20000 Indiana St · Detroit, MI 48221

$129,000

3 bd · 1.0 ba · 1,175 sqft · SingleFamily public records · 37 Days on market

Built 1963 4,792 sqft lot $110/sqft · 61% above area

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Why this score? — see what drove the C- 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 +20.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +6.4/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated home located at 20000 Indiana Street in Detroit! This move-in ready property features modern updates throughout, including new flooring, fresh paint, and stylish finishes. The updated kitchen offers sleek cabinetry, granite countertops, and contemporary lighting, perfect for everyday living and entertaining. Family room for entertaining and more finished open space in the basement. The spacious bathroom has been fully remodeled with a modern vanity and tiled shower. Bright recessed lighting and neutral tones create a warm and inviting atmosphere throughout the home. Conveniently located near shopping, dining, and major freeways. Don't miss this opportunity - schedule your showing today!

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1963

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One story; Entry at ground level with steps
• Construction: Brick construction; Block foundation; Above-grade finished area approximately 1,175 square feet
• Exterior features: Paved road access; Lot roughly 40 x 114 (0.11 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Total of 6 rooms; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+3.4%/yr); 349 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); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/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 $892 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 37 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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 $60k; list at $129k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.15% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 7.2

CMA / ARV

• ARV (median comp): $80,056
• List price: $129,000
• Delta: 61.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20110 Northlawn St	0.24mi	3/1.0	1,100 (-6%)	3mo	$67,000	$61	75
20018 Wyoming Ave	0.11mi	3/1.0	1,043 (-11%)	4mo	$66,500	$64	73
19322 Ilene St	0.49mi	3/1.0	1,144 (-3%)	0mo	$165,000	$144	73
19366 Kentucky St	0.41mi	3/1.5	1,148 (-2%)	4mo	$99,000	$86	72
19958 Washburn St	0.17mi	3/1.0	1,046 (-11%)	6mo	$100,000	$96	69
19940 Prairie St	0.67mi	3/1.0	1,165 (-1%)	2mo	$140,000	$120	66
19489 San Juan Dr	0.63mi	3/1.0	1,200 (+2%)	1mo	$110,000	$92	66
20145 Santa Barbara Dr	0.50mi	3/1.0	1,100 (-6%)	5mo	$35,000	$32	62
20805 Bethlawn Blvd	0.55mi	3/1.5	1,083 (-8%)	3mo	$168,500	$156	56
20484 Appoline St	0.74mi	3/2.0	1,150 (-2%)	3mo	$182,000	$158	56
20203 Monte Vista St	0.55mi	3/1.0	1,000 (-15%)	4mo	$75,000	$75	46
20126 Steel St	0.73mi	3/1.0	1,297 (+10%)	5mo	$65,625	$51	44

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-9,772
• Equity at exit: $19,234

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $7,968
• Equity at exit: $11,154

Cash invested: $36,120 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$676
• Tax from tax record: −$279 /mo · $3,343/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $163

Break-even live

Break-even rent $1,277

Max offer price $129,000

Occupancy floor 84%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	0.04mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	0.16mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	17d	1	0.18mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.25mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.28mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	17d	1	0.29mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	43d	1	0.34mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	0.40mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	0.42mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	0.49mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	0.52mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	0.55mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	0.58mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	0.61mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	5d	1	0.68mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	17d	1	0.78mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	0.83mi
631 Shasta Pl Ferndale, MI	3.0	2.0	1317	$2,100	$1.59	43d	1	0.98mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	43d	1	0.98mi
578 Kensington Ave Ferndale, MI	2.0	1.0	860	$1,600	$1.86	5d	1	1.03mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	43d	1	1.03mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	43d	1	1.07mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	5d	1	1.13mi
20129 Stratford Rd Unit 2 Detroit, MI	2.0	1.0	1100	$1,223	$1.11	24d	1	1.15mi
695 Livernois St Unit 2 Ferndale, MI	2.0	1.0	950	$2,350	$2.47	4d	1	1.16mi
695 Livernois St Unit 1 Ferndale, MI	2.0	2.0	1500	$2,750	$1.83	12d	1	1.16mi
1557 Leroy St Ferndale, MI	3.0	2.0	1380	$2,523	$1.83	5d	1	1.17mi
20426 Tracey St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	24d	1	1.19mi
20643 Stratford Rd Unit 1 Detroit, MI	2.0	1.5	1000	$1,250	$1.25	43d	1	1.21mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	24d	1	1.29mi
10400 Saratoga St Oak Park, MI	2.0	1.0	829	$1,450	$1.75	5d	1	1.33mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	24d	1	1.33mi
851 Gardendale St Ferndale, MI	2.0	1.0	933	$1,625	$1.74	24d	1	1.36mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	1.37mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.39mi
1491 W Nine Mile Rd Unit 9 Ferndale, MI	2.0	1.0	900	$1,350	$1.50	43d	1	1.39mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	16d	1	1.41mi
10050 W Nine Mile Rd Unit 18 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	5d	1	1.42mi
10000 W Nine Mile Rd Unit 3 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.42mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	43d	1	1.46mi

