20178 Appoline St · Detroit, MI 48235

$168,999

3 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 128 Days on market

Built 1942 4,792 sqft lot $162/sqft · 157% above area

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Why this score? — see what drove the D 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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• 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

Charming 3-bedroom 1 bath brick bungalow with classic curb appeal and modern updates. The kitchen features beautiful granite countertops, offering both style and functionality. Spacious living areas provide comfort and versatility, while the partially finished basement adds additional living space perfect for a family room or office. This home also includes a 1-car detached garage and a private backyard. solid brick construction and convenient layout make this property idea for homeowners or investors alike. Don't miss this great opportunity- schedule your showing today!

Key facts

• Brick bungalow
• Private backyard
• Granite countertops

Tags

• BRICK BUNGALOW
• GRANITE COUNTERTOPS
• PARTIALLY FINISHED BASEMENT
• PRIVATE BACKYARD
• SOLID BRICK CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (16.3% below list).
• Recommended offer: $141k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Vernor Elementary School (math 24% / reading 24%, grade F, #980 of 1,397 statewide, top 74%, 328 students, 87% FRL); Mumford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 889 students, 86% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 291 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1k of loan paydown is wiped out by about $5k 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 128 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 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: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,491 (16.3% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (median comp): $65,688
• List price: $168,999
• Delta: 157.28%
• 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
20203 Monte Vista St	0.14mi	3/1.0	1,000 (-4%)	4mo	$75,000	$75	83
20115 Ward St	0.20mi	3/1.0	1,000 (-4%)	4mo	$160,000	$160	80
20242 Ward St	0.18mi	3/1.0	982 (-6%)	4mo	$80,000	$81	78
20403 Manor St	0.13mi	3/2.0	968 (-7%)	2mo	$57,000	$59	76
20018 Wyoming Ave	0.57mi	3/1.0	1,043 (+0%)	4mo	$66,500	$64	70
20484 Appoline St	0.17mi	3/2.0	1,150 (+10%)	3mo	$182,000	$158	68
19484 Schaefer Hwy	0.59mi	2/1.0 (-1)	1,000 (-4%)	2mo	$50,000	$50	59
20145 Kentucky St	0.58mi	3/1.0	949 (-9%)	5mo	$97,000	$102	54
19159 Meyers Rd	0.67mi	2/1.0 (-1)	1,094 (+5%)	3mo	$87,500	$80	53
19322 Ilene St	0.73mi	3/1.0	1,144 (+10%)	0mo	$165,000	$144	50
20522 Ardmore St	0.72mi	3/1.5	1,133 (+9%)	1mo	$1,400	$1	49
19161 Meyers Rd	0.67mi	2/1.0 (-1)	894 (-14%)	3mo	$87,500	$98	38

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-21,201
• Equity at exit: $25,198

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-9,670
• Equity at exit: $14,612

Cash invested: $47,320 (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: 291
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$886
• Tax from tax record: −$69 /mo · $823/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $93

Break-even live

Break-even rent $1,298

Max offer price $168,999

Occupancy floor 88%

Sensitivity live

Price	-10% $188	-5% $140	+0% $93	+5% $45	+10% $-3
Rent	-10% $-19	-5% $37	+0% $93	+5% $148	+10% $204
Rate	-1.0pp $178	-0.5pp $136	base $93	+0.5pp $49	+1.0pp $4

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	4d	1	0.10mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	45d	1	0.13mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	19d	1	0.18mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	22d	1	0.21mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	19d	1	0.26mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	19d	1	0.41mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	45d	1	0.46mi
20426 Tracey St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	26d	1	0.51mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	6d	1	0.60mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	26d	1	0.60mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	45d	1	0.64mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	19d	1	0.68mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	19d	1	0.71mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,300	$0.90	0d	1	0.76mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	26d	1	0.82mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	19d	1	0.85mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	19d	1	0.90mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	45d	1	0.91mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	45d	1	1.01mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	26d	3	1.02mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	26d	1	1.04mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	6d	1	1.04mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	6d	1	1.05mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	26d	1	1.09mi
10400 Saratoga St Oak Park, MI	2.0	1.0	829	$1,450	$1.75	6d	1	1.14mi
22108 Dante St Oak Park, MI	2.0	1.0	898	$1,250	$1.39	26d	1	1.17mi
22148 Dante St #211 Oak Park, MI	2.0	1.0	916	$1,475	$1.61	26d	1	1.19mi
22148 Dante St #211 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	19d	1	1.19mi
22148 Dante St #212 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	23d	1	1.19mi
22108 Dante St #115 Oak Park, MI	2.0	2.0	898	$1,250	$1.39	26d	1	1.21mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	26d	1	1.25mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	26d	1	1.26mi
12800 W 9 Mile Rd Oak Park, MI	1.0–2.0	1.0	775	$1,250	$1.61	26d	1	1.27mi
10050 W Nine Mile Rd Unit 18 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	6d	1	1.35mi
10000 W Nine Mile Rd Unit 3 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	45d	1	1.36mi
1557 Leroy St Ferndale, MI	3.0	2.0	1380	$2,523	$1.83	6d	1	1.37mi
14051 W Nine Mile Rd Oak Park, MI	2.0	1.0	900	$1,100	$1.22	26d	1	1.43mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	4d	1	1.44mi
631 Shasta Pl Ferndale, MI	3.0	2.0	1317	$2,100	$1.59	45d	1	1.44mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	19d	1	1.45mi

