20042 Northlawn St · Detroit, MI 48221

$115,000

3 bd · 1.0 ba · 748 sqft · SingleFamily public records · 23 Days on market

Built 1928 5,227 sqft lot Est $79k · 45% 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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautiful 3 bedroom ranch perfect for a first time homebuyer or an investor looking for a turnkey property. This home features an open floor plan. The updated kitchen with stylish cabinetry, backsplash, stainless steel appliances, and vinyl plank flooring throughout. Additional highlights include a newer furnace and central air installed Summer 2025. This home is perfect for entertaining. The home is located in the center of one of the most up and coming neighborhoods. Perfect opportunity for buyers looking for an updated, low-maintenance home. This home is within walking distance of the Livernois Avenue of Fashion. The Livernois Avenue of Fashion contains fine dining restaurants as well as great local eateries, bars, retail shops, tons of new developments, various other shops and services. Just minutes away from Downtown Detroit, Ferndale, Royal Oak, and Southfield. Come check this home out!! All measurements and data are approximate. LATPAO IDRBNG BATVAI

Key facts

• Open floor plan
• Newer furnace
• Updated kitchen

Tags

• OPEN FLOOR PLAN
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• VINYL PLANK FLOORING
• NEWER FURNACE
• CENTRAL AIR

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot about 0.12 acres (approx. 40 x 133.25)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air cooling
• Interior features: Finished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% 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; 1 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 38% 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 $795 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 22y 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 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.20%
• DSCR: 2.21
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $79,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19800 Woodingham Dr	0.25mi	2/1.0 (-1)	780 (+4%)	10mo	$67,500	$87	68
20233 Roselawn St	0.16mi	2/1.0 (-1)	829 (+11%)	2mo	$33,000	$40	68
20200 Roselawn St	0.14mi	3/1.0	840 (+12%)	9mo	$92,000	$110	65
20817 Garden Ln	0.52mi	2/1.0 (-1)	725 (-3%)	10mo	$77,000	$106	57
1370 Bertha St	0.62mi	2/1.0 (-1)	707 (-6%)	1mo	$120,000	$170	56
19976 Mendota St	0.62mi	3/1.0	705 (-6%)	11mo	$76,800	$109	53
20022 Pinehurst St	0.67mi	3/1.0	656 (-12%)	1mo	$45,000	$69	47
20131 Mendota St	0.65mi	3/1.0	824 (+10%)	12mo	$115,000	$140	43
1410 Bertha St	0.61mi	2/1.0 (-1)	667 (-11%)	9mo	$112,500	$169	41
20218 Monte Vista St	0.74mi	3/2.0	860 (+15%)	1mo	$37,000	$43	35
20186 Monte Vista St	0.74mi	3/1.0	860 (+15%)	8mo	$70,000	$81	34
19915 Pinehurst St	0.71mi	3/1.0	856 (+14%)	12mo	$69,000	$81	33

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: 21.6%
• Equity multiple: 1.89×
• Total profit: $28,662
• Equity at exit: $17,147

10-year hold

• IRR: 30.0%
• Equity multiple: 3.74×
• Total profit: $88,192
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,856 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $730

Break-even live

Break-even rent $932

Max offer price $115,000

Occupancy floor 56%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22111 Woodward Ave Ferndale, MI	2.0	1.0	816	$3,355	$4.11	16d	1	1.50mi

Listing history 50 events

1. 2026-06-18
   days on market $115,000 Active 23 DOM
2. 2026-06-17
   days on market $115,000 Active 22 DOM
3. 2026-06-15
   days on market $115,000 Active 20 DOM
4. 2026-06-13
   days on market $115,000 Active 18 DOM
5. 2026-06-13
   days on market $115,000 Active 17 DOM
6. 2026-06-09
   days on market $115,000 Active 14 DOM
7. 2026-06-08
   days on market $115,000 Active 13 DOM
8. 2026-06-07
   days on market $115,000 Active 12 DOM
9. 2026-06-04
   days on market $115,000 Active 9 DOM
10. 2026-06-03
    days on market $115,000 Active 8 DOM
11. 2026-06-02
    days on market $115,000 Active 7 DOM
12. 2026-06-01
    days on market $115,000 Active 6 DOM
13. 2026-05-31
    days on market $115,000 Active 5 DOM
14. 2026-05-26
    listed $115,000 Active

    Show marketing remark (991 chars)

    Welcome home to this beautiful 3 bedroom ranch perfect for a first time homebuyer or an investor looking for a turnkey property. This home features an open floor plan. The updated kitchen with stylish cabinetry, backsplash, stainless steel appliances, and vinyl plank flooring throughout. Additional highlights include a newer furnace and central air installed Summer 2025. This home is perfect for entertaining. The home is located in the center of one of the most up and coming neighborhoods. Perfect opportunity for buyers looking for an updated, low-maintenance home. This home is within walking distance of the Livernois Avenue of Fashion. The Livernois Avenue of Fashion contains fine dining restaurants as well as great local eateries, bars, retail shops, tons of new developments, various other shops and services. Just minutes away from Downtown Detroit, Ferndale, Royal Oak, and Southfield. Come check this home out!! All measurements and data are approximate. LATPAO IDRBNG BATVAI

15. 2026-05-26
    listed $115,000 Active 991-char remark

    Show marketing remark (991 chars)