Listing history 33 events

1. 2026-06-18
   days on market $129,000 Active 37 DOM
2. 2026-06-17
   days on market $129,000 Active 36 DOM
3. 2026-06-15
   days on market $129,000 Active 34 DOM
4. 2026-06-13
   days on market $129,000 Active 32 DOM
5. 2026-06-13
   days on market $129,000 Active 31 DOM
6. 2026-06-09
   days on market $129,000 Active 28 DOM
7. 2026-06-08
   days on market $129,000 Active 27 DOM
8. 2026-06-07
   days on market $129,000 Active 26 DOM
9. 2026-06-04
   days on market $129,000 Active 23 DOM
10. 2026-06-03
    days on market $129,000 Active 22 DOM
11. 2026-06-02
    days on market $129,000 Active 21 DOM
12. 2026-06-01
    days on market $129,000 Active 20 DOM
13. 2026-05-31
    remarks 687-char remark
14. 2026-05-31
    statusdays on market $129,000 Active 19 DOM
15. 2026-05-16
    historical Accepting Backup Offers 642-char remark

    Show marketing remark (717 chars)

    Beautifully renovated home located at 20000 Indiana Street in Detroit! This move-in ready property features modern updates throughout, including new flooring, fresh paint, and stylish finishes. The updated kitchen offers sleek cabinetry, granite countertops, and contemporary lighting, perfect for everyday living and entertaining. Family room for entertaining and more finished open space in the basement. The spacious bathroom has been fully remodeled with a modern vanity and tiled shower. Bright recessed lighting and neutral tones create a warm and inviting atmosphere throughout the home. Conveniently located near shopping, dining, and major freeways. Don't miss this opportunity - schedule your showing today!

16. 2026-05-16
    historical Active Under Contract 652-char remark

    Show marketing remark (717 chars)

    Beautifully renovated home located at 20000 Indiana Street in Detroit! This move-in ready property features modern updates throughout, including new flooring, fresh paint, and stylish finishes. The updated kitchen offers sleek cabinetry, granite countertops, and contemporary lighting, perfect for everyday living and entertaining. Family room for entertaining and more finished open space in the basement. The spacious bathroom has been fully remodeled with a modern vanity and tiled shower. Bright recessed lighting and neutral tones create a warm and inviting atmosphere throughout the home. Conveniently located near shopping, dining, and major freeways. Don't miss this opportunity - schedule your showing today!

17. 2026-05-03
    listed $129,000 Active 642-char remark

    Show marketing remark (717 chars)

    Beautifully renovated home located at 20000 Indiana Street in Detroit! This move-in ready property features modern updates throughout, including new flooring, fresh paint, and stylish finishes. The updated kitchen offers sleek cabinetry, granite countertops, and contemporary lighting, perfect for everyday living and entertaining. Family room for entertaining and more finished open space in the basement. The spacious bathroom has been fully remodeled with a modern vanity and tiled shower. Bright recessed lighting and neutral tones create a warm and inviting atmosphere throughout the home. Conveniently located near shopping, dining, and major freeways. Don't miss this opportunity - schedule your showing today!

