20035 Ashton Ave · Detroit, MI 48219

$69,900

3 bd · 1.0 ba · 685 sqft · SingleFamily public records · 91 Days on market

Built 1940 5,227 sqft lot $102/sqft · at area comps Est $73k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this classic THREE BEDROOM and ONE BATH bungalow nestled in a quiet Detroit neighborhood! This inviting home blends timeless character with practical living space, making it perfect for first-time buyers, investors, or anyone looking for a cozy place to call home. Step inside to find a bright and welcoming living area with plenty of natural light. The functional layout features three comfortable bedrooms, a full bath, and a spacious kitchen with ample cabinet and counter space - perfect for everyday living or entertaining. The full basement offers endless possibilities! Use it for storage, a home gym, workshop, or finish it to create additional living space. Outside, enjoy a detached garage and manageable yard ideal for relaxing, gardening, or summer gatherings. With easy access to major roads, shopping, and local amenities, this home offers both convenience and value. BATVAI

Key facts

• Manageable yard
• Spacious kitchen
• Full basement

Tags

• DETACHED GARAGE
• FULL BASEMENT
• SPACIOUS KITCHEN
• MANAGEABLE YARD

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 $507 ($6k/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: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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 (+8.0%/yr); 305 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 34% of the median local income ($44k/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 + 8.0% 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 91 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.79% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.07%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (median comp): $73,159
• List price: $69,900
• Delta: -4.45%
• 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
19944 Faust Ave	0.18mi	2/1.0 (-1)	665 (-3%)	4mo	$30,400	$46	78
19935 Lindsay St	0.34mi	3/1.0	692 (+1%)	13mo	$95,000	$137	71
19751 Oakfield St	0.37mi	2/1.0 (-1)	735 (+7%)	1mo	$17,500	$24	65
19749 Rosemont Ave	0.24mi	2/1.0 (-1)	753 (+10%)	7mo	$90,000	$120	62
19425 Fenmore St	0.40mi	2/1.0 (-1)	720 (+5%)	8mo	$79,000	$110	61
19307 Fenmore St	0.53mi	2/1.0 (-1)	725 (+6%)	3mo	$72,500	$100	58
19510 Gilchrist St	0.52mi	2/1.0 (-1)	696 (+2%)	13mo	$32,000	$46	58
19781 Oakfield St	0.36mi	2/1.0 (-1)	752 (+10%)	8mo	$65,000	$86	56
19510 Ferguson St	0.63mi	2/1.0 (-1)	717 (+5%)	3mo	$21,000	$29	55
19786 Oakfield St	0.37mi	3/1.0	780 (+14%)	7mo	$80,000	$103	54
19195 Fenmore St	0.58mi	2/1.0 (-1)	720 (+5%)	8mo	$79,500	$110	53
19352 Avon St	0.53mi	2/1.5 (-1)	752 (+10%)	10mo	$70,000	$93	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.41×
• Total profit: $27,574
• Equity at exit: $10,422

10-year hold

• IRR: 41.3%
• Equity multiple: 5.89×
• Total profit: $95,709
• 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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$367
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $507

Break-even live

Break-even rent $608

Max offer price $69,900

Occupancy floor 54%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	0.18mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	12d	1	0.49mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	14d	1	0.74mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	14d	5	0.94mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	43d	1	1.15mi

Listing history 30 events

1. 2026-06-17
   status $69,900 Pending 91 DOM
2. 2026-06-17
   days on market $69,900 Active 91 DOM
3. 2026-06-15
   days on market $69,900 Active 89 DOM
4. 2026-06-13
   days on market $69,900 Active 87 DOM
5. 2026-06-13
   days on market $69,900 Active 86 DOM
6. 2026-06-09
   days on market $69,900 Active 83 DOM
7. 2026-06-08
   days on market $69,900 Active 82 DOM
8. 2026-06-07
   days on market $69,900 Active 81 DOM
9. 2026-06-04
   days on market $69,900 Active 78 DOM
10. 2026-06-03
    days on market $69,900 Active 77 DOM
11. 2026-06-01
    days on market $69,900 Active 75 DOM
12. 2026-05-31
    days on market $69,900 Active 74 DOM
13. 2026-05-05
    price $69,900 904-char remark

