20255 Santa Rosa Dr · Detroit, MI 48221

$55,000

2 bd · 1.0 ba · 933 sqft · SingleFamily public records · 69 Days on market

Built 1946 4,356 sqft lot $59/sqft · 45% below area Est $100k · 45% 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 +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great opportunity for investors or a homeowner ready to bring their vision to life. This home offers solid potential to add value and make it your own. Conveniently located near major highways, schools, parks, and shopping for easy access to everything the area has to offer. Schedule your private showing today. Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 70,000 PURCHASE PRICE, 20,000 DOWN PAYMENT, 8% INTEREST, 72 MONTH TERM. 877 / MONTH. seller financing/land contract terms are negotiable.

Key facts

• 4,356 sq ft lot
• Built 1946
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.1% 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 (+3.4%/yr); 349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 30% 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 $380 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 + 3.4% 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 69 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 2.65% ✓
• Cap rate: 23.07%
• Cash-on-cash: 59.93%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

• ARV (median comp): $100,255
• List price: $55,000
• Delta: -45.14%
• 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
20038 Santa Rosa Dr	0.19mi	3/1.0 (+1)	927 (-1%)	3mo	$103,000	$111	83
20000 Prairie St	0.23mi	3/1.0 (+1)	974 (+4%)	6mo	$25,000	$26	72
235 Flowerdale St	0.34mi	3/1.0 (+1)	968 (+4%)	6mo	$172,500	$178	68
19928 Santa Barbara Dr	0.37mi	3/1.0 (+1)	865 (-7%)	1mo	$90,000	$104	64
931 Emwill St	0.64mi	2/1.0	900 (-4%)	1mo	$285,000	$317	64
20145 Northlawn St	0.55mi	3/1.0 (+1)	967 (+4%)	5mo	$74,900	$77	59
1368 Northway St	0.46mi	3/1.0 (+1)	1,017 (+9%)	0mo	$264,900	$260	58
20233 Roselawn St	0.48mi	2/1.0	829 (-11%)	2mo	$33,000	$40	57
20501 Northlawn St	0.55mi	3/1.0 (+1)	992 (+6%)	3mo	$90,000	$91	56
515 Farmdale St	0.45mi	3/2.0 (+1)	1,000 (+7%)	3mo	$265,000	$265	55
207 Saint Louis St	0.60mi	3/2.0 (+1)	1,014 (+9%)	2mo	$255,000	$251	46
774 Gardendale St	0.69mi	2/1.0	1,058 (+13%)	2mo	$221,000	$209	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: 59.2%
• Equity multiple: 3.65×
• Total profit: $40,747
• Equity at exit: $8,201

10-year hold

• IRR: 64.1%
• Equity multiple: 7.58×
• Total profit: $101,346
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$288
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $769

