20188 Andover St · Detroit, MI 48203

$53,999

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 132 Days on market

Built 1941 3,485 sqft lot $55/sqft · 41% below area Est $91k · 41% 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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this solid 3-bedroom brick bungalow offering comfort, durability, and great potential. This home features newer windows, vinyl plank flooring and a newer water heater, providing added efficiency and peace of mind. The spacious basement offers ample storage and flexible space for future finishing, recreation, or entertaining. Refrigerator and stove are included in the sale, making this home even more move-in ready. Whether you're a first-time buyer or an investor, this property is a fantastic opportunity to own a well-maintained brick home. Schedule your showing today!

Key facts

• Flexible space
• Newer windows
• Newer water heater

Tags

• NEWER WINDOWS
• VINYL PLANK FLOORING
• NEWER WATER HEATER
• SPACIOUS BASEMENT
• AMPLE STORAGE
• FLEXIBLE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.4% 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: 216 active listings in the ZIP; 26 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 43% of the median local income ($38k/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 $373 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 + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $54k implies a 295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,519 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 2.56% ✓
• Cap rate: 22.42%
• Cash-on-cash: 57.60%
• DSCR: 3.56
• GRM: 3.3

CMA / ARV

• ARV (median comp): $90,859
• List price: $53,999
• Delta: -40.57%
• 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
20529 Irvington St	0.21mi	3/1.0	946 (-4%)	3mo	$50,000	$53	82
128 W Muir Ave	0.44mi	3/1.0	966 (-1%)	2mo	$132,500	$137	75
20739 Caledonia Ave	0.30mi	3/1.0	925 (-6%)	4mo	$128,750	$139	73
20747 Caledonia Ave	0.31mi	3/1.0	909 (-7%)	2mo	$144,900	$159	72
1218 E Milton Ave	0.59mi	3/1.0	1,021 (+4%)	1mo	$155,000	$152	65
20401 Greeley St	0.56mi	3/1.0	928 (-5%)	1mo	$55,000	$59	64
145 W Bernhard Ave	0.60mi	2/1.0 (-1)	968 (-1%)	2mo	$60,000	$62	64
1107 E Muir Ave	0.45mi	3/1.0	1,081 (+10%)	1mo	$147,900	$137	61
21330 Caledonia Ave	0.61mi	3/1.5	898 (-8%)	1mo	$175,000	$195	54
750 E Hayes Ave	0.42mi	4/1.5 (+1)	1,125 (+15%)	2mo	$212,500	$189	47
19711 Greeley St	0.64mi	3/1.0	1,125 (+15%)	4mo	$75,000	$67	42
1032 E Maxlow Ave	0.67mi	2/1.5 (-1)	867 (-12%)	1mo	$185,000	$213	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.1%
• Equity multiple: 3.48×
• Total profit: $37,490
• Equity at exit: $8,051

10-year hold

• IRR: 61.1%
• Equity multiple: 7.10×
• Total profit: $92,236
• Equity at exit: $4,669

Cash invested: $15,120 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$283
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $726

