOMP
• 2025-06-10 Listed $59,000 MiRealSource-MiMLS
• 2025-05-22 Listing Removed — MiRealSource-MiMLS
• 2025-05-22 Listing Removed — REALCOMP
• 2025-04-24 Price Changed $60,000 MiRealSource-MiMLS
• 2025-04-23 Price Changed $60,000 REALCOMP
• 2025-04-22 Relisted — REALCOMP
• 2025-04-21 Listing Removed — REALCOMP
• 2025-03-03 Listed $65,000 REALCOMP
• 2025-03-03 Listed $65,000 MiRealSource-MiMLS
• 2021-04-08 Sold (Public Records) $65,000 Public Records
• 2020-06-15 Pending — REALCOMP
• 2020-06-15 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2020-06-15 Sold (MLS) $25,000 REALCOMP
• 2020-02-28 Listed $41,300 MiRealSource-MiMLS
• 2020-02-28 Listed $41,300 REALCOMP
• 1998-01-29 Sold (Public Records) $23,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,992 · +99.1% YoY. Source: county tax records.