20411 Washburn St · Detroit, MI 48221

$141,900

6 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 65 Days on market

Built 1920 4,792 sqft lot $113/sqft · 6% above area Est $134k · 6% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +4.7/15.0
• 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

Welcome to 20411 Washburn St, a charming 1920-built single-family home in the highly desirable University District. This spacious 1.5-story residence boasts 6 bedrooms and 2 full bathrooms, offering plenty of room for comfortable living or creative use. Recent updates include a modern kitchen, beautifully refreshed bathrooms, new flooring throughout the home, energy-efficient new windows, and updated plumbing for peace of mind. The home also features a full basement and a convenient 2-car garage. Situated on a 4,792–4,922 sq ft lot in a tree-lined, historic neighborhood, this property combines classic Detroit character with modern comfort. Just minutes from the University of Detroit Mercy, parks, and major thoroughfares, it's an ideal choice for families or savvy buyers looking for turnkey living with strong long-term value.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $133k (6.0% below list) — sets the bar for market timing.

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; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 40% 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 $981 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $40k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 28y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $142k implies a 1957% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,386 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1920 — 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: 1.37% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.82%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $133,549
• List price: $141,900
• Delta: 6.25%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20185 Northlawn St	0.41mi	5/1.5 (-1)	1,276 (+2%)	14mo	$119,000	$93	60
21304 Glen Lodge Rd	0.54mi	5/1.5 (-1)	1,166 (-7%)	7mo	$122,555	$105	50

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: 8.5%
• Equity multiple: 1.34×
• Total profit: $13,365
• Equity at exit: $21,158

10-year hold

• IRR: 18.1%
• Equity multiple: 2.54×
• Total profit: $61,006
• Equity at exit: $12,269

Cash invested: $39,732 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$744
• Tax est. 1.5%: −$177 /mo · $2,128/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $557

Break-even live

Break-even rent $1,241

Max offer price $141,900

Occupancy floor 66%

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: $35,475
• Closing costs: $4,257
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-18
   days on market $141,900 Active 65 DOM
2. 2026-06-17
   days on market $141,900 Active 64 DOM
3. 2026-06-15
   days on market $141,900 Active 62 DOM
4. 2026-06-13
   days on market $141,900 Active 60 DOM
5. 2026-06-13
   days on market $141,900 Active 59 DOM
6. 2026-06-09
   days on market $141,900 Active 56 DOM
7. 2026-06-08
   days on market $141,900 Active 55 DOM
8. 2026-06-08
   price $141,900 Active 54 DOM
9. 2026-06-07
   days on market $149,900 Active 54 DOM
10. 2026-06-04
    days on market $149,900 Active 51 DOM
11. 2026-06-03
    days on market $149,900 Active 50 DOM
12. 2026-06-02
    days on market $149,900 Active 49 DOM
13. 2026-06-01
    days on market $149,900 Active 48 DOM
14. 2026-05-31
    days on market $149,900 Active 47 DOM
15. 2026-04-15
    listed $149,900 Active 855-char remark

    Show marketing remark (848 chars)

    Welcome to 20411 Washburn St, a charming 1920-built single-family home in the highly desirable University District. This spacious 1.5-story residence boasts 6 bedrooms and 2 full bathrooms, offering plenty of room for comfortable living or creative use. Recent updates include a modern kitchen, beautifully refreshed bathrooms, new flooring throughout the home, energy-efficient new windows, and updated plumbing for peace of mind. The home also features a full basement and a convenient 2-car garage. Situated on a 4,792–4,922 sq ft lot in a tree-lined, historic neighborhood, this property combines classic Detroit character with modern comfort. Just minutes from the University of Detroit Mercy, parks, and major thoroughfares, it’s an ideal choice for families or savvy buyers looking for turnkey living with strong long-term value.

16. 2026-04-15
    listed $149,900 Active 848-char remark

    Show marketing remark (848 chars)

    Welcome to 20411 Washburn St, a charming 1920-built single-family home in the highly desirable University District. This spacious 1.5-story residence boasts 6 bedrooms and 2 full bathrooms, offering plenty of room for comfortable living or creative use. Recent updates include a modern kitchen, beautifully refreshed bathrooms, new flooring throughout the home, energy-efficient new windows, and updated plumbing for peace of mind. The home also features a full basement and a convenient 2-car garage. Situated on a 4,792–4,922 sq ft lot in a tree-lined, historic neighborhood, this property combines classic Detroit character with modern comfort. Just minutes from the University of Detroit Mercy, parks, and major thoroughfares, it’s an ideal choice for families or savvy buyers looking for turnkey living with strong long-term value.