Break-even live

Break-even rent $486

Max offer price $55,000

Occupancy floor 42%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	17d	1	0.22mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	43d	1	0.39mi
20643 Stratford Rd Unit 1 Detroit, MI	2.0	1.5	1000	$1,250	$1.25	43d	1	0.39mi
20129 Stratford Rd Unit 2 Detroit, MI	2.0	1.0	1100	$1,223	$1.11	24d	1	0.40mi
578 Kensington Ave Ferndale, MI	2.0	1.0	860	$1,600	$1.86	5d	1	0.45mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	43d	1	0.48mi
695 Livernois St Unit 3 Ferndale, MI	1.0	1.0	830	$2,150	$2.59	12d	1	0.55mi
695 Livernois St Unit 2 Ferndale, MI	2.0	1.0	950	$2,350	$2.47	4d	1	0.55mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.56mi
851 Gardendale St Ferndale, MI	2.0	1.0	933	$1,625	$1.74	24d	1	0.71mi
353 W Webster St Ferndale, MI	2.0	1.0	900	$1,525	$1.69	16d	1	0.74mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	17d	1	0.77mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	0.78mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	0.80mi
900 Laprairie St Ferndale, MI	1.0	1.0	700	$1,015	$1.45	43d	1	0.81mi
901 Saint Louis St Unit 901-02 Ferndale, MI	2.0	1.0	800	$1,395	$1.74	24d	1	0.85mi
901 Saint Louis St Ferndale, MI	2.0	1.0	800	$1,395	$1.74	43d	1	0.85mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.85mi
226 Fielding St Ferndale, MI	2.0	1.0	1000	$1,500	$1.50	24d	1	0.88mi
224 Fielding St Ferndale, MI	2.0	1.0	1000	$1,800	$1.80	24d	1	0.89mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	43d	1	0.89mi
22111 Woodward Ave Ferndale, MI	2.0	1.0	816	$3,355	$4.11	16d	1	1.00mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	1.02mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	1.05mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	1.09mi
413 W Nine Mile Rd Ste B Ferndale, MI	1.0	1.0	897	$1,850	$2.06	17d	1	1.15mi
415 W Nine Mile Rd Ferndale, MI	1.0	1.0	912	$2,500	$2.74	17d	1	1.15mi
430 W 9 Mile Rd Ferndale, MI	1.0–2.0	1.0–2.0	754	$2,827	$3.75	1d	3	1.18mi
1260 W Nine Mile Rd Unit 13 Ferndale, MI	2.0	1.0	1000	$1,399	$1.40	14d	1	1.18mi
1491 W Nine Mile Rd Unit 9 Ferndale, MI	2.0	1.0	900	$1,350	$1.50	43d	1	1.22mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	1.28mi
226 Withington St Apt 10 Ferndale, MI	1.0	1.0	800	$1,325	$1.66	17d	1	1.28mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	1.29mi
1291 W State Fair Ave Detroit, MI	1.0–2.0	1.0	700	$950	$1.36	12d	2	1.33mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	1.33mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	1.33mi
690 E Marshall St Unit Lower Ferndale, MI	1.0	1.0	700	$1,295	$1.85	10d	1	1.34mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	1.35mi
552 E Saratoga St Unit Upper Unit Ferndale, MI	2.0	1.0	700	$1,300	$1.86	24d	1	1.36mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	24d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $55,000 Active 69 DOM
2. 2026-06-17
   days on market $55,000 Active 68 DOM
3. 2026-06-15
   days on market $55,000 Active 66 DOM
4. 2026-06-13
   days on market $55,000 Active 64 DOM
5. 2026-06-13
   days on market $55,000 Active 63 DOM
6. 2026-06-09
   days on market $55,000 Active 60 DOM
7. 2026-06-08
   days on market $55,000 Active 59 DOM
8. 2026-06-07
   days on market $55,000 Active 58 DOM
9. 2026-06-04
   days on market $55,000 Active 55 DOM
10. 2026-06-03
    days on market $55,000 Active 54 DOM
11. 2026-06-02
    days on market $55,000 Active 53 DOM
12. 2026-06-01
    days on market $55,000 Active 52 DOM
13. 2026-05-31
    days on market $55,000 Active 51 DOM
14. 2026-04-10
    listed $55,000 Active 553-char remark

    Show marketing remark (553 chars)

    A great opportunity for investors or a homeowner ready to bring their vision to life. This home offers solid potential to add value and make it your own. Conveniently located near major highways, schools, parks, and shopping for easy access to everything the area has to offer. Schedule your private showing today. Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 70,000 PURCHASE PRICE, 20,000 DOWN PAYMENT, 8% INTEREST, 72 MONTH TERM. 877 / MONTH. seller financing/land contract terms are negotiable.

15. 2026-04-09
    listed $55,000 Active 553-char remark

    Show marketing remark (553 chars)

    A great opportunity for investors or a homeowner ready to bring their vision to life. This home offers solid potential to add value and make it your own. Conveniently located near major highways, schools, parks, and shopping for easy access to everything the area has to offer. Schedule your private showing today. Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 70,000 PURCHASE PRICE, 20,000 DOWN PAYMENT, 8% INTEREST, 72 MONTH TERM. 877 / MONTH. seller financing/land contract terms are negotiable.

16. 2007-11-15
    soldstatus $50,000
17. 2005-12-20
    historical
18. 2005-06-20
    listed $30,000

ⓘ 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: $872 · $73/mo
• Projected year-2 tax: $872 · $73/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,517
• − Mortgage interest: −$3,081
• − Property taxes: −$872
• − Insurance: −$275
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$1,600
• Taxable income: $8,886
• Est. tax owed @ 24.0%: −$2,133
• After-tax cash flow: $7,097/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

+83.3% since first listed

5 events — show timeline

• 2026-04-10 Listed $55,000 REALCOMP
• 2026-04-09 Listed $55,000 MiRealSource-MiMLS
• 2007-11-15 Sold (Public Records) $50,000 Public Records
• 2005-12-20 Listing Removed — REALCOMP
• 2005-06-20 Listed $30,000 REALCOMP

Property tax history

-1.2%/yr

Latest (2025): $872 · -36.5% YoY. Source: county tax records.