20059 Yacama Ave · Detroit, MI 48203

$67,900

2 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 80 Days on market

Built 1923 3,485 sqft lot $63/sqft · 39% above area Est $49k · 39% 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 +2.5/5.0
• 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

Nice 2-bedroom home. Remodeling efforts still continue. Front porch re-built. Room sizes are estimates please measure for more accurate. Close to Hwy 75. for easy access. to downtown and surrounding areas. Seller will Finance with $15K downpayment. Please call to arrange viewing.

Key facts

• Front porch re-built
• Close to hwy 75
• 3,485 sq ft lot

Tags

• FRONT PORCH RE-BUILT
• CLOSE TO HWY 75

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 10.1% 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: 218 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 41% of the median local income ($38k/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 $469 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 + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $7k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $68k implies a 1286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,826 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1923 — 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: 1.95% ✓
• Cap rate: 16.04%
• Cash-on-cash: 34.80%
• DSCR: 2.55
• GRM: 4.3

CMA / ARV

• ARV (median comp): $48,864
• List price: $67,900
• Delta: 38.96%
• 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
1107 E Muir Ave	0.49mi	3/1.0 (+1)	1,081 (+1%)	1mo	$147,900	$137	70
19640 Yacama Rd	0.28mi	3/1.0 (+1)	1,156 (+8%)	1mo	$15,000	$13	68
19711 Greeley St	0.51mi	3/1.0 (+1)	1,125 (+5%)	4mo	$75,000	$67	59
20529 Irvington St	0.32mi	3/1.0 (+1)	946 (-12%)	3mo	$50,000	$53	58
1218 E Milton Ave	0.63mi	3/1.0 (+1)	1,021 (-5%)	1mo	$155,000	$152	57
19710 Greeley St	0.54mi	3/1.5 (+1)	1,143 (+7%)	3mo	$80,000	$70	54
20473 Greeley St	0.54mi	3/1.0 (+1)	1,179 (+10%)	0mo	$47,000	$40	52
20739 Caledonia Ave	0.40mi	3/1.0 (+1)	925 (-14%)	4mo	$128,750	$139	50
128 W Muir Ave	0.58mi	3/1.0 (+1)	966 (-10%)	2mo	$132,500	$137	50
20747 Caledonia Ave	0.40mi	3/1.0 (+1)	909 (-15%)	2mo	$144,900	$159	50
145 W Bernhard Ave	0.73mi	2/1.0	968 (-10%)	2mo	$60,000	$62	48
20401 Greeley St	0.51mi	3/1.0 (+1)	928 (-13%)	1mo	$55,000	$59	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 2.27×
• Total profit: $24,145
• Equity at exit: $10,124

10-year hold

• IRR: 37.6%
• Equity multiple: 4.49×
• Total profit: $66,381
• Equity at exit: $5,871

Cash invested: $19,012 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 218
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$356
• Tax from tax record: −$109 /mo · $1,314/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $551

Break-even live

Break-even rent $625

Max offer price $67,900

Occupancy floor 53%

Sensitivity live

Price	-10% $590	-5% $571	+0% $551	+5% $532	+10% $513
Rent	-10% $447	-5% $499	+0% $551	+5% $604	+10% $656
Rate	-1.0pp $585	-0.5pp $569	base $551	+0.5pp $534	+1.0pp $516

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.26mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	25d	1	0.54mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	23d	1	0.55mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	2d	1	0.57mi
429 E Milton Ave Hazel Park, MI	3.0	2.0	1075	$1,595	$1.48	0d	1	0.59mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	25d	1	0.60mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	25d	1	0.70mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,364	$5.80	0d	1	0.85mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	25d	1	0.86mi
90 W Meyers Ave Hazel Park, MI	2.0	1.0	831	$1,800	$2.17	25d	1	0.96mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	0.96mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	19d	1	0.97mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.01mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	1.01mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.02mi
1291 W State Fair Ave Detroit, MI	1.0–2.0	1.0	700	$950	$1.36	13d	2	1.09mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	44d	1	1.09mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	6d	1	1.11mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	23d	1	1.11mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	1.22mi
790 Jewell St Ferndale, MI	2.0	1.0	800	$1,445	$1.81	25d	1	1.22mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	1.23mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	1.25mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	1.25mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	21d	1	1.27mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	23d	1	1.32mi
2023 Ardmore Dr Ferndale, MI	2.0	1.0	771	$1,250	$1.62	25d	1	1.34mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	16d	1	1.43mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	1.46mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	25d	1	1.46mi
1820 E Troy St Ferndale, MI	3.0	1.0	1167	$1,500	$1.29	6d	1	1.46mi
690 E Marshall St Unit Lower Ferndale, MI	1.0	1.0	700	$1,295	$1.85	12d	1	1.47mi

