20575 Dean St · Detroit, MI 48234

$62,500

3 bd · 1.0 ba · 890 sqft · SingleFamily public records · 5 Days on market

Built 1939 3,485 sqft lot $70/sqft · 34% below area Est $95k · 34% under

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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 +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

Well-kept 2-bedroom brick home located in a nice location. House has all vinyl windows, updates in kitchen and bath. Home is move in ready. This is a great price. Perfect for 1st time homebuyer or investor.

Key facts

• 3,485 sq ft lot
• Built 1939
• Listed 5 days

Property features AI

Finance

• Other: Lot dimensions approximately 36 x 100 (0.08 acres); Subdivision: DROSTE WALDMANN SUB; Cross street: 8 Mile / Ryan
• Financial info: No investor or income/expense details provided
• HOA & community: Homeowners association present

Exterior

• Parking: On-street parking; Paved road/parking
• Security: No security features listed
• Utilities: Public sewer available; Water available
• Home design: Single-family residence; One and one-half stories; Residential zoning
• Construction: Brick construction; Block foundation; Built area above grade: 890 (units provided)
• Exterior features: Front porch; Fenced yard; Shed(s)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Gas water heater; Unfinished block basement
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Cap rate 16.7% vs local median 10.0% 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: 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.
• Zoned schools: Mason Academy (381 students, 92% FRL); Clippert Academy (379 students, 82% FRL); Pershing High School (math 10% / reading 10%, grade F, #659 of 713 statewide, top 97%, 408 students, 89% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents rising fast (+6.7%/yr); 227 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,357/mo this rent would consume 46% of the median local household income ($35k/yr) (locally 2372% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $432 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 + 6.7% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 28y 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 $46k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,500

Questions for the listing agent

1. Built in 1939 — 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: 2.17% ✓
• Cap rate: 16.69%
• Cash-on-cash: 37.15%
• DSCR: 2.65
• GRM: 3.8

CMA / ARV

• ARV (median comp): $94,726
• List price: $62,500
• Delta: -26.21%
• 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
20012 Binder St	0.34mi	3/1.0	871 (-2%)	3mo	$50,500	$58	78
20426 Wexford St	0.16mi	3/1.5	1,009 (+13%)	1mo	$117,000	$116	68
20180 Charest St	0.49mi	3/1.0	840 (-6%)	5mo	$45,000	$54	64
19619 Norwood St	0.64mi	3/1.0	941 (+6%)	2mo	$30,500	$32	59
20059 Bloom St	0.72mi	3/1.0	911 (+2%)	4mo	$90,000	$99	59
19725 Lamont St	0.62mi	3/1.0	835 (-6%)	4mo	$10,000	$12	58
21034 Atlantic Ave	0.61mi	3/1.0	836 (-6%)	5mo	$120,000	$144	57
20818 Atlantic Ave	0.59mi	2/1.0 (-1)	836 (-6%)	6mo	$72,000	$86	52
19675 Binder St	0.54mi	3/1.0	1,000 (+12%)	6mo	$29,000	$29	49
20028 Gallagher St	0.50mi	3/1.0	1,020 (+15%)	5mo	$85,000	$83	48
19392 Justine St	0.71mi	3/1.0	1,000 (+12%)	3mo	$45,000	$45	44
3308 Toepfer Rd	0.66mi	3/1.0	1,000 (+12%)	7mo	$150,500	$151	42

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: 37.7%
• Equity multiple: 2.70×
• Total profit: $29,726
• Equity at exit: $9,319

10-year hold

• IRR: 46.2%
• Equity multiple: 6.37×
• Total profit: $93,990
• Equity at exit: $5,404

Cash invested: $17,500 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$328
• Tax from tax record: −$177 /mo · $2,120/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $542

Break-even live

Break-even rent $671

Max offer price $62,500

Occupancy floor 55%

Sensitivity live

Price	-10% $577	-5% $559	+0% $542	+5% $524	+10% $506
Rent	-10% $435	-5% $488	+0% $542	+5% $595	+10% $649
Rate	-1.0pp $573	-0.5pp $558	base $542	+0.5pp $526	+1.0pp $509

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.41mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	45d	1	0.52mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	18d	1	0.60mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	16d	1	0.65mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.67mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	26d	1	0.76mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	26d	1	0.76mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	6d	1	0.78mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	18d	1	0.79mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	26d	1	0.84mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	45d	1	0.93mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	25d	1	0.94mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	45d	1	0.97mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	26d	1	1.03mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	45d	1	1.03mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	6d	1	1.06mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	23d	1	1.07mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	19d	1	1.14mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	18d	1	1.17mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	12d	1	1.19mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	26d	1	1.20mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	45d	1	1.22mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	23d	1	1.22mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.25mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	26d	1	1.31mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	20d	1	1.32mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	22d	1	1.41mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	45d	1	1.43mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	26d	1	1.44mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	0d	1	1.49mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	45d	1	1.50mi

Listing history 38 events

1. 2026-06-21
   days on market $62,500 Active 5 DOM
2. 2026-06-18
   days on market $62,500 Active 2 DOM
3. 2026-06-16
   pricedays on marketlisting id $62,500 Active 1 DOM

   Show marketing remark (206 chars)

   Well-kept 2-bedroom brick home located in a nice location. House has all vinyl windows, updates in kitchen and bath. Home is move in ready. This is a great price. Perfect for 1st time homebuyer or investor.

