20215 Westhampton Ave · Southfield, MI 48075

$170,000

3 bd · 1.5 ba · 1,080 sqft · SingleFamily public records · 24 Days on market

Built 1970 4,356 sqft lot Est $129k · 32% over

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Why this score? — see what drove the F 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 +13.8/30.0
• Rent growth +4.5/5.0
• DSCR +4.2/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ask about SELLER FINANCING/LAND CONTRACT on this Beautifully updated home featuring a modern kitchen with stainless steel appliances, granite countertops, new cabinets, and ceramic tile flooring. Bathrooms have been refreshed with new granite countertop vanities and ceramic tile floors. Interior updates include new laminate flooring throughout and fresh interior paint, providing a clean, move-in-ready presentation. This home offers solid updates and appealing finishes throughout.

Key facts

• 4,356 sq ft lot
• Built 1970
• Listed 24 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding; Facing information not provided
• Construction: Built with vinyl siding; Block foundation; Asphalt roof; Above-grade finished area and below-grade finished area provided
• Exterior features: Front porch; Paved road access

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator; Disposal; Microwave
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Disposal; Microwave; Finished basement with walk-up access; Six total rooms
• Laundry & utility: Laundry room with washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $16 ($194/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 $148k (12.8% below list).
• Recommended offer: $148k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.6% 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 (+8.1%/yr); 95 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

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.
• 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 24 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 14y 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 $65k; list at $170k implies a 163% gain — meaningful room to come down on a strong offer.

Recommended offer $148,173 (12.8% below list)

Questions for the listing agent

1. Built in 1970 — 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 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?
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: 0.87% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $128,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20511 Plainview Ave	0.25mi	3/1.5	1,192 (+10%)	5mo	$108,000	$91	67
20534 Grandville Ave	0.46mi	3/1.5	1,155 (+7%)	3mo	$213,500	$185	65
20242 Braile St	0.40mi	3/1.0	1,015 (-6%)	6mo	$115,000	$113	64
20300 Chapel St	0.74mi	3/1.0	1,043 (-3%)	1mo	$122,500	$117	57
20089 Trinity St	0.62mi	3/2.0	1,025 (-5%)	4mo	$201,349	$196	57
19811 Plainview Ave	0.63mi	4/2.0 (+1)	1,082 (+0%)	8mo	$121,000	$112	57
20317 Bentler St	0.71mi	3/1.5	1,041 (-4%)	6mo	$109,400	$105	56
20286 Woodburn Dr	0.63mi	3/1.5	1,160 (+7%)	4mo	$110,000	$95	55
21256 8 1/2 Mile Rd	0.71mi	2/1.0 (-1)	1,044 (-3%)	4mo	$169,000	$162	50
20619 Midway Ave	0.48mi	3/1.0	950 (-12%)	8mo	$113,500	$119	48
21130 8 1/2 Mile Rd	0.55mi	3/3.0	1,196 (+11%)	6mo	$148,000	$124	45
19368 Midway Rd N	0.64mi	2/1.5 (-1)	1,212 (+12%)	7mo	$223,000	$184	39

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: -10.3%
• Equity multiple: 0.61×
• Total profit: $-18,676
• Equity at exit: $25,348

10-year hold

• IRR: 4.9%
• Equity multiple: 1.44×
• Total profit: $20,745
• Equity at exit: $14,698

Cash invested: $47,600 (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 48075

• Rents YoY: 8.1%
• Active inventory: 95
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$891
• Tax from tax record: −$192 /mo · $2,305/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $16

Break-even live

Break-even rent $1,461

Max offer price $170,000

Occupancy floor 94%

Sensitivity live

Price	-10% $112	-5% $64	+0% $16	+5% $-32	+10% $-80
Rent	-10% $-101	-5% $-42	+0% $16	+5% $75	+10% $133
Rate	-1.0pp $102	-0.5pp $59	base $16	+0.5pp $-28	+1.0pp $-73

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20284 Melrose St Southfield, MI	3.0	1.0	1200	$1,550	$1.29	45d	1	0.29mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	6d	1	0.45mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	25d	1	0.45mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	0.64mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	45d	1	0.76mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	45d	1	0.79mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.81mi
19367 Plainview Ave Detroit, MI	3.0	2.0	1208	$1,400	$1.16	0d	1	0.85mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	18d	1	0.89mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	26d	1	0.92mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,025	$1.40	0d	1	0.94mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	45d	1	0.95mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	45d	1	0.95mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	45d	2	0.99mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	45d	1	1.03mi
20200 Ashton Ave Detroit, MI	3.0	1.0	1200	$1,200	$1.00	18d	1	1.07mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	1.08mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	1.09mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	45d	1	1.12mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	12d	1	1.15mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	3d	1	1.18mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,423	$1.38	0d	1	1.20mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	45d	1	1.22mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	16d	1	1.23mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	45d	1	1.27mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	1.27mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	18d	1	1.28mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	45d	1	1.28mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,323	$1.73	0d	1	1.30mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	6d	1	1.36mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	45d	1	1.40mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	6d	1	1.41mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	6d	1	1.42mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	1.45mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	18d	1	1.46mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	16d	1	1.46mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	18d	1	1.49mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	26d	1	1.50mi