Listing history 27 events

1. 2026-06-21
   days on market $168,999 Active 128 DOM
2. 2026-06-18
   days on market $168,999 Active 125 DOM
3. 2026-06-17
   days on market $168,999 Active 124 DOM
4. 2026-06-15
   days on market $168,999 Active 122 DOM
5. 2026-06-13
   days on market $168,999 Active 120 DOM
6. 2026-06-13
   days on market $168,999 Active 119 DOM
7. 2026-06-09
   days on market $168,999 Active 116 DOM
8. 2026-06-08
   days on market $168,999 Active 115 DOM
9. 2026-06-07
   days on market $168,999 Active 114 DOM
10. 2026-06-04
    days on market $168,999 Active 111 DOM
11. 2026-06-03
    days on market $168,999 Active 110 DOM
12. 2026-06-01
    days on market $168,999 Active 108 DOM
13. 2026-05-31
    days on market $168,999 Active 107 DOM
14. 2026-02-13
    listed $168,999 Active 577-char remark

    Show marketing remark (577 chars)

    Charming 3-bedroom 1 bath brick bungalow with classic curb appeal and modern updates. The kitchen features beautiful granite countertops, offering both style and functionality. Spacious living areas provide comfort and versatility, while the partially finished basement adds additional living space perfect for a family room or office. This home also includes a 1-car detached garage and a private backyard. solid brick construction and convenient layout make this property idea for homeowners or investors alike. Don't miss this great opportunity- schedule your showing today!

15. 2026-02-13
    listed $168,999 Active 577-char remark

    Show marketing remark (577 chars)

    Charming 3-bedroom 1 bath brick bungalow with classic curb appeal and modern updates. The kitchen features beautiful granite countertops, offering both style and functionality. Spacious living areas provide comfort and versatility, while the partially finished basement adds additional living space perfect for a family room or office. This home also includes a 1-car detached garage and a private backyard. solid brick construction and convenient layout make this property idea for homeowners or investors alike. Don't miss this great opportunity- schedule your showing today!

16. 2026-02-13
    listed $168,999 Active

    Show marketing remark (577 chars)

    Charming 3-bedroom 1 bath brick bungalow with classic curb appeal and modern updates. The kitchen features beautiful granite countertops, offering both style and functionality. Spacious living areas provide comfort and versatility, while the partially finished basement adds additional living space perfect for a family room or office. This home also includes a 1-car detached garage and a private backyard. solid brick construction and convenient layout make this property idea for homeowners or investors alike. Don't miss this great opportunity- schedule your showing today!

17. 2022-06-17
    soldstatus $150,000
18. 2022-06-10
    soldstatus $150,000 Sold
19. 2022-06-10
    soldstatus $150,000 Closed
20. 2022-05-09
    status Pending
21. 2022-05-09
    status Pending
22. 2022-04-29
    listed $142,500 Active
23. 2022-04-29
    listed $142,500 Active
24. 2009-03-23
    historical
25. 2009-02-06
    listed $9,900
26. 2008-01-04
    soldstatus $115,000
27. 1992-09-22
    soldstatus $17,000

ⓘ 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: $823 · $69/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$890/yr (+$74/mo · 108.1%)

ⓘ 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: $16,979
• − Mortgage interest: −$9,467
• − Property taxes: −$823
• − Insurance: −$845
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$4,916
• Taxable loss: −$1,789
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $1,540/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

+894.1% since first listed

14 events — show timeline

• 2026-02-13 Listed $168,999 MiRealSource-MiMLS
• 2026-02-13 Listed $168,999 SW Michigan MLS
• 2026-02-13 Listed $168,999 REALCOMP
• 2022-06-17 Sold (Public Records) $150,000 Public Records
• 2022-06-10 Sold (MLS) $150,000 MiRealSource-MiMLS
• 2022-06-10 Sold (MLS) $150,000 REALCOMP
• 2022-05-09 Pending — MiRealSource-MiMLS
• 2022-05-09 Pending — REALCOMP
• 2022-04-29 Listed $142,500 MiRealSource-MiMLS
• 2022-04-29 Listed $142,500 REALCOMP
• 2009-03-23 Listing Removed — REALCOMP
• 2009-02-06 Listed $9,900 REALCOMP
• 2008-01-04 Sold (Public Records) $115,000 Public Records
• 1992-09-22 Sold (Public Records) $17,000 Public Records

Property tax history

-7.4%/yr

Latest (2025): $823 · -38.2% YoY. Source: county tax records.