20834 Pembroke Ave · Detroit, MI 48219

$69,900

2 bd · 1.0 ba · 870 sqft · Townhouse public records · 100 Days on market

Built 1952 3,049 sqft lot ↓ 13% since listing

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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 +7.5/15.0
• 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! THIS TWO BEDROOM ONE FULL BATH HOME IS READY FOR IMMEDIATE OCCUPANCY. THE HALF DUPLEX HAS NEW PAINT THROUGHOUT. .. CARPET/FLOORING THROUGHOUT. .. UPDATED KITCHEN. .. UPDATED BATH. THE LIVING AND DINING COMBO AREA IS SPACIOUS AND ALLOWS FOR OPEN SEATING. THE BACKYARD CAN BE ACCESSED FROM DINING ROOM. NICE SIZE BEDROOMS WITH PLENTY OF STORAGE. THE BASEMENT HAS ADDITIONAL STORAGE AND IS READY FOR FINISHING. NICE SIZE BACKYARD FOR ENTERTAINING. SELLER WILL PROVIDE STOVE AND REFRIGERATOR WITH ACCEPTABLE OFFER. HOME IS SOLD "AS IS". PLEASE SUBMIT PRE-APPROVAL. .. PROOF OF FUND WITH ALL OFFERS. HOME IS "SOLD AS IS".

Key facts

• Updated bath
• New paint
• Updated kitchen

Tags

• NEW PAINT
• UPDATED KITCHEN
• UPDATED BATH
• ADDITIONAL STORAGE IN BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $70k.

Deal economics

• At list price, monthly cash flow is $517 ($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 15.2% 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; 40 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).
• This rent runs 35% 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 100 days — a 9% lower offer ($64k) 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.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 100 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 1952 — 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: 1.81% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.69%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.45×
• Total profit: $28,286
• Equity at exit: $10,422

10-year hold

• IRR: 41.9%
• Equity multiple: 5.98×
• Total profit: $97,468
• 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: 4.6×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$367
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $517

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	4d	1	0.18mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	16d	1	0.32mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	43d	1	0.49mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	10d	1	0.65mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	43d	2	0.70mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	43d	1	0.71mi
22045 Michigan 102 Detroit, MI	1.0	1.0	750	$775	$1.03	43d	1	0.74mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	0.79mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	23d	1	0.80mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	14d	1	0.85mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	14d	1	0.86mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	43d	1	0.86mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	4d	1	0.89mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	4d	1	0.92mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	0.93mi
21210 Lahser Rd Southfield, MI	1.0	1.0	770	$1,175	$1.53	5d	1	0.95mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.95mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	0.98mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.99mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	43d	1	0.99mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	4d	1	1.01mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	16d	1	1.02mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	24d	1	1.03mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	1.04mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	43d	1	1.04mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	43d	1	1.06mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	43d	1	1.06mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	43d	1	1.07mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	1.07mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	1.07mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	1.08mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	43d	1	1.09mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	1.11mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	1.13mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.14mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	16d	1	1.19mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	1.22mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	1.22mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	4d	2	1.22mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	24d	1	1.25mi

Listing history 10 events

1. 2026-04-02
   status Pending 650-char remark

   Show marketing remark (650 chars)

   WELCOME HOME! THIS TWO BEDROOM ONE FULL BATH HOME IS READY FOR IMMEDIATE OCCUPANCY. THE HALF DUPLEX HAS NEW PAINT THROUGHOUT. .. CARPET/FLOORING THROUGHOUT. .. UPDATED KITCHEN. .. UPDATED BATH. THE LIVING AND DINING COMBO AREA IS SPACIOUS AND ALLOWS FOR OPEN SEATING. THE BACKYARD CAN BE ACCESSED FROM DINING ROOM. NICE SIZE BEDROOMS WITH PLENTY OF STORAGE. THE BASEMENT HAS ADDITIONAL STORAGE AND IS READY FOR FINISHING. NICE SIZE BACKYARD FOR ENTERTAINING. SELLER WILL PROVIDE STOVE AND REFRIGERATOR WITH ACCEPTABLE OFFER. HOME IS SOLD "AS IS". PLEASE SUBMIT PRE-APPROVAL. .. PROOF OF FUND WITH ALL OFFERS. HOME IS "SOLD AS IS".