Listing history 42 events

1. 2026-06-21
   days on market $170,000 Active 24 DOM
2. 2026-06-18
   days on market $170,000 Active 21 DOM
3. 2026-06-17
   days on market $170,000 Active 20 DOM
4. 2026-06-16
   days on market $170,000 Active 19 DOM
5. 2026-06-15
   days on market $170,000 Active 18 DOM
6. 2026-06-13
   days on market $170,000 Active 16 DOM
7. 2026-06-13
   days on market $170,000 Active 15 DOM
8. 2026-06-09
   days on market $170,000 Active 12 DOM
9. 2026-06-08
   days on market $170,000 Active 11 DOM
10. 2026-06-07
    days on market $170,000 Active 10 DOM
11. 2026-06-04
    days on market $170,000 Active 7 DOM
12. 2026-06-03
    days on market $170,000 Active 6 DOM
13. 2026-06-02
    days on market $170,000 Active 5 DOM
14. 2026-06-01
    days on market $170,000 Active 4 DOM
15. 2026-05-31
    days on market $170,000 Active 3 DOM
16. 2026-05-28
    listed $170,000 Active

    Show marketing remark (484 chars)

    Ask about SELLER FINANCING/LAND CONTRACT on this Beautifully updated home featuring a modern kitchen with stainless steel appliances, granite countertops, new cabinets, and ceramic tile flooring. Bathrooms have been refreshed with new granite countertop vanities and ceramic tile floors. Interior updates include new laminate flooring throughout and fresh interior paint, providing a clean, move-in-ready presentation. This home offers solid updates and appealing finishes throughout.

17. 2026-05-28
    listed $170,000 Active 484-char remark

    Show marketing remark (484 chars)

    Ask about SELLER FINANCING/LAND CONTRACT on this Beautifully updated home featuring a modern kitchen with stainless steel appliances, granite countertops, new cabinets, and ceramic tile flooring. Bathrooms have been refreshed with new granite countertop vanities and ceramic tile floors. Interior updates include new laminate flooring throughout and fresh interior paint, providing a clean, move-in-ready presentation. This home offers solid updates and appealing finishes throughout.

18. 2026-04-08
    historical
19. 2026-04-08
    historical
20. 2026-04-04
    listed $150,000 Active
21. 2026-04-04
    listed $150,000 Active
22. 2017-08-14
    soldstatus $64,567
23. 2017-08-08
    soldstatus $64,567 Sold
24. 2017-08-08
    soldstatus $64,567 Closed
25. 2017-08-02
    status Pending
26. 2017-08-02
    status Pending
27. 2017-07-20
    listed $67,900 Active
28. 2017-07-20
    listed $67,900 Active
29. 2016-06-25
    status Pending
30. 2016-06-25
    status Pending
31. 2016-04-18
    price $74,900
32. 2016-04-17
    price $74,900
33. 2016-04-11
    status Active
34. 2016-03-02
    historical
35. 2016-03-01
    listed $79,900 Active
36. 2016-02-15
    listed $79,900 Active
37. 2012-09-30
    historical
38. 2012-09-12
    historical
39. 2012-06-11
    historical
40. 2012-03-31
    listed $950
41. 2012-03-12
    listed $39,900
42. 2012-03-12
    listed $39,900

ⓘ 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: $2,305 · $192/mo
• Projected year-2 tax: $2,461 · $205/mo
• Expected delta: +$157/yr (+$13/mo · 6.8%)

ⓘ 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 ≥97°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: $17,781
• − Mortgage interest: −$9,523
• − Property taxes: −$2,305
• − Insurance: −$850
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$4,945
• Taxable loss: −$2,687
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $839/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): 22,841
• Household income: $65,384
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1336.0

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: Majority Black (65%)
• Race & ethnicity: Black 65% White 26% Two or more races 7% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 1% Spanish 1% German/W. Germanic 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: ▼ -209.20%
• Current HPI: 190.3275
• Rent YoY: ▲ 8.06%
• 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

+326.1% since first listed

27 events — show timeline

• 2026-05-28 Listed $170,000 REALCOMP
• 2026-05-28 Listed $170,000 MiRealSource-MiMLS
• 2026-04-08 Listing Removed — MiRealSource-MiMLS
• 2026-04-08 Listing Removed — REALCOMP
• 2026-04-04 Listed $150,000 REALCOMP
• 2026-04-04 Listed $150,000 MiRealSource-MiMLS
• 2017-08-14 Sold (Public Records) $64,567 Public Records
• 2017-08-08 Sold (MLS) $64,567 MiRealSource-MiMLS
• 2017-08-08 Sold (MLS) $64,567 REALCOMP
• 2017-08-02 Pending — MiRealSource-MiMLS
• 2017-08-02 Pending — REALCOMP
• 2017-07-20 Listed $67,900 MiRealSource-MiMLS
• 2017-07-20 Listed $67,900 REALCOMP
• 2016-06-25 Pending — MiRealSource-MiMLS
• 2016-06-25 Pending — REALCOMP
• 2016-04-18 Price Changed $74,900 MiRealSource-MiMLS
• 2016-04-17 Price Changed $74,900 REALCOMP
• 2016-04-11 Relisted — MiRealSource-MiMLS
• 2016-03-02 Listing Removed — MiRealSource-MiMLS
• 2016-03-01 Listed $79,900 MiRealSource-MiMLS
• 2016-02-15 Listed $79,900 REALCOMP
• 2012-09-30 Listing Removed — MiRealSource-MiMLS
• 2012-09-12 Listing Removed — MiRealSource-MiMLS
• 2012-06-11 Listing Removed — REALCOMP
• 2012-03-31 Listed $950 MiRealSource-MiMLS
• 2012-03-12 Listed $39,900 REALCOMP
• 2012-03-12 Listed $39,900 MiRealSource-MiMLS

Property tax history

+6.2%/yr

Latest (2025): $2,305 · +9.8% YoY. Source: county tax records.