4. 2026-06-15
   days on market $69,900 Active 58 DOM
5. 2026-06-13
   days on market $69,900 Active 56 DOM
6. 2026-06-13
   days on market $69,900 Active 55 DOM
7. 2026-06-09
   days on market $69,900 Active 52 DOM
8. 2026-06-08
   days on market $69,900 Active 51 DOM
9. 2026-06-08
   remarks 267-char remark
10. 2026-06-07
    days on market $69,900 Active 50 DOM
11. 2026-06-04
    days on market $69,900 Active 47 DOM
12. 2026-06-03
    days on market $69,900 Active 46 DOM
13. 2026-06-02
    days on market $69,900 Active 45 DOM
14. 2026-06-01
    days on market $69,900 Active 44 DOM
15. 2026-05-31
    days on market $69,900 Active 43 DOM
16. 2026-04-18
    listed $69,900 Active 206-char remark
17. 2026-04-18
    listed $69,900 Active 206-char remark
18. 2026-04-17
    historical
19. 2026-03-15
    listed $74,900 Active
20. 2026-03-15
    historical
21. 2026-03-15
    listed $74,900 Active
22. 2026-03-11
    price $75,000
23. 2026-03-11
    price $75,000
24. 2026-02-10
    listed $78,500 Active
25. 2026-02-10
    listed $78,500 Active
26. 2021-10-19
    soldstatus $46,000
27. 2009-10-09
    soldstatus $2,200
28. 2009-01-30
    listed $2,000
29. 2008-03-12
    historical
30. 2008-03-08
    historical
31. 2007-06-22
    listed $25,963
32. 2007-06-22
    listed $25,963
33. 2007-05-16
    historical
34. 2007-05-11
    listed $21,000
35. 2007-04-30
    historical
36. 2006-10-27
    listed $25,200
37. 1999-02-18
    soldstatus $38,000
38. 1998-11-19
    listed $37,000

ⓘ 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: $2,120 · $177/mo
• Projected year-2 tax: $2,120 · $177/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 6/10 Major FEMA zone X (unshaded) · 73% 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,286
• − Mortgage interest: −$3,501
• − Property taxes: −$2,120
• − Insurance: −$312
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$1,818
• Taxable income: $5,929
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $5,078/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

+68.9% since first listed

26 events — show timeline

• 2026-06-16 Listed $62,500 REALCOMP
• 2026-06-16 Listing Removed — MiRealSource-MiMLS
• 2026-06-16 Listed $62,500 MiRealSource-MiMLS
• 2026-04-18 Listed $69,900 MiRealSource-MiMLS
• 2026-04-18 Listed $69,900 REALCOMP
• 2026-04-17 Listing Removed — MiRealSource-MiMLS
• 2026-03-15 Listed $74,900 REALCOMP
• 2026-03-15 Listed $74,900 MiRealSource-MiMLS
• 2026-03-15 Listing Removed — MiRealSource-MiMLS
• 2026-03-11 Price Changed $75,000 MiRealSource-MiMLS
• 2026-03-11 Price Changed $75,000 REALCOMP
• 2026-02-10 Listed $78,500 REALCOMP
• 2026-02-10 Listed $78,500 MiRealSource-MiMLS
• 2021-10-19 Sold (Public Records) $46,000 Public Records
• 2009-10-09 Sold (MLS) $2,200 REALCOMP
• 2009-01-30 Listed $2,000 REALCOMP
• 2008-03-12 Listing Removed — MiRealSource-MiMLS
• 2008-03-08 Listing Removed — REALCOMP
• 2007-06-22 Listed $25,963 REALCOMP
• 2007-06-22 Listed $25,963 MiRealSource-MiMLS
• 2007-05-16 Listing Removed — REALCOMP
• 2007-05-11 Listed $21,000 REALCOMP
• 2007-04-30 Listing Removed — REALCOMP
• 2006-10-27 Listed $25,200 REALCOMP
• 1999-02-18 Sold (MLS) $38,000 REALCOMP
• 1998-11-19 Listed $37,000 REALCOMP

Property tax history

+7.5%/yr

Latest (2025): $2,120 · +0.6% YoY. Source: county tax records.