20044 Ferguson St · Detroit, MI 48235

$69,900

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 17 Days on market

Built 1950 5,227 sqft lot Est $79k · 12% under ↓ 22% 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 +12.9/15.0
• 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

Spacious 3-bedroom vinyl bungalow featuring attractive flooring throughout and an open, inviting kitchen. Fresh neutral paint provides a clean canvas for the next homeowner's personal touches. The partially finished basement offers additional living or storage space, while the fenced backyard provides room for outdoor enjoyment. Conveniently located near shopping, dining, schools, and major freeways for easy commuting. Great opportunity for an owner-occupant or investor looking to add value.

Key facts

• Fenced backyard
• Open kitchen
• Conveniently located

Tags

• OPEN KITCHEN
• PARTIALLY FINISHED BASEMENT
• FENCED BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Vinyl siding exterior; Asphalt roof
• Construction: Block foundation
• Exterior features: Outdoor lighting; Patio; Porch; Back yard fencing; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.1% 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 (+3.2%/yr); 283 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $483 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.01% ✓
• Cap rate: 16.05%
• Cash-on-cash: 34.85%
• DSCR: 2.55
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $79,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16442 Pembroke Ave	0.16mi	3/1.0	1,050 (+2%)	4mo	$40,000	$38	87
19950 Oakfield St	0.26mi	3/1.0	1,001 (-3%)	5mo	$40,000	$40	79
20569 Biltmore St	0.28mi	3/1.5	1,073 (+4%)	2mo	$174,000	$162	77
19975 Ferguson St	0.07mi	3/1.0	889 (-14%)	1mo	$50,650	$57	73
16910 Pembroke Ave	0.16mi	3/1.0	1,150 (+11%)	1mo	$50,000	$43	72
20232 Prevost St	0.36mi	3/1.0	933 (-10%)	4mo	$110,000	$118	63
20004 Southfield Fwy	0.42mi	2/1.0 (-1)	929 (-10%)	1mo	$20,000	$22	58
20245 Archdale St	0.35mi	3/1.0	890 (-14%)	4mo	$53,000	$60	57
19160 Gilchrist St	0.61mi	3/1.0	1,100 (+7%)	5mo	$85,000	$77	57
19338 Fenmore St	0.61mi	3/1.0	1,120 (+8%)	1mo	$116,000	$104	56
19900 Southfield Rd	0.45mi	3/1.0	898 (-13%)	4mo	$110,000	$122	54
19365 Fenmore St	0.60mi	3/1.0	912 (-12%)	1mo	$94,900	$104	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 2.29×
• Total profit: $25,288
• Equity at exit: $10,422

10-year hold

• IRR: 38.1%
• Equity multiple: 4.59×
• Total profit: $70,333
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$367
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $568

Break-even live

Break-even rent $686

Max offer price $69,900

Occupancy floor 55%

Sensitivity live

Price	-10% $608	-5% $588	+0% $568	+5% $549	+10% $529
Rent	-10% $457	-5% $513	+0% $568	+5% $624	+10% $679
Rate	-1.0pp $604	-0.5pp $586	base $568	+0.5pp $550	+1.0pp $532

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	24d	1	0.10mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	0.17mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	0.22mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	0.30mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	17d	1	0.38mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	0.39mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	2d	1	0.42mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	0.42mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	0.44mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	0.44mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	15d	5	0.47mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.48mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	17d	1	0.49mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	0.51mi
20200 Ashton Ave Detroit, MI	3.0	1.0	1200	$1,200	$1.00	17d	1	0.51mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	44d	1	0.63mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	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	0.91mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	0.93mi
16500 N Park Dr Southfield, MI	1.0–3.0	1.0–2.5	1500	$2,289	$1.53	2d	1	1.02mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	1.02mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.05mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	1.08mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	3d	1	1.09mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.11mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	1.13mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	1.14mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	1.15mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.16mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	1.17mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	1.24mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	17d	1	1.25mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	1.32mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	1.34mi
16200 W 9 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	971	$1,700	$1.75	5d	2	1.36mi
16300 W 9 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	950	$1,350	$1.42	44d	1	1.39mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	1.41mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	17d	1	1.46mi

Listing history 12 events

1. 2026-06-18
   days on market $69,900 Active 17 DOM
2. 2026-06-17
   days on market $69,900 Active 16 DOM
3. 2026-06-15
   days on market $69,900 Active 14 DOM
4. 2026-06-13
   days on market $69,900 Active 12 DOM
5. 2026-06-13
   days on market $69,900 Active 11 DOM
6. 2026-06-09
   days on market $69,900 Active 8 DOM
7. 2026-06-08
   days on market $69,900 Active 7 DOM
8. 2026-06-07
   days on market $69,900 Active 6 DOM
9. 2026-06-04
   days on market $69,900 Active 3 DOM
10. 2026-06-03
    days on market $69,900 Active 2 DOM
11. 2026-06-02
    remarks 496-char remark
12. 2026-06-02
    listed $69,900 Active 1 DOM

ⓘ 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: $1,756 · $146/mo
• Projected year-2 tax: $1,756 · $146/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 · 14 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: $16,867
• − Mortgage interest: −$3,915
• − Property taxes: −$1,756
• − Insurance: −$350
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,033
• Taxable income: $6,114
• Est. tax owed @ 24.0%: −$1,467
• After-tax cash flow: $5,354/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

-22.3% since first listed

11 events — show timeline

• 2026-06-01 Listed $69,900 MiRealSource-MiMLS
• 2026-06-01 Listed $69,900 REALCOMP
• 2022-09-02 Sold (Public Records) $87,500 Public Records
• 2022-06-30 Sold (MLS) $87,500 MiRealSource-MiMLS
• 2022-06-30 Sold (MLS) $87,500 REALCOMP
• 2022-05-26 Pending — MiRealSource-MiMLS
• 2022-05-26 Pending — REALCOMP
• 2022-04-21 Price Changed $84,900 MiRealSource-MiMLS
• 2022-04-21 Price Changed $84,900 REALCOMP
• 2022-04-11 Listed $90,000 MiRealSource-MiMLS
• 2022-04-11 Listed $90,000 REALCOMP

Property tax history

+2.2%/yr

Latest (2025): $1,756 · -39.8% YoY. Source: county tax records.