Break-even live

Break-even rent $465

Max offer price $53,999

Occupancy floor 43%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.31mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	0.46mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	24d	1	0.51mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	0.53mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	0.67mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	24d	1	0.77mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	0.81mi
90 W Meyers Ave Hazel Park, MI	2.0	1.0	831	$1,800	$2.17	24d	1	0.88mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	17d	1	0.95mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	0.98mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	1.05mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	1.05mi
1291 W State Fair Ave Detroit, MI	1.0–2.0	1.0	700	$950	$1.36	12d	2	1.06mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	21d	1	1.10mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	1.10mi
790 Jewell St Ferndale, MI	2.0	1.0	800	$1,445	$1.81	24d	1	1.14mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	20d	1	1.24mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	21d	1	1.24mi
2023 Ardmore Dr Ferndale, MI	2.0	1.0	771	$1,250	$1.62	24d	1	1.26mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	1.26mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	1.27mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	1.31mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	1.34mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	24d	1	1.39mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	14d	1	1.49mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	10d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $53,999 Active 132 DOM
2. 2026-06-17
   days on market $53,999 Active 131 DOM
3. 2026-06-15
   days on market $53,999 Active 129 DOM
4. 2026-06-13
   days on market $53,999 Active 127 DOM
5. 2026-06-13
   days on market $53,999 Active 126 DOM
6. 2026-06-09
   days on market $53,999 Active 123 DOM
7. 2026-06-08
   days on market $53,999 Active 122 DOM
8. 2026-06-07
   days on market $53,999 Active 121 DOM
9. 2026-06-04
   days on market $53,999 Active 118 DOM
10. 2026-06-03
    days on market $53,999 Active 117 DOM
11. 2026-06-01
    days on market $53,999 Active 115 DOM
12. 2026-05-31
    days on market $53,999 Active 114 DOM
13. 2026-05-18
    price $53,999 585-char remark

    Show marketing remark (585 chars)

    Welcome to this solid 3-bedroom brick bungalow offering comfort, durability, and great potential. This home features newer windows, vinyl plank flooring and a newer water heater, providing added efficiency and peace of mind. The spacious basement offers ample storage and flexible space for future finishing, recreation, or entertaining. Refrigerator and stove are included in the sale, making this home even more move-in ready. Whether you're a first-time buyer or an investor, this property is a fantastic opportunity to own a well-maintained brick home. Schedule your showing today!

14. 2026-05-17
    price $53,999 591-char remark

    Show marketing remark (591 chars)

    Welcome to this solid 3-bedroom brick bungalow offering comfort, durability, and great potential. This home features newer windows, vinyl plank flooring and a newer water heater, providing added efficiency and peace of mind. The spacious basement offers ample storage and flexible space for future finishing, recreation, or entertaining. Refrigerator and stove are included in the sale, making this home even more move-in ready. Whether you’re a first-time buyer or an investor, this property is a fantastic opportunity to own a well-maintained brick home. Schedule your showing today!

15. 2026-02-06
    listed $64,999 Active 591-char remark

    Show marketing remark (585 chars)

    Welcome to this solid 3-bedroom brick bungalow offering comfort, durability, and great potential. This home features newer windows, vinyl plank flooring and a newer water heater, providing added efficiency and peace of mind. The spacious basement offers ample storage and flexible space for future finishing, recreation, or entertaining. Refrigerator and stove are included in the sale, making this home even more move-in ready. Whether you're a first-time buyer or an investor, this property is a fantastic opportunity to own a well-maintained brick home. Schedule your showing today!

16. 2026-02-06
    listed $64,999 Active 585-char remark

    Show marketing remark (585 chars)

    Welcome to this solid 3-bedroom brick bungalow offering comfort, durability, and great potential. This home features newer windows, vinyl plank flooring and a newer water heater, providing added efficiency and peace of mind. The spacious basement offers ample storage and flexible space for future finishing, recreation, or entertaining. Refrigerator and stove are included in the sale, making this home even more move-in ready. Whether you're a first-time buyer or an investor, this property is a fantastic opportunity to own a well-maintained brick home. Schedule your showing today!

17. 1997-04-01
    soldstatus $13,658

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $787 · $66/mo
• Expected delta: +$45/yr (+$4/mo · 6.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 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: $16,607
• − Mortgage interest: −$3,025
• − Property taxes: −$742
• − Insurance: −$270
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$1,571
• Taxable income: $8,342
• Est. tax owed @ 24.0%: −$2,002
• After-tax cash flow: $6,707/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): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

+295.4% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $53,999 MiRealSource-MiMLS
• 2026-05-17 Price Changed $53,999 REALCOMP
• 2026-02-06 Listed $64,999 REALCOMP
• 2026-02-06 Listed $64,999 MiRealSource-MiMLS
• 1997-04-01 Sold (Public Records) $13,658 Public Records

Property tax history

-2.4%/yr

Latest (2025): $742 · -53.3% YoY. Source: county tax records.