20260 Patton St · Detroit, MI 48219

$155,000

3 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 69 Days on market

Built 1952 6,534 sqft lot $153/sqft · 59% above area Est $195k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Rent growth +4.5/5.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This comfortable brick ranch home with 3 bedrooms and 1 bathroom, located in a desirable Detroit neighborhood just off 8 Mile that is MOVE-IN READY! You'll love the generous and private backyard, a true oasis offering ample space for all your outdoor dreams. You'll also love the prime location, providing easy access to major highways, shopping, dining, and parks. This home is being sold as-is, presenting a wonderful opportunity to own a piece of Detroit with both a great location and a truly exceptional yard. Don't miss your chance to make this home yours, or have a cash flow machine!

Key facts

• 6,534 sq ft lot
• Built 1952
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-31 ($-377/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (8.9% below list).
• Recommended offer: $141k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y 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.
• Current owner paid $18k; list at $155k implies a 766% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,243 (8.9% 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. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 9.1

CMA / ARV

• ARV (median comp): $194,574
• List price: $155,000
• Delta: -20.34%
• 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
20089 Trinity St	0.30mi	3/2.0	1,025 (+1%)	4mo	$201,349	$196	77
20300 Chapel St	0.50mi	3/1.0	1,043 (+3%)	1mo	$122,500	$117	72
19711 Chapel St	0.67mi	3/1.0	1,014 (-0%)	1mo	$120,000	$118	68
19734 Westbrook St	0.54mi	3/1.0	950 (-6%)	2mo	$63,500	$67	62
19971 Patton St	0.21mi	2/1.5 (-1)	901 (-11%)	3mo	$54,000	$60	62
21338 Pembroke Ave	0.52mi	3/1.0	930 (-8%)	1mo	$115,000	$124	61
20266 Greydale Ave	0.62mi	3/1.0	1,072 (+6%)	3mo	$115,000	$107	59
20061 Pierson St	0.20mi	2/1.5 (-1)	869 (-14%)	4mo	$50,000	$58	57
19749 Huntington Rd	0.68mi	3/1.5	1,093 (+8%)	0mo	$169,999	$156	53
21700 Pembroke Ave	0.71mi	3/1.0	1,089 (+7%)	3mo	$155,000	$142	52
20116 Greydale Ave	0.63mi	3/1.0	1,164 (+15%)	2mo	$149,500	$128	45
20534 Grandville Ave	0.63mi	3/1.5	1,155 (+14%)	3mo	$213,500	$185	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: -11.9%
• Equity multiple: 0.55×
• Total profit: $-19,583
• Equity at exit: $23,111

10-year hold

• IRR: 3.8%
• Equity multiple: 1.34×
• Total profit: $14,623
• Equity at exit: $13,402

Cash invested: $43,400 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$813
• Tax from tax record: −$270 /mo · $3,237/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-31

Break-even live

Break-even rent $1,452

Max offer price $149,455

Occupancy floor 97%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	4d	1	0.11mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	4d	1	0.34mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	43d	1	0.45mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	16d	1	0.56mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	43d	1	0.56mi
20284 Melrose St Southfield, MI	3.0	1.0	1200	$1,550	$1.29	43d	1	0.57mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	23d	1	0.59mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	43d	2	0.77mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	43d	1	0.82mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	10d	1	0.85mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	14d	1	0.86mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	0.91mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	43d	1	0.92mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	4d	1	0.96mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	1.01mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	43d	1	1.03mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	43d	1	1.05mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	1.05mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	4d	1	1.10mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	43d	1	1.13mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	14d	1	1.14mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	43d	1	1.15mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	1.17mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	1.18mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	43d	1	1.21mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	1.21mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	16d	1	1.23mi
20200 Ashton Ave Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	1.23mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	1.24mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	43d	1	1.24mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.26mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	1.26mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	1.29mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	16d	1	1.30mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	43d	1	1.33mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	1.33mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	14d	1	1.34mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.35mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	43d	1	1.35mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	1d	1	1.38mi

Listing history 39 events

1. 2026-06-18
   days on market $155,000 Active 69 DOM
2. 2026-06-17
   days on market $155,000 Active 68 DOM
3. 2026-06-15
   days on market $155,000 Active 66 DOM
4. 2026-06-13
   days on market $155,000 Active 64 DOM
5. 2026-06-13
   days on market $155,000 Active 63 DOM
6. 2026-06-09
   days on market $155,000 Active 60 DOM
7. 2026-06-08
   days on market $155,000 Active 59 DOM
8. 2026-06-07
   days on market $155,000 Active 58 DOM
9. 2026-06-04
   days on market $155,000 Active 55 DOM
10. 2026-06-03
    days on market $155,000 Active 54 DOM
11. 2026-06-02
    days on market $155,000 Active 53 DOM
12. 2026-06-01
    days on market $155,000 Active 52 DOM
13. 2026-05-31
    days on market $155,000 Active 51 DOM
14. 2026-05-15
    price $155,000 591-char remark

    Show marketing remark (591 chars)

    This comfortable brick ranch home with 3 bedrooms and 1 bathroom, located in a desirable Detroit neighborhood just off 8 Mile that is MOVE-IN READY! You'll love the generous and private backyard, a true oasis offering ample space for all your outdoor dreams. You'll also love the prime location, providing easy access to major highways, shopping, dining, and parks. This home is being sold as-is, presenting a wonderful opportunity to own a piece of Detroit with both a great location and a truly exceptional yard. Don't miss your chance to make this home yours, or have a cash flow machine!

