20466 Stansbury St · Detroit, MI 48235

$65,000

3 bd · 1.0 ba · 1,243 sqft · SingleFamily public records · 15 Days on market

Built 1949 5,227 sqft lot $52/sqft · 54% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment property or fixer upper for owner occupant. Solid bones. Needs rehab. Great area. 1/2 bath in basement.

Key facts

• 5,227 sq ft lot
• Built 1949
• Listed 15 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single-family residence; Two levels; Ground-level entry; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.12 acres (40 x 133)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric forced-air heating; No cooling
• Interior features: Six total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.9% 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 (+3.2%/yr); 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 ($39k/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 $449 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 + 3.2% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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: property tax is 3.9% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.15% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.38%
• DSCR: 2.53
• GRM: 3.9

CMA / ARV

• ARV (median comp): $142,404
• List price: $65,000
• Delta: -54.36%
• 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
20466 Stansbury St	0.00mi	3/1.5	1,243 (0%)	1mo	$67,000	$54	97
20522 Ardmore St	0.08mi	3/1.5	1,133 (-9%)	1mo	$1,400	$1	79
20101 Strathmoor St	0.35mi	3/1.0	1,102 (-11%)	5mo	$73,000	$66	61
20126 Steel St	0.61mi	3/1.0	1,297 (+4%)	5mo	$65,625	$51	60
20110 Lesure St	0.21mi	3/1.0	1,058 (-15%)	8mo	$101,500	$96	59
20120 Hartwell St	0.32mi	3/1.0	1,080 (-13%)	6mo	$62,000	$57	59
21650 Kipling St	0.66mi	3/2.0	1,200 (-4%)	5mo	$275,000	$229	55
13517 Pembroke Ave	0.45mi	3/1.5	1,386 (+12%)	4mo	$92,000	$66	55
20484 Appoline St	0.63mi	3/2.0	1,150 (-8%)	3mo	$182,000	$158	52
19775 Ward St	0.62mi	3/1.5	1,337 (+8%)	6mo	$110,000	$82	51
19719 Ward St	0.66mi	2/1.5 (-1)	1,160 (-7%)	5mo	$120,000	$103	47
21310 Gardner St	0.60mi	3/2.0	1,423 (+14%)	4mo	$267,500	$188	41

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.27×
• Total profit: $23,128
• Equity at exit: $9,692

10-year hold

• IRR: 37.7%
• Equity multiple: 4.56×
• Total profit: $64,766
• Equity at exit: $5,620

Cash invested: $18,200 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$341
• Tax from tax record: −$213 /mo · $2,560/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $521

Break-even live

Break-even rent $736

Max offer price $65,000

Occupancy floor 58%

Sensitivity live

Price	-10% $558	-5% $540	+0% $521	+5% $503	+10% $485
Rent	-10% $411	-5% $466	+0% $521	+5% $577	+10% $632
Rate	-1.0pp $554	-0.5pp $538	base $521	+0.5pp $505	+1.0pp $487

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20426 Tracey St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	25d	1	0.12mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	17d	1	0.29mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	5d	1	0.59mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	3d	1	0.70mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	18d	1	0.75mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	44d	1	0.76mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	25d	3	0.77mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	5d	1	0.80mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	25d	1	0.80mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	21d	1	0.83mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	18d	1	0.84mi
22108 Dante St Oak Park, MI	2.0	1.0	898	$1,250	$1.39	25d	1	0.98mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	15d	5	0.99mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	18d	1	1.00mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	44d	1	1.03mi
22148 Dante St #212 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	22d	1	1.04mi
22148 Dante St #211 Oak Park, MI	2.0	1.0	916	$1,475	$1.61	25d	1	1.04mi
22148 Dante St #211 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	18d	1	1.04mi
22108 Dante St #115 Oak Park, MI	2.0	2.0	898	$1,250	$1.39	25d	1	1.05mi
14051 W Nine Mile Rd Oak Park, MI	2.0	1.0	900	$1,100	$1.22	25d	1	1.07mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	3d	1	1.13mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	25d	1	1.17mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	25d	1	1.20mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	25d	1	1.21mi
12800 W 9 Mile Rd Oak Park, MI	1.0–2.0	1.0	775	$1,250	$1.61	25d	1	1.24mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	44d	1	1.24mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	1.26mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	44d	1	1.26mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	1.27mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	18d	1	1.28mi
10400 Saratoga St Oak Park, MI	2.0	1.0	829	$1,450	$1.75	5d	1	1.29mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	17d	1	1.30mi
13600 Kenwood St Oak Park, MI	1.0–2.0	1.0	770	$1,649	$2.14	0d	27	1.31mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	18d	1	1.34mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	17d	1	1.36mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	20d	1	1.44mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	1.45mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	1.48mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	25d	1	1.48mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	18d	1	1.48mi

Listing history 11 events

1. 2026-05-15
   status Pending 120-char remark

   Show marketing remark (120 chars)

   Great Investment property or fixer upper for owner occupant. Solid bones. Needs rehab. Great area. 1/2 bath in basement.