Listing history 42 events

1. 2026-06-21
   days on market $67,900 Active 80 DOM
2. 2026-06-18
   days on market $67,900 Active 77 DOM
3. 2026-06-17
   days on market $67,900 Active 76 DOM
4. 2026-06-15
   days on market $67,900 Active 74 DOM
5. 2026-06-13
   days on market $67,900 Active 72 DOM
6. 2026-06-13
   days on market $67,900 Active 71 DOM
7. 2026-06-09
   days on market $67,900 Active 68 DOM
8. 2026-06-08
   days on market $67,900 Active 67 DOM
9. 2026-06-07
   days on market $67,900 Active 66 DOM
10. 2026-06-04
    days on market $67,900 Active 63 DOM
11. 2026-06-03
    days on market $67,900 Active 62 DOM
12. 2026-06-02
    days on market $67,900 Active 61 DOM
13. 2026-06-01
    days on market $67,900 Active 60 DOM
14. 2026-05-31
    days on market $67,900 Active 59 DOM
15. 2026-04-30
    price $67,900 280-char remark

    Show marketing remark (280 chars)

    Nice 2-bedroom home. Remodeling efforts still continue. Front porch re-built. Room sizes are estimates please measure for more accurate. Close to Hwy 75. for easy access. to downtown and surrounding areas. Seller will Finance with $15K downpayment. Please call to arrange viewing.

16. 2026-04-30
    price $67,900 280-char remark

    Show marketing remark (280 chars)

    Nice 2-bedroom home. Remodeling efforts still continue. Front porch re-built. Room sizes are estimates please measure for more accurate. Close to Hwy 75. for easy access. to downtown and surrounding areas. Seller will Finance with $15K downpayment. Please call to arrange viewing.

17. 2026-04-21
    price $79,900 280-char remark

    Show marketing remark (280 chars)

    Nice 2-bedroom home. Remodeling efforts still continue. Front porch re-built. Room sizes are estimates please measure for more accurate. Close to Hwy 75. for easy access. to downtown and surrounding areas. Seller will Finance with $15K downpayment. Please call to arrange viewing.

18. 2026-04-20
    price $79,900 280-char remark

    Show marketing remark (280 chars)

    Nice 2-bedroom home. Remodeling efforts still continue. Front porch re-built. Room sizes are estimates please measure for more accurate. Close to Hwy 75. for easy access. to downtown and surrounding areas. Seller will Finance with $15K downpayment. Please call to arrange viewing.

19. 2026-04-05
    price $88,000 280-char remark

    Show marketing remark (280 chars)

    Nice 2-bedroom home. Remodeling efforts still continue. Front porch re-built. Room sizes are estimates please measure for more accurate. Close to Hwy 75. for easy access. to downtown and surrounding areas. Seller will Finance with $15K downpayment. Please call to arrange viewing.

20. 2026-04-04
    price $88,000 280-char remark

    Show marketing remark (280 chars)

    Nice 2-bedroom home. Remodeling efforts still continue. Front porch re-built. Room sizes are estimates please measure for more accurate. Close to Hwy 75. for easy access. to downtown and surrounding areas. Seller will Finance with $15K downpayment. Please call to arrange viewing.

21. 2026-03-31
    listed $75,000 Active 280-char remark

    Show marketing remark (280 chars)

    Nice 2-bedroom home. Remodeling efforts still continue. Front porch re-built. Room sizes are estimates please measure for more accurate. Close to Hwy 75. for easy access. to downtown and surrounding areas. Seller will Finance with $15K downpayment. Please call to arrange viewing.

22. 2026-03-31
    listed $75,000 Active 280-char remark

    Show marketing remark (280 chars)

    Nice 2-bedroom home. Remodeling efforts still continue. Front porch re-built. Room sizes are estimates please measure for more accurate. Close to Hwy 75. for easy access. to downtown and surrounding areas. Seller will Finance with $15K downpayment. Please call to arrange viewing.

23. 2009-09-28
    historical
24. 2009-03-28
    listed $45,000
25. 2007-05-08
    soldstatus $4,900
26. 2007-05-08
    soldstatus $4,900
27. 2007-03-29
    historical
28. 2007-01-08
    listed $4,900
29. 2006-12-30
    historical
30. 2006-12-20
    listed $14,900
31. 2006-12-15
    historical
32. 2006-08-04
    listed $7,500
33. 2006-07-10
    listed $17,500
34. 2004-12-15
    soldstatus $80,000
35. 2004-11-30
    soldstatus $80,000
36. 2004-11-30
    soldstatus $80,000
37. 2004-11-24
    historical
38. 2003-11-29
    listed $90,000
39. 2003-11-29
    listed $90,000
40. 1995-12-27
    soldstatus $6,429
41. 1995-12-27
    soldstatus $8,000
42. 1992-03-18
    soldstatus $11,402

ⓘ 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: $1,314 · