20120 Mark Twain St · Detroit, MI 48235

$149,500

3 bd · 1.0 ba · 1,235 sqft · SingleFamily public records · 20 Days on market

Built 1947 6,970 sqft lot $121/sqft · 78% above area Est $155k · at est.

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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 +19.5/30.0
• ARV discount +9.1/15.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• 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

Beautiful and spacious ranch located in the desirable Detroit School District, offering over 1,200 square feet of comfortable living space - a rare find in the area. This move-in-ready home features a brand-new kitchen with ceramic tile flooring, hardwood floors throughout the living room, dining room, and bedrooms, and two fully updated bathrooms. Enjoy recessed lighting and newer windows throughout. A carport plus the partially finished basement adds flexibility for additional living or entertaining space and includes a newer furnace and hot water tank. A sunroom converted into a family room provides even more room to relax and enjoy.

Key facts

• Brand new kitchen
• Newer windows
• Recessed lighting

Tags

• BRAND NEW KITCHEN
• CERAMIC TILE FLOORING
• HARDWOOD FLOORS
• FULLY UPDATED BATHROOMS
• RECESSED LIGHTING
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (6.1% below list).
• Recommended offer: $140k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 (+3.2%/yr); 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k of loan paydown is wiped out by about $4k 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 20 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,323 (6.1% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (median comp): $155,161
• List price: $149,500
• Delta: 8.92%
• 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
20466 Stansbury St	0.26mi	3/1.5	1,243 (+1%)	1mo	$67,000	$54	84
20101 Strathmoor St	0.10mi	3/1.0	1,102 (-11%)	5mo	$73,000	$66	74
20522 Ardmore St	0.27mi	3/1.5	1,133 (-8%)	1mo	$1,400	$1	71
19412 Sussex St	0.62mi	3/1.0	1,170 (-5%)	2mo	$93,000	$79	61
19412 Prest St	0.72mi	2/1.0 (-1)	1,267 (+3%)	3mo	$67,500	$53	55
20120 Hartwell St	0.43mi	3/1.0	1,080 (-13%)	6mo	$62,000	$57	54
13517 Pembroke Ave	0.44mi	3/1.5	1,386 (+12%)	4mo	$92,000	$66	54
19477 Prest St	0.71mi	3/2.0	1,300 (+5%)	1mo	$173,000	$133	54
19775 Ward St	0.67mi	3/1.5	1,337 (+8%)	6mo	$110,000	$82	48
19719 Ward St	0.69mi	2/1.5 (-1)	1,160 (-6%)	5mo	$120,000	$103	46
19139 Lauder St	0.72mi	2/1.0 (-1)	1,335 (+8%)	4mo	$40,000	$30	45
20253 Winthrop St	0.73mi	3/1.0	1,093 (-12%)	5mo	$145,900	$133	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-13,178
• Equity at exit: $22,291

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,654
• Equity at exit: $12,926

Cash invested: $41,860 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$784
• Tax from tax record: −$94 /mo · $1,126/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $168

Break-even live

Break-even rent $1,190

Max offer price $149,500

Occupancy floor 83%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	16d	1	0.09mi
20426 Tracey St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	24d	1	0.35mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	5d	1	0.52mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	15d	5	0.81mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	2d	1	0.85mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	0.91mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	0.94mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	0.97mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	0.98mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.98mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	0.99mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	16d	1	1.00mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	24d	3	1.03mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.03mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	16d	1	1.03mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	5d	1	1.06mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	24d	1	1.06mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	16d	1	1.14mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	1.16mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	1.19mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	43d	1	1.21mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	1.22mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	24d	1	1.24mi
22108 Dante St Oak Park, MI	2.0	1.0	898	$1,250	$1.39	24d	1	1.24mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	1.24mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	1.26mi
14051 W Nine Mile Rd Oak Park, MI	2.0	1.0	900	$1,100	$1.22	24d	1	1.27mi
22148 Dante St #212 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	22d	1	1.30mi
22148 Dante St #211 Oak Park, MI	2.0	1.0	916	$1,475	$1.61	24d	1	1.30mi
22148 Dante St #211 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	18d	1	1.30mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	1.30mi
22108 Dante St #115 Oak Park, MI	2.0	2.0	898	$1,250	$1.39	24d	1	1.31mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	1.33mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.33mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	1.40mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	1.41mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	16d	1	1.45mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	1.46mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	16d	1	1.48mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $149,500 Active 20 DOM
2. 2026-06-17
   days on market $149,500 Active 19 DOM
3. 2026-06-15
   days on market $149,500 Active 17 DOM
4. 2026-06-13
   days on market $149,500 Active 15 DOM
5. 2026-06-13
   days on market $149,500 Active 14 DOM
6. 2026-06-09
   days on market $149,500 Active 11 DOM
7. 2026-06-08
   days on market $149,500 Active 10 DOM
8. 2026-06-07
   days on market $149,500 Active 9 DOM
9. 2026-06-04
   days on market $149,500 Active 6 DOM
10. 2026-06-03
    days on market $149,500 Active 5 DOM
11. 2026-06-02
    days on market $149,500 Active 4 DOM
12. 2026-06-01
    days on market $149,500 Active 3 DOM
13. 2026-05-31
    days on market $149,500 Active 2 DOM
14. 2026-01-15
    listed $169,000 Active 644-char remark

    Show marketing remark (648 chars)

    Beautiful and spacious ranch located in the desirable Detroit School District, offering over 1,200 square feet of comfortable living space—a rare find in the area. This move-in-ready home features a brand-new kitchen with ceramic tile flooring, hardwood floors throughout the living room, dining room, and bedrooms, and two fully updated bathrooms. Enjoy recessed lighting and newer windows throughout. A carport plus the partially finished basement adds flexibility for additional living or entertaining space and includes a newer furnace and hot water tank. A sunroom converted into a family room provides even more room to relax and enjoy.

15. 2026-01-15
    listed $169,000 Active 648-char remark

    Show marketing remark (648 chars)

    Beautiful and spacious ranch located in the desirable Detroit School District, offering over 1,200 square feet of comfortable living space—a rare find in the area. This move-in-ready home features a brand-new kitchen with ceramic tile flooring, hardwood floors throughout the living room, dining room, and bedrooms, and two fully updated bathrooms. Enjoy recessed lighting and newer windows throughout. A carport plus the partially finished basement adds flexibility for additional living or entertaining space and includes a newer furnace and hot water tank. A sunroom converted into a family room provides even more room to relax and enjoy.

16. 2026-01-14
    historical $169,000 644-char remark

    Show marketing remark (644 chars)

    Beautiful and spacious ranch located in the desirable Detroit School District, offering over 1,200 square feet of comfortable living space - a rare find in the area. This move-in-ready home features a brand-new kitchen with ceramic tile flooring, hardwood floors throughout the living room, dining room, and bedrooms, and two fully updated bathrooms. Enjoy recessed lighting and newer windows throughout. A carport plus the partially finished basement adds flexibility for additional living or entertaining space and includes a newer furnace and hot water tank. A sunroom converted into a family room provides even more room to relax and enjoy.

ⓘ 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: $1,126 · $94/mo
• Projected year-2 tax: $1,714 · $143/mo
• Expected delta: +$588/yr (+$49/mo · 52.3%)

ⓘ 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: $16,839
• − Mortgage interest: −$8,374
• − Property taxes: −$1,126
• − Insurance: −$748
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$4,349
• Taxable loss: −$452
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $2,130/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

+0.0% since first listed

3 events — show timeline

• 2026-01-15 Listed $169,000 MiRealSource-MiMLS
• 2026-01-15 Listed $169,000 REALCOMP
• 2026-01-14 Coming Soon $169,000 MiRealSource-MiMLS

Property tax history

-5.2%/yr

Latest (2025): $1,126 · -50.1% YoY. Source: county tax records.