2. 2026-04-02
   status Pending

   Show marketing remark (650 chars)

   WELCOME HOME! THIS TWO BEDROOM ONE FULL BATH HOME IS READY FOR IMMEDIATE OCCUPANCY. THE HALF DUPLEX HAS NEW PAINT THROUGHOUT. .. CARPET/FLOORING THROUGHOUT. .. UPDATED KITCHEN. .. UPDATED BATH. THE LIVING AND DINING COMBO AREA IS SPACIOUS AND ALLOWS FOR OPEN SEATING. THE BACKYARD CAN BE ACCESSED FROM DINING ROOM. NICE SIZE BEDROOMS WITH PLENTY OF STORAGE. THE BASEMENT HAS ADDITIONAL STORAGE AND IS READY FOR FINISHING. NICE SIZE BACKYARD FOR ENTERTAINING. SELLER WILL PROVIDE STOVE AND REFRIGERATOR WITH ACCEPTABLE OFFER. HOME IS SOLD "AS IS". PLEASE SUBMIT PRE-APPROVAL. .. PROOF OF FUND WITH ALL OFFERS. HOME IS "SOLD AS IS".

3. 2025-12-23
   listed $69,900 Active 650-char remark

   Show marketing remark (650 chars)

   WELCOME HOME! THIS TWO BEDROOM ONE FULL BATH HOME IS READY FOR IMMEDIATE OCCUPANCY. THE HALF DUPLEX HAS NEW PAINT THROUGHOUT. .. CARPET/FLOORING THROUGHOUT. .. UPDATED KITCHEN. .. UPDATED BATH. THE LIVING AND DINING COMBO AREA IS SPACIOUS AND ALLOWS FOR OPEN SEATING. THE BACKYARD CAN BE ACCESSED FROM DINING ROOM. NICE SIZE BEDROOMS WITH PLENTY OF STORAGE. THE BASEMENT HAS ADDITIONAL STORAGE AND IS READY FOR FINISHING. NICE SIZE BACKYARD FOR ENTERTAINING. SELLER WILL PROVIDE STOVE AND REFRIGERATOR WITH ACCEPTABLE OFFER. HOME IS SOLD "AS IS". PLEASE SUBMIT PRE-APPROVAL. .. PROOF OF FUND WITH ALL OFFERS. HOME IS "SOLD AS IS".

4. 2025-12-23
   listed $69,900 Active

   Show marketing remark (650 chars)

   WELCOME HOME! THIS TWO BEDROOM ONE FULL BATH HOME IS READY FOR IMMEDIATE OCCUPANCY. THE HALF DUPLEX HAS NEW PAINT THROUGHOUT. .. CARPET/FLOORING THROUGHOUT. .. UPDATED KITCHEN. .. UPDATED BATH. THE LIVING AND DINING COMBO AREA IS SPACIOUS AND ALLOWS FOR OPEN SEATING. THE BACKYARD CAN BE ACCESSED FROM DINING ROOM. NICE SIZE BEDROOMS WITH PLENTY OF STORAGE. THE BASEMENT HAS ADDITIONAL STORAGE AND IS READY FOR FINISHING. NICE SIZE BACKYARD FOR ENTERTAINING. SELLER WILL PROVIDE STOVE AND REFRIGERATOR WITH ACCEPTABLE OFFER. HOME IS SOLD "AS IS". PLEASE SUBMIT PRE-APPROVAL. .. PROOF OF FUND WITH ALL OFFERS. HOME IS "SOLD AS IS".

5. 2025-12-17
   historical
6. 2025-09-21
   price $69,900
7. 2025-09-21
   price $69,900
8. 2025-07-04
   listed $79,900 Active
9. 2025-07-04
   listed $79,900 Active
10. 2025-07-03
    historical

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,048 · $87/mo
• Expected delta: +$28/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: $15,153
• − Mortgage interest: −$3,915
• − Property taxes: −$1,020
• − Insurance: −$350
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,033
• Taxable income: $5,410
• Est. tax owed @ 24.0%: −$1,298
• After-tax cash flow: $4,904/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

-12.5% since first listed

10 events — show timeline

• 2026-04-02 Pending — MiRealSource-MiMLS
• 2026-04-02 Pending — REALCOMP
• 2025-12-23 Listed $69,900 REALCOMP
• 2025-12-23 Listed $69,900 MiRealSource-MiMLS
• 2025-12-17 Listing Removed — MiRealSource-MiMLS
• 2025-09-21 Price Changed $69,900 MiRealSource-MiMLS
• 2025-09-21 Price Changed $69,900 REALCOMP
• 2025-07-04 Listed $79,900 MiRealSource-MiMLS
• 2025-07-04 Listed $79,900 REALCOMP
• 2025-07-03 Coming Soon — MiRealSource-MiMLS

Property tax history

-4.5%/yr

Latest (2025): $1,020 · -46.9% YoY. Source: county tax records.