17. 2026-04-11
    historical $149,900 855-char remark

    Show marketing remark (855 chars)

    Welcome to 20411 Washburn St, a charming 1920-built single-family home in the highly desirable University District. This spacious 1.5-story residence boasts 6 bedrooms and 2 full bathrooms, offering plenty of room for comfortable living or creative use. Recent updates include a modern kitchen, beautifully refreshed bathrooms, new flooring throughout the home, energy-efficient new windows, and updated plumbing for peace of mind. The home also features a full basement and a convenient 2-car garage. Situated on a 4,792–4,922 sq ft lot in a tree-lined, historic neighborhood, this property combines classic Detroit character with modern comfort. Just minutes from the University of Detroit Mercy, parks, and major thoroughfares, it's an ideal choice for families or savvy buyers looking for turnkey living with strong long-term value.

18. 2008-08-30
    soldstatus $6,900
19. 2008-06-19
    listed $6,900
20. 2006-11-10
    soldstatus $104,400
21. 2006-02-15
    soldstatus $13,650
22. 2005-10-03
    listed $34,900
23. 2005-09-27
    historical
24. 2005-05-12
    listed $49,900
25. 2005-05-11
    historical
26. 2005-02-17
    listed $59,900
27. 2005-02-16
    historical
28. 2005-01-25
    listed $64,900
29. 2005-01-20
    historical
30. 2005-01-04
    historical
31. 2004-12-28
    listed $64,900
32. 2004-12-13
    historical
33. 2004-12-13
    historical
34. 2004-12-13
    historical
35. 2004-12-13
    historical
36. 2004-11-09
    listed $64,900
37. 2004-09-21
    listed $69,900
38. 2004-09-21
    listed $69,900
39. 2004-09-21
    historical
40. 2004-09-16
    listed $74,900
41. 2004-09-16
    listed $74,900
42. 2004-09-16
    historical
43. 2004-08-13
    listed $79,900
44. 2004-08-13
    listed $79,900
45. 2000-05-26
    soldstatus $49,000
46. 2000-05-26
    soldstatus $39,000
47. 1999-02-28
    historical
48. 1998-08-28
    listed $69,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $23,354
• − Mortgage interest: −$7,949
• − Property taxes: −$2,128
• − Insurance: −$710
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$4,128
• Taxable income: $4,703
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $5,553/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

+114.4% since first listed

34 events — show timeline

• 2026-04-15 Listed $149,900 MiRealSource-MiMLS
• 2026-04-15 Listed $149,900 REALCOMP
• 2026-04-11 Coming Soon $149,900 MiRealSource-MiMLS
• 2008-08-30 Sold (MLS) $6,900 REALCOMP
• 2008-06-19 Listed $6,900 REALCOMP
• 2006-11-10 Sold (Public Records) $104,400 Public Records
• 2006-02-15 Sold (MLS) $13,650 REALCOMP
• 2005-10-03 Listed $34,900 REALCOMP
• 2005-09-27 Listing Removed — REALCOMP
• 2005-05-12 Listed $49,900 REALCOMP
• 2005-05-11 Listing Removed — REALCOMP
• 2005-02-17 Listed $59,900 REALCOMP
• 2005-02-16 Listing Removed — REALCOMP
• 2005-01-25 Listed $64,900 REALCOMP
• 2005-01-20 Listing Removed — REALCOMP
• 2005-01-04 Listing Removed — MiRealSource-MiMLS
• 2004-12-28 Listed $64,900 REALCOMP
• 2004-12-13 Listing Removed — REALCOMP
• 2004-12-13 Listing Removed — REALCOMP
• 2004-12-13 Listing Removed — REALCOMP
• 2004-12-13 Listing Removed — REALCOMP
• 2004-11-09 Listed $64,900 REALCOMP
• 2004-09-21 Listing Removed — MiRealSource-MiMLS
• 2004-09-21 Listed $69,900 REALCOMP
• 2004-09-21 Listed $69,900 MiRealSource-MiMLS
• 2004-09-16 Listing Removed — MiRealSource-MiMLS
• 2004-09-16 Listed $74,900 MiRealSource-MiMLS
• 2004-09-16 Listed $74,900 REALCOMP
• 2004-08-13 Listed $79,900 MiRealSource-MiMLS
• 2004-08-13 Listed $79,900 REALCOMP
• 2000-05-26 Sold (Public Records) $39,000 Public Records
• 2000-05-26 Sold (Public Records) $49,000 Public Records
• 1999-02-28 Listing Removed — REALCOMP
• 1998-08-28 Listed $69,900 REALCOMP

Property tax history

-7.6%/yr

Latest (2025): $130 · -50.2% YoY. Source: county tax records.