20025 Tireman Ave · Detroit, MI 48228

$97,000

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 202 Days on market

Built 1950 4,356 sqft lot $108/sqft · 38% above area Est $70k · 38% over

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Income-producing 3-bedroom home located in an attractive West Detroit neighborhood, near W. Warren Ave commercial corridor, schools, and parks (Tireman-Minock Park / Sorensen Recreation Area). Property features a basement and a 2-car garage. Currently tenant-occupied under Section 8 at $900/month. BATVAI.

Key facts

• Tireman-minock park
• Basement
• 4,356 sq ft lot

Tags

• WEST DETROIT NEIGHBORHOOD
• TIREMAN-MINOCK PARK
• SORENSEN RECREATION AREA
• BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% 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 soft (-2.3%/yr); 363 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,280/mo this rent would consume 50% of the median local household income ($31k/yr) (locally 4144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $671 of loan paydown is wiped out by about $3k 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 202 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 23y 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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 1950 — 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: 1.32% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.91%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $70,437
• List price: $97,000
• Delta: 37.71%
• 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
8277 Stout St	0.27mi	3/1.0	879 (-2%)	0mo	$45,000	$51	84
7756 Westwood St	0.30mi	3/1.0	871 (-3%)	2mo	$90,000	$103	80
8225 Grandville Ave	0.36mi	2/1.0 (-1)	906 (+1%)	2mo	$36,500	$40	75
7690 Heyden St	0.16mi	3/1.0	1,019 (+14%)	1mo	$73,000	$72	69
7296 Auburn St	0.42mi	3/1.0	968 (+8%)	2mo	$38,000	$39	65
7816 Fielding St	0.20mi	3/1.0	1,022 (+14%)	2mo	$57,000	$56	65
8234 Patton St	0.32mi	3/1.0	1,010 (+13%)	2mo	$60,000	$59	62
8686 Artesian St	0.72mi	3/1.0	864 (-4%)	2mo	$35,000	$41	59
8309 Brace St	0.68mi	3/1.5	864 (-4%)	1mo	$28,500	$33	59
7730 Braile St	0.34mi	3/1.0	768 (-14%)	2mo	$68,000	$89	59
7667 Greenview Ave	0.72mi	3/1.0	960 (+7%)	2mo	$65,100	$68	53
7313 Grandville Ave	0.50mi	2/1.0 (-1)	765 (-15%)	0mo	$70,000	$92	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,038
• Equity at exit: $14,463

10-year hold

• IRR: 8.4%
• Equity multiple: 1.55×
• Total profit: $15,033
• Equity at exit: $8,387

Cash invested: $27,160 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$509
• Tax from tax record: −$125 /mo · $1,496/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $337

Break-even live

Break-even rent $853

Max offer price $97,000

Occupancy floor 69%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.04mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	43d	1	0.18mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	0.20mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	4d	1	0.24mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	0.32mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	43d	1	0.57mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	0.59mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	43d	1	0.86mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	4d	1	0.93mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	0.94mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	0.94mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	16d	1	0.99mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	1.02mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.03mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.03mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.03mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.04mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.04mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.04mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.04mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	1.05mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.06mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.07mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	1.07mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.12mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.14mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.14mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.14mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.14mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	4d	1	1.24mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	43d	1	1.25mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	1.29mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	4d	1	1.32mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	1.42mi
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	2d	1	1.45mi

Listing history 39 events

1. 2026-06-18
   days on market $97,000 Active 202 DOM
2. 2026-06-17
   days on market $97,000 Active 201 DOM
3. 2026-06-15
   days on market $97,000 Active 199 DOM
4. 2026-06-13
   days on market $97,000 Active 197 DOM
5. 2026-06-13
   days on market $97,000 Active 196 DOM
6. 2026-06-09
   days on market $97,000 Active 193 DOM
7. 2026-06-08
   days on market $97,000 Active 192 DOM
8. 2026-06-07
   days on market $97,000 Active 191 DOM
9. 2026-06-04
   days on market $97,000 Active 188 DOM
10. 2026-06-03
    days on market $97,000 Active 187 DOM
11. 2026-06-01
    days on market $97,000 Active 185 DOM
12. 2026-05-31
    days on market $97,000 Active 184 DOM
13. 2025-11-28
    listed $97,000 Active 306-char remark

    Show marketing remark (306 chars)

    Income-producing 3-bedroom home located in an attractive West Detroit neighborhood, near W. Warren Ave commercial corridor, schools, and parks (Tireman-Minock Park / Sorensen Recreation Area). Property features a basement and a 2-car garage. Currently tenant-occupied under Section 8 at $900/month. BATVAI.