2. 2026-05-15
   status Pending 120-char remark

   Show marketing remark (120 chars)

   Great Investment property or fixer upper for owner occupant. Solid bones. Needs rehab. Great area. 1/2 bath in basement.

3. 2026-05-06
   historical Accepting Backup Offers 120-char remark

   Show marketing remark (120 chars)

   Great Investment property or fixer upper for owner occupant. Solid bones. Needs rehab. Great area. 1/2 bath in basement.

4. 2026-05-06
   historical Active Under Contract 120-char remark

   Show marketing remark (120 chars)

   Great Investment property or fixer upper for owner occupant. Solid bones. Needs rehab. Great area. 1/2 bath in basement.

5. 2026-05-01
   listed $65,000 Active 120-char remark

   Show marketing remark (120 chars)

   Great Investment property or fixer upper for owner occupant. Solid bones. Needs rehab. Great area. 1/2 bath in basement.

6. 2026-05-01
   listed $65,000 Active 120-char remark

   Show marketing remark (120 chars)

   Great Investment property or fixer upper for owner occupant. Solid bones. Needs rehab. Great area. 1/2 bath in basement.

7. 2026-04-27
   historical $65,000 120-char remark

   Show marketing remark (120 chars)

   Great Investment property or fixer upper for owner occupant. Solid bones. Needs rehab. Great area. 1/2 bath in basement.

8. 2020-10-09
   soldstatus $63,000
9. 2020-10-07
   soldstatus $50,500
10. 2010-02-01
    soldstatus $13,500

    Show marketing remark (299 chars)

    BEAUTIFUL MOVE IN READY CONDITION HOME LOCATED ON DETROIT'S WEST SIDE. FINISHED BASEMENT, 3 BEDROOM 1 BATHROOM BUNGALOW. THERE IS A FIREPLACE IN THE FINISHED BASEMENT. BUYER TO PAY FOR CITY INSPECTION AND PRODUCE ACR AT TIME OF CLOSE. BUYER IS ALSO RESPONSIBLE FOR THE $295 REO FEE AT TIME OF CLOSE.

11. 2009-11-16
    listed $13,000

    Show marketing remark (299 chars)

    BEAUTIFUL MOVE IN READY CONDITION HOME LOCATED ON DETROIT'S WEST SIDE. FINISHED BASEMENT, 3 BEDROOM 1 BATHROOM BUNGALOW. THERE IS A FIREPLACE IN THE FINISHED BASEMENT. BUYER TO PAY FOR CITY INSPECTION AND PRODUCE ACR AT TIME OF CLOSE. BUYER IS ALSO RESPONSIBLE FOR THE $295 REO FEE AT TIME OF CLOSE.

ⓘ 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: $2,560 · $213/mo
• Projected year-2 tax: $2,560 · $213/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 · 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: $16,749
• − Mortgage interest: −$3,641
• − Property taxes: −$2,560
• − Insurance: −$325
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$1,891
• Taxable income: $5,652
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $4,900/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+415.4% since first listed

13 events — show timeline

• 2026-06-01 Sold (MLS) $67,000 REALCOMP
• 2026-06-01 Sold (MLS) $67,000 MiRealSource-MiMLS
• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-05-06 Contingent — MiRealSource-MiMLS
• 2026-05-06 Contingent — REALCOMP
• 2026-05-01 Listed $65,000 MiRealSource-MiMLS
• 2026-05-01 Listed $65,000 REALCOMP
• 2026-04-27 Coming Soon $65,000 MiRealSource-MiMLS
• 2020-10-09 Sold (Public Records) $63,000 Public Records
• 2020-10-07 Sold (Public Records) $50,500 Public Records
• 2010-02-01 Sold (MLS) $13,500 REALCOMP
• 2009-11-16 Listed $13,000 REALCOMP

Property tax history

+9.8%/yr

Latest (2025): $2,560 · -0.2% YoY. Source: county tax records.