21889 Potomac St · Southfield, MI 48076

$335,000

4 bd · 2.5 ba · 2,649 sqft · SingleFamily public records · 30 Days on market

Built 1965 9,148 sqft lot $126/sqft · at area comps Est $343k · at est. ↓ 3% since listing

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Why this score? — see what drove the D 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 +12.3/30.0
• ARV discount +8.6/15.0
• Rent growth +3.7/5.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning colonial in the heart of Southfield! This spacious 4-bedroom, 2.5-bath home offers a welcoming and traditional layout with a grand foyer. This charming home is filled with generous living spaces, natural light, a cozy living room fireplace, and comfortable and spacious bedrooms. The primary suite features its own private bath, while the additional bedrooms provide flexibility for guests, home office space, or hobbies. The home also offers a convenient half bath on the main level, ample storage, and great potential to make it your own! Situated on a well-sized lot in a desirable location close to shopping, dining, parks, and major freeways, this property combines comfort, space, and convenience. Don't miss the opportunity to make this Southfield gem your own!

Key facts

• Grand foyer
• Private bath
• Well-sized lot

Tags

• GRAND FOYER
• COZY LIVING ROOM FIREPLACE
• PRIVATE BATH
• WELL-SIZED LOT
• DESIRABLE LOCATION

Property features AI

Finance

• Financial info: $4,786.34 annual tax

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Brick and vinyl siding exterior
• Exterior features: Paved road access; Lot approximately 0.21 acres (70 x 129); Ground-level entry with steps

Interior

• Bedrooms: 4 total rooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-62 ($-743/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (15.6% below list).
• Recommended offer: $283k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% in Southfield — 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 72/100 on livability (#248 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, health & safety D, crime F.
• Southfield Public School District (urban): math 17% / reading 37% proficiency, ranked #392 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 38% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $282,688 (15.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — 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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (median comp): $343,132
• List price: $335,000
• Delta: -0.91%
• 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
21799 Potomac St	0.04mi	3/1.5 (-1)	2,796 (+6%)	4mo	$329,000	$118	77
28240 Lahser Rd	0.03mi	4/2.5	3,040 (+15%)	8mo	$295,000	$97	67
21670 Virginia St	0.14mi	5/3.0 (+1)	2,992 (+13%)	0mo	$294,900	$99	65
27021 Nantucket Ct	0.66mi	4/2.5	2,683 (+1%)	6mo	$365,000	$136	63
21330 Winchester St	0.35mi	4/2.5	2,397 (-10%)	8mo	$290,000	$121	61
21731 Concord St	0.44mi	3/1.5 (-1)	2,518 (-5%)	6mo	$244,900	$97	58
22515 Kenwyck Dr	0.58mi	4/2.5	2,773 (+5%)	9mo	$385,000	$139	58
21361 Andover Rd	0.53mi	5/2.0 (+1)	2,441 (-8%)	3mo	$355,000	$145	53
20780 Wayland St	0.61mi	4/2.5	2,440 (-8%)	8mo	$383,000	$157	52
27870 Devonshire St	0.53mi	4/2.5	2,372 (-10%)	10mo	$340,000	$143	50
29140 Briarbank Ct	0.49mi	3/2.0 (-1)	2,319 (-12%)	6mo	$329,000	$142	44
27249 Nantucket Dr	0.55mi	5/2.5 (+1)	2,342 (-12%)	8mo	$335,000	$143	44

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 · 4.84% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-52,871
• Equity at exit: $49,950

10-year hold

• IRR: -4.2%
• Equity multiple: 0.70×
• Total profit: $-28,289
• Equity at exit: $28,965

Cash invested: $93,800 (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 48076

• Rents YoY: 4.8%
• Active inventory: 96
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,827 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$399 /mo · $4,786/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $-62

Break-even live

Break-even rent $2,905

Max offer price $324,056

Occupancy floor 97%

Sensitivity live

Price	-10% $128	-5% $33	+0% $-62	+5% $-157	+10% $-252
Rent	-10% $-285	-5% $-174	+0% $-62	+5% $50	+10% $161
Rate	-1.0pp $107	-0.5pp $23	base $-62	+0.5pp $-149	+1.0pp $-237

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27345 Harvard Rd Southfield, MI	4.0	2.5	2500	$3,495	$1.40	13d	1	0.75mi
20800 Knob Woods Dr Southfield, MI	1.0–3.0	1.0–2.5	1625	$2,515	$1.55	0d	9	0.90mi

Listing history 19 events

1. 2026-06-21
   pricedays on market $335,000 Active 30 DOM
2. 2026-06-18
   days on market $340,000 Active 27 DOM
3. 2026-06-17
   days on market $340,000 Active 26 DOM
4. 2026-06-16
   days on market $340,000 Active 25 DOM
5. 2026-06-15
   days on market $340,000 Active 24 DOM
6. 2026-06-13
   days on market $340,000 Active 22 DOM
7. 2026-06-13
   days on market $340,000 Active 21 DOM
8. 2026-06-09
   days on market $340,000 Active 18 DOM
9. 2026-06-08
   days on market $340,000 Active 17 DOM
10. 2026-06-07
    days on market $340,000 Active 16 DOM
11. 2026-06-04
    days on market $340,000 Active 13 DOM
12. 2026-06-03
    days on market $340,000 Active 12 DOM
13. 2026-06-02
    days on market $340,000 Active 11 DOM
14. 2026-06-01
    days on market $340,000 Active 10 DOM
15. 2026-05-31
    days on market $340,000 Active 9 DOM
16. 2026-05-18
    status Pending 799-char remark