14. 2025-11-28
    listed $97,000 Active 306-char remark

    Show marketing remark (306 chars)

    Income-producing 3-bedroom home located in an attractive West Detroit neighborhood, near W. Warren Ave commercial corridor, schools, and parks (Tireman-Minock Park / Sorensen Recreation Area). Property features a basement and a 2-car garage. Currently tenant-occupied under Section 8 at $900/month. BATVAI.

15. 2025-11-28
    listed $97,000 Active

    Show marketing remark (306 chars)

    Income-producing 3-bedroom home located in an attractive West Detroit neighborhood, near W. Warren Ave commercial corridor, schools, and parks (Tireman-Minock Park / Sorensen Recreation Area). Property features a basement and a 2-car garage. Currently tenant-occupied under Section 8 at $900/month. BATVAI.

16. 2022-07-19
    soldstatus $94,000
17. 2022-05-31
    soldstatus $45,000
18. 2021-05-20
    historical
19. 2021-05-20
    historical
20. 2021-05-17
    price $44,900
21. 2021-05-17
    price $44,900
22. 2021-05-12
    listed $49,900 Active
23. 2021-05-12
    listed $49,900 Active
24. 2014-05-29
    soldstatus $650
25. 2014-04-28
    historical
26. 2014-04-14
    listed $650
27. 2009-07-20
    soldstatus $9,000
28. 2009-01-16
    listed $9,000
29. 2008-12-19
    historical
30. 2008-06-13
    listed $10,800
31. 2004-10-08
    soldstatus $79,800
32. 2004-07-26
    soldstatus $79,800
33. 2004-05-18
    listed $75,000
34. 2004-05-18
    historical
35. 2004-02-25
    historical
36. 2004-02-24
    listed $75,000
37. 2003-12-13
    historical
38. 2003-12-12
    listed $80,000
39. 2003-07-17
    listed $80,000

ⓘ 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: $1,496 · $125/mo
• Projected year-2 tax: $1,496 · $125/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 ≥99°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: $15,359
• − Mortgage interest: −$5,434
• − Property taxes: −$1,496
• − Insurance: −$485
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,822
• Taxable income: $2,665
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,409/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+21.2% since first listed

27 events — show timeline

• 2025-11-28 Listed $97,000 REALCOMP
• 2025-11-28 Listed $97,000 MiRealSource-MiMLS
• 2025-11-28 Listed $97,000 SW Michigan MLS
• 2022-07-19 Sold (Public Records) $94,000 Public Records
• 2022-05-31 Sold (Public Records) $45,000 Public Records
• 2021-05-20 Listing Removed — REALCOMP
• 2021-05-20 Listing Removed — MiRealSource-MiMLS
• 2021-05-17 Price Changed $44,900 MiRealSource-MiMLS
• 2021-05-17 Price Changed $44,900 REALCOMP
• 2021-05-12 Listed $49,900 MiRealSource-MiMLS
• 2021-05-12 Listed $49,900 REALCOMP
• 2014-05-29 Sold (MLS) $650 MiRealSource-MiMLS
• 2014-04-28 Listing Removed — MiRealSource-MiMLS
• 2014-04-14 Listed $650 MiRealSource-MiMLS
• 2009-07-20 Sold (MLS) $9,000 REALCOMP
• 2009-01-16 Listed $9,000 REALCOMP
• 2008-12-19 Listing Removed — REALCOMP
• 2008-06-13 Listed $10,800 REALCOMP
• 2004-10-08 Sold (Public Records) $79,800 Public Records
• 2004-07-26 Sold (MLS) $79,800 REALCOMP
• 2004-05-18 Listing Removed — REALCOMP
• 2004-05-18 Listed $75,000 REALCOMP
• 2004-02-25 Listing Removed — REALCOMP
• 2004-02-24 Listed $75,000 REALCOMP
• 2003-12-13 Listing Removed — REALCOMP
• 2003-12-12 Listed $80,000 REALCOMP
• 2003-07-17 Listed $80,000 REALCOMP

Property tax history

+4.4%/yr

Latest (2025): $1,496 · -9.4% YoY. Source: county tax records.