18. 2026-05-03
    listed $129,000 Active 652-char remark

    Show marketing remark (717 chars)

    Beautifully renovated home located at 20000 Indiana Street in Detroit! This move-in ready property features modern updates throughout, including new flooring, fresh paint, and stylish finishes. The updated kitchen offers sleek cabinetry, granite countertops, and contemporary lighting, perfect for everyday living and entertaining. Family room for entertaining and more finished open space in the basement. The spacious bathroom has been fully remodeled with a modern vanity and tiled shower. Bright recessed lighting and neutral tones create a warm and inviting atmosphere throughout the home. Conveniently located near shopping, dining, and major freeways. Don't miss this opportunity - schedule your showing today!

19. 2026-05-02
    historical $129,000 642-char remark

    Show marketing remark (717 chars)

    Beautifully renovated home located at 20000 Indiana Street in Detroit! This move-in ready property features modern updates throughout, including new flooring, fresh paint, and stylish finishes. The updated kitchen offers sleek cabinetry, granite countertops, and contemporary lighting, perfect for everyday living and entertaining. Family room for entertaining and more finished open space in the basement. The spacious bathroom has been fully remodeled with a modern vanity and tiled shower. Bright recessed lighting and neutral tones create a warm and inviting atmosphere throughout the home. Conveniently located near shopping, dining, and major freeways. Don't miss this opportunity - schedule your showing today!

20. 2025-02-26
    historical Accepting Backup Offers
21. 2025-02-26
    historical Active Under Contract
22. 2025-02-26
    historical
23. 2025-02-26
    historical
24. 2025-02-04
    listed $75,000 Active
25. 2025-02-04
    listed $75,000 Active
26. 2019-03-29
    soldstatus $59,800
27. 2015-07-20
    soldstatus $47,000
28. 2011-08-24
    soldstatus $15,600
29. 2011-08-24
    soldstatus $15,600
30. 2011-07-19
    historical
31. 2011-06-25
    listed $18,900
32. 2011-06-25
    listed $18,900
33. 1994-10-11
    soldstatus $11,000

ⓘ 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: $3,343 · $279/mo
• Projected year-2 tax: $3,343 · $279/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 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 · 14 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: $17,799
• − Mortgage interest: −$7,226
• − Property taxes: −$3,343
• − Insurance: −$645
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,753
• Taxable loss: −$16
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $1,959/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

+1072.7% since first listed

23 events — show timeline

• 2026-05-30 Relisted — MiRealSource-MiMLS
• 2026-05-30 Relisted — REALCOMP
• 2026-05-27 Relisted — REALCOMP
• 2026-05-16 Contingent — MiRealSource-MiMLS
• 2026-05-16 Contingent — REALCOMP
• 2026-05-16 Listing Removed — REALCOMP
• 2026-05-03 Listed $129,000 MiRealSource-MiMLS
• 2026-05-03 Listed $129,000 REALCOMP
• 2026-05-02 Coming Soon $129,000 MiRealSource-MiMLS
• 2025-02-26 Contingent — MiRealSource-MiMLS
• 2025-02-26 Contingent — REALCOMP
• 2025-02-26 Listing Removed — REALCOMP
• 2025-02-26 Listing Removed — MiRealSource-MiMLS
• 2025-02-04 Listed $75,000 REALCOMP
• 2025-02-04 Listed $75,000 MiRealSource-MiMLS
• 2019-03-29 Sold (Public Records) $59,800 Public Records
• 2015-07-20 Sold (Public Records) $47,000 Public Records
• 2011-08-24 Sold (MLS) $15,600 MiRealSource-MiMLS
• 2011-08-24 Sold (MLS) $15,600 REALCOMP
• 2011-07-19 Listing Removed — MiRealSource-MiMLS
• 2011-06-25 Listed $18,900 MiRealSource-MiMLS
• 2011-06-25 Listed $18,900 REALCOMP
• 1994-10-11 Sold (Public Records) $11,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,343 · +44.8% YoY. Source: county tax records.