15. 2026-05-15
    price $155,000 591-char remark

    Show marketing remark (591 chars)

    This comfortable brick ranch home with 3 bedrooms and 1 bathroom, located in a desirable Detroit neighborhood just off 8 Mile that is MOVE-IN READY! You'll love the generous and private backyard, a true oasis offering ample space for all your outdoor dreams. You'll also love the prime location, providing easy access to major highways, shopping, dining, and parks. This home is being sold as-is, presenting a wonderful opportunity to own a piece of Detroit with both a great location and a truly exceptional yard. Don't miss your chance to make this home yours, or have a cash flow machine!

16. 2026-04-11
    listed $162,222 Active 591-char remark

    Show marketing remark (591 chars)

    This comfortable brick ranch home with 3 bedrooms and 1 bathroom, located in a desirable Detroit neighborhood just off 8 Mile that is MOVE-IN READY! You'll love the generous and private backyard, a true oasis offering ample space for all your outdoor dreams. You'll also love the prime location, providing easy access to major highways, shopping, dining, and parks. This home is being sold as-is, presenting a wonderful opportunity to own a piece of Detroit with both a great location and a truly exceptional yard. Don't miss your chance to make this home yours, or have a cash flow machine!

17. 2026-04-11
    listed $162,222 Active 591-char remark

    Show marketing remark (591 chars)

    This comfortable brick ranch home with 3 bedrooms and 1 bathroom, located in a desirable Detroit neighborhood just off 8 Mile that is MOVE-IN READY! You'll love the generous and private backyard, a true oasis offering ample space for all your outdoor dreams. You'll also love the prime location, providing easy access to major highways, shopping, dining, and parks. This home is being sold as-is, presenting a wonderful opportunity to own a piece of Detroit with both a great location and a truly exceptional yard. Don't miss your chance to make this home yours, or have a cash flow machine!

18. 2026-04-10
    historical $162,222 591-char remark

    Show marketing remark (591 chars)

    This comfortable brick ranch home with 3 bedrooms and 1 bathroom, located in a desirable Detroit neighborhood just off 8 Mile that is MOVE-IN READY! You'll love the generous and private backyard, a true oasis offering ample space for all your outdoor dreams. You'll also love the prime location, providing easy access to major highways, shopping, dining, and parks. This home is being sold as-is, presenting a wonderful opportunity to own a piece of Detroit with both a great location and a truly exceptional yard. Don't miss your chance to make this home yours, or have a cash flow machine!

19. 2008-10-22
    soldstatus $17,900
20. 2008-09-22
    listed $17,900
21. 2007-03-02
    historical
22. 2007-02-07
    listed $64,900
23. 2007-02-07
    historical
24. 2007-02-07
    historical
25. 2007-02-07
    historical
26. 2007-02-06
    historical
27. 2006-12-10
    listed $64,900
28. 2006-12-01
    listed $85,000
29. 2006-12-01
    listed $64,900
30. 2006-12-01
    listed $64,900
31. 2006-12-01
    listed $85,000
32. 2006-11-30
    historical
33. 2006-11-07
    listed $85,000
34. 2006-11-07
    listed $85,000
35. 2006-11-07
    listed $85,000
36. 2006-02-09
    soldstatus $125,000
37. 2001-11-26
    soldstatus $83,500
38. 2001-03-27
    soldstatus $83,000
39. 2000-07-06
    soldstatus $38,649

ⓘ 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: $3,237 · $270/mo
• Projected year-2 tax: $3,237 · $270/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $16,949
• − Mortgage interest: −$8,682
• − Property taxes: −$3,237
• − Insurance: −$775
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$4,509
• Taxable loss: −$2,967
• Est. tax savings @ 24.0%: +$712
• After-tax cash flow: $335/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

+301.0% since first listed

26 events — show timeline

• 2026-05-15 Price Changed $155,000 MiRealSource-MiMLS
• 2026-05-15 Price Changed $155,000 REALCOMP
• 2026-04-11 Listed $162,222 MiRealSource-MiMLS
• 2026-04-11 Listed $162,222 REALCOMP
• 2026-04-10 Coming Soon $162,222 MiRealSource-MiMLS
• 2008-10-22 Sold (MLS) $17,900 REALCOMP
• 2008-09-22 Listed $17,900 REALCOMP
• 2007-03-02 Listing Removed — REALCOMP
• 2007-02-07 Listing Removed — MiRealSource-MiMLS
• 2007-02-07 Listing Removed — MiRealSource-MiMLS
• 2007-02-07 Listing Removed — MiRealSource-MiMLS
• 2007-02-07 Listed $64,900 REALCOMP
• 2007-02-06 Listing Removed — REALCOMP
• 2006-12-10 Listed $64,900 REALCOMP
• 2006-12-01 Listed $85,000 REALCOMP
• 2006-12-01 Listed $64,900 REALCOMP
• 2006-12-01 Listed $64,900 MiRealSource-MiMLS
• 2006-12-01 Listed $85,000 MiRealSource-MiMLS
• 2006-11-30 Listing Removed — REALCOMP
• 2006-11-07 Listed $85,000 REALCOMP
• 2006-11-07 Listed $85,000 REALCOMP
• 2006-11-07 Listed $85,000 MiRealSource-MiMLS
• 2006-02-09 Sold (Public Records) $125,000 Public Records
• 2001-11-26 Sold (Public Records) $83,500 Public Records
• 2001-03-27 Sold (Public Records) $83,000 Public Records
• 2000-07-06 Sold (Public Records) $38,649 Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,237 · -54.5% YoY. Source: county tax records.