    Show marketing remark (793 chars)

    Welcome to this stunning colonial in the heart of Southfield! This spacious 4-bedroom, 2.5-bath home offers a welcoming and traditional layout with a grand foyer. This charming home is filled with generous living spaces, natural light, a cozy living room fireplace, and comfortable and spacious bedrooms. The primary suite features its own private bath, while the additional bedrooms provide flexibility for guests, home office space, or hobbies. The home also offers a convenient half bath on the main level, ample storage, and great potential to make it your own! Situated on a well-sized lot in a desirable location close to shopping, dining, parks, and major freeways, this property combines comfort, space, and convenience. Don't miss the opportunity to make this Southfield gem your own!

17. 2026-05-18
    status Pending 793-char remark

    Show marketing remark (793 chars)

    Welcome to this stunning colonial in the heart of Southfield! This spacious 4-bedroom, 2.5-bath home offers a welcoming and traditional layout with a grand foyer. This charming home is filled with generous living spaces, natural light, a cozy living room fireplace, and comfortable and spacious bedrooms. The primary suite features its own private bath, while the additional bedrooms provide flexibility for guests, home office space, or hobbies. The home also offers a convenient half bath on the main level, ample storage, and great potential to make it your own! Situated on a well-sized lot in a desirable location close to shopping, dining, parks, and major freeways, this property combines comfort, space, and convenience. Don't miss the opportunity to make this Southfield gem your own!

18. 2026-05-12
    listed $350,000 Active 799-char remark

    Show marketing remark (793 chars)

    Welcome to this stunning colonial in the heart of Southfield! This spacious 4-bedroom, 2.5-bath home offers a welcoming and traditional layout with a grand foyer. This charming home is filled with generous living spaces, natural light, a cozy living room fireplace, and comfortable and spacious bedrooms. The primary suite features its own private bath, while the additional bedrooms provide flexibility for guests, home office space, or hobbies. The home also offers a convenient half bath on the main level, ample storage, and great potential to make it your own! Situated on a well-sized lot in a desirable location close to shopping, dining, parks, and major freeways, this property combines comfort, space, and convenience. Don't miss the opportunity to make this Southfield gem your own!

19. 2026-05-12
    listed $350,000 Active 793-char remark

    Show marketing remark (793 chars)

    Welcome to this stunning colonial in the heart of Southfield! This spacious 4-bedroom, 2.5-bath home offers a welcoming and traditional layout with a grand foyer. This charming home is filled with generous living spaces, natural light, a cozy living room fireplace, and comfortable and spacious bedrooms. The primary suite features its own private bath, while the additional bedrooms provide flexibility for guests, home office space, or hobbies. The home also offers a convenient half bath on the main level, ample storage, and great potential to make it your own! Situated on a well-sized lot in a desirable location close to shopping, dining, parks, and major freeways, this property combines comfort, space, and convenience. Don't miss the opportunity to make this Southfield gem your own!

ⓘ 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: $4,786 · $399/mo
• Projected year-2 tax: $4,972 · $414/mo
• Expected delta: +$187/yr (+$16/mo · 3.9%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,923
• − Mortgage interest: −$18,765
• − Property taxes: −$4,786
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,714
• − Management: −$2,714
• − Depreciation: −$9,745
• Taxable loss: −$6,477
• Est. tax savings @ 24.0%: +$1,554
• After-tax cash flow: $811/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: Southfield Public School District
• NCES district ID: 2632310
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $51,400
• Composite: 23.77/100
• National rank: #7814
• State rank: #392 of 540 in MI

Livability — Southfield

• Score: 72/100
• State rank: #248
• US rank: #6175

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety D User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southfield, MI
• County: Oakland County · 1,009,092 people
• City population: 54,914
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 25,405
• Household income: $90,058
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 607.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Slovak 1% Scotch-Irish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 3% Arabic 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.13%
• Current HPI: 229.2304
• Rent YoY: ▲ 4.84%
• 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

-2.9% since first listed

8 events — show timeline

• 2026-05-29 Price Changed $340,000 MiRealSource-MiMLS
• 2026-05-28 Relisted — MiRealSource-MiMLS
• 2026-05-28 Relisted — REALCOMP
• 2026-05-28 Price Changed $340,000 REALCOMP
• 2026-05-18 Pending — REALCOMP
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-12 Listed $350,000 REALCOMP
• 2026-05-12 Listed $350,000 MiRealSource-MiMLS

Property tax history

+1.8%/yr

Latest (2025): $4,786 · +1.0% YoY. Source: county tax records.