    Show marketing remark (908 chars)

    Welcome home to this classic THREE BEDROOM and ONE BATH bungalow nestled in a quiet Detroit neighborhood! This inviting home blends timeless character with practical living space, making it perfect for first-time buyers, investors, or anyone looking for a cozy place to call home. Step inside to find a bright and welcoming living area with plenty of natural light. The functional layout features three comfortable bedrooms, a full bath, and a spacious kitchen with ample cabinet and counter space—perfect for everyday living or entertaining. The full basement offers endless possibilities! Use it for storage, a home gym, workshop, or finish it to create additional living space. Outside, enjoy a detached garage and manageable yard ideal for relaxing, gardening, or summer gatherings. With easy access to major roads, shopping, and local amenities, this home offers both convenience and value. BATVAI

14. 2026-05-05
    price $69,900 908-char remark

    Show marketing remark (908 chars)

    Welcome home to this classic THREE BEDROOM and ONE BATH bungalow nestled in a quiet Detroit neighborhood! This inviting home blends timeless character with practical living space, making it perfect for first-time buyers, investors, or anyone looking for a cozy place to call home. Step inside to find a bright and welcoming living area with plenty of natural light. The functional layout features three comfortable bedrooms, a full bath, and a spacious kitchen with ample cabinet and counter space—perfect for everyday living or entertaining. The full basement offers endless possibilities! Use it for storage, a home gym, workshop, or finish it to create additional living space. Outside, enjoy a detached garage and manageable yard ideal for relaxing, gardening, or summer gatherings. With easy access to major roads, shopping, and local amenities, this home offers both convenience and value. BATVAI

15. 2026-04-08
    price $79,900 904-char remark

    Show marketing remark (908 chars)

    Welcome home to this classic THREE BEDROOM and ONE BATH bungalow nestled in a quiet Detroit neighborhood! This inviting home blends timeless character with practical living space, making it perfect for first-time buyers, investors, or anyone looking for a cozy place to call home. Step inside to find a bright and welcoming living area with plenty of natural light. The functional layout features three comfortable bedrooms, a full bath, and a spacious kitchen with ample cabinet and counter space—perfect for everyday living or entertaining. The full basement offers endless possibilities! Use it for storage, a home gym, workshop, or finish it to create additional living space. Outside, enjoy a detached garage and manageable yard ideal for relaxing, gardening, or summer gatherings. With easy access to major roads, shopping, and local amenities, this home offers both convenience and value. BATVAI

16. 2026-04-08
    price $79,900 908-char remark

    Show marketing remark (908 chars)

    Welcome home to this classic THREE BEDROOM and ONE BATH bungalow nestled in a quiet Detroit neighborhood! This inviting home blends timeless character with practical living space, making it perfect for first-time buyers, investors, or anyone looking for a cozy place to call home. Step inside to find a bright and welcoming living area with plenty of natural light. The functional layout features three comfortable bedrooms, a full bath, and a spacious kitchen with ample cabinet and counter space—perfect for everyday living or entertaining. The full basement offers endless possibilities! Use it for storage, a home gym, workshop, or finish it to create additional living space. Outside, enjoy a detached garage and manageable yard ideal for relaxing, gardening, or summer gatherings. With easy access to major roads, shopping, and local amenities, this home offers both convenience and value. BATVAI

17. 2026-03-18
    listed $89,900 Active 908-char remark

    Show marketing remark (904 chars)