    Welcome home to this beautiful 3 bedroom ranch perfect for a first time homebuyer or an investor looking for a turnkey property. This home features an open floor plan. The updated kitchen with stylish cabinetry, backsplash, stainless steel appliances, and vinyl plank flooring throughout. Additional highlights include a newer furnace and central air installed Summer 2025. This home is perfect for entertaining. The home is located in the center of one of the most up and coming neighborhoods. Perfect opportunity for buyers looking for an updated, low-maintenance home. This home is within walking distance of the Livernois Avenue of Fashion. The Livernois Avenue of Fashion contains fine dining restaurants as well as great local eateries, bars, retail shops, tons of new developments, various other shops and services. Just minutes away from Downtown Detroit, Ferndale, Royal Oak, and Southfield. Come check this home out!! All measurements and data are approximate. LATPAO IDRBNG BATVAI

16. 2026-04-22
    historical
17. 2026-04-16
    price $129,900
18. 2026-04-16
    price $129,900
19. 2026-04-02
    listed $134,900 Active
20. 2026-04-02
    listed $134,900 Active
21. 2025-03-17
    soldstatus $102,000
22. 2025-02-26
    soldstatus $102,000 Closed
23. 2025-02-26
    soldstatus $102,000 Closed
24. 2025-02-19
    status Pending
25. 2025-02-19
    status Pending
26. 2024-12-21
    price $100,000
27. 2024-12-20
    price $100,000
28. 2024-12-14
    price $114,900
29. 2024-12-13
    price $114,900
30. 2024-11-21
    listed $125,000 Active
31. 2024-11-21
    listed $125,000 Active
32. 2024-11-19
    historical $125,000
33. 2024-11-19
    historical $125,000
34. 2023-05-26
    status Pending
35. 2023-05-26
    status Pending
36. 2023-05-26
    historical
37. 2023-05-26
    historical
38. 2023-05-26
    historical
39. 2023-05-24
    listed $120,000 Active
40. 2023-05-24
    listed $120,000 Active
41. 2006-11-30
    historical
42. 2006-10-30
    listed $58,000
43. 2006-10-29
    historical
44. 2006-10-24
    historical
45. 2006-09-25
    listed $58,000
46. 2006-09-24
    historical
47. 2006-06-28
    listed $58,000
48. 2006-06-28
    listed $58,000
49. 2006-02-22
    historical
50. 2006-01-08
    listed $69,000

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,397 · $116/mo
• Expected delta: +$374/yr (+$31/mo · 36.5%)

ⓘ 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: $22,269
• − Mortgage interest: −$6,442
• − Property taxes: −$1,023
• − Insurance: −$575
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$3,345
• Taxable income: $7,320
• Est. tax owed @ 24.0%: −$1,757
• After-tax cash flow: $7,000/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

+55.4% since first listed

40 events — show timeline

• 2026-05-26 Listed $115,000 REALCOMP
• 2026-05-26 Listed $115,000 MiRealSource-MiMLS
• 2026-04-22 Listing Removed — MiRealSource-MiMLS
• 2026-04-16 Price Changed $129,900 MiRealSource-MiMLS
• 2026-04-16 Price Changed $129,900 REALCOMP
• 2026-04-02 Listed $134,900 REALCOMP
• 2026-04-02 Listed $134,900 MiRealSource-MiMLS
• 2025-03-17 Sold (Public Records) $102,000 Public Records
• 2025-02-26 Sold (MLS) $102,000 MiRealSource-MiMLS
• 2025-02-26 Sold (MLS) $102,000 REALCOMP
• 2025-02-19 Pending — MiRealSource-MiMLS
• 2025-02-19 Pending — REALCOMP
• 2024-12-21 Price Changed $100,000 MiRealSource-MiMLS
• 2024-12-20 Price Changed $100,000 REALCOMP
• 2024-12-14 Price Changed $114,900 MiRealSource-MiMLS
• 2024-12-13 Price Changed $114,900 REALCOMP
• 2024-11-21 Listed $125,000 MiRealSource-MiMLS
• 2024-11-21 Listed $125,000 REALCOMP
• 2024-11-19 Coming Soon $125,000 MiRealSource-MiMLS
• 2024-11-19 Coming Soon $125,000 REALCOMP
• 2023-05-26 Pending — MiRealSource-MiMLS
• 2023-05-26 Pending — REALCOMP
• 2023-05-26 Listing Removed — MiRealSource-MiMLS
• 2023-05-26 Listing Removed — REALCOMP
• 2023-05-26 Listing Removed — REALCOMP
• 2023-05-24 Listed $120,000 MiRealSource-MiMLS
• 2023-05-24 Listed $120,000 REALCOMP
• 2006-11-30 Listing Removed — REALCOMP
• 2006-10-30 Listed $58,000 REALCOMP
• 2006-10-29 Listing Removed — REALCOMP
• 2006-10-24 Listing Removed — MiRealSource-MiMLS
• 2006-09-25 Listed $58,000 REALCOMP
• 2006-09-24 Listing Removed — REALCOMP
• 2006-06-28 Listed $58,000 REALCOMP
• 2006-06-28 Listed $58,000 MiRealSource-MiMLS
• 2006-02-22 Listing Removed — REALCOMP
• 2006-01-08 Listed $69,000 REALCOMP
• 2004-10-08 Sold (MLS) $32,776 REALCOMP
• 2004-02-27 Listed $31,000 REALCOMP
• 2002-08-16 Sold (Public Records) $74,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,023 · -63.0% YoY. Source: county tax records.