    Welcome home to this classic THREE BEDROOM and ONE BATH bungalow nestled in a quiet Detroit neighborhood! This inviting home blends timeless character with practical living space, making it perfect for first-time buyers, investors, or anyone looking for a cozy place to call home. Step inside to find a bright and welcoming living area with plenty of natural light. The functional layout features three comfortable bedrooms, a full bath, and a spacious kitchen with ample cabinet and counter space - perfect for everyday living or entertaining. The full basement offers endless possibilities! Use it for storage, a home gym, workshop, or finish it to create additional living space. Outside, enjoy a detached garage and manageable yard ideal for relaxing, gardening, or summer gatherings. With easy access to major roads, shopping, and local amenities, this home offers both convenience and value. BATVAI

18. 2026-03-18
    listed $89,900 Active 904-char remark

    Show marketing remark (904 chars)

    Welcome home to this classic THREE BEDROOM and ONE BATH bungalow nestled in a quiet Detroit neighborhood! This inviting home blends timeless character with practical living space, making it perfect for first-time buyers, investors, or anyone looking for a cozy place to call home. Step inside to find a bright and welcoming living area with plenty of natural light. The functional layout features three comfortable bedrooms, a full bath, and a spacious kitchen with ample cabinet and counter space - perfect for everyday living or entertaining. The full basement offers endless possibilities! Use it for storage, a home gym, workshop, or finish it to create additional living space. Outside, enjoy a detached garage and manageable yard ideal for relaxing, gardening, or summer gatherings. With easy access to major roads, shopping, and local amenities, this home offers both convenience and value. BATVAI

19. 2014-07-22
    historical
20. 2014-07-22
    historical
21. 2014-05-13
    listed $12,000
22. 2014-05-13
    listed $12,000
23. 2010-06-23
    soldstatus $82,500
24. 2009-06-10
    soldstatus $6,250
25. 2009-05-16
    listed $5,900
26. 2006-02-28
    soldstatus $100,000
27. 2006-01-10
    soldstatus $105,000
28. 2005-04-08
    soldstatus $33,000
29. 2005-02-23
    listed $34,000
30. 1993-09-13
    soldstatus $19,900

ⓘ 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: $1,019 · $85/mo
• Projected year-2 tax: $1,048 · $87/mo
• Expected delta: +$29/yr (+$2/mo · 2.8%)

ⓘ 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 ≥98°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: $14,999
• − Mortgage interest: −$3,915
• − Property taxes: −$1,019
• − Insurance: −$350
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,033
• Taxable income: $5,281
• Est. tax owed @ 24.0%: −$1,268
• After-tax cash flow: $4,814/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+251.3% since first listed

18 events — show timeline

• 2026-05-05 Price Changed $69,900 MiRealSource-MiMLS
• 2026-05-05 Price Changed $69,900 REALCOMP
• 2026-04-08 Price Changed $79,900 MiRealSource-MiMLS
• 2026-04-08 Price Changed $79,900 REALCOMP
• 2026-03-18 Listed $89,900 REALCOMP
• 2026-03-18 Listed $89,900 MiRealSource-MiMLS
• 2014-07-22 Listing Removed — REALCOMP
• 2014-07-22 Listing Removed — MiRealSource-MiMLS
• 2014-05-13 Listed $12,000 REALCOMP
• 2014-05-13 Listed $12,000 MiRealSource-MiMLS
• 2010-06-23 Sold (Public Records) $82,500 Public Records
• 2009-06-10 Sold (MLS) $6,250 REALCOMP
• 2009-05-16 Listed $5,900 REALCOMP
• 2006-02-28 Sold (Public Records) $100,000 Public Records
• 2006-01-10 Sold (Public Records) $105,000 Public Records
• 2005-04-08 Sold (MLS) $33,000 REALCOMP
• 2005-02-23 Listed $34,000 REALCOMP
• 1993-09-13 Sold (Public Records) $19,900 Public Records

Property tax history

-2.0%/yr

Latest (2025): $1,019 · -8.3% YoY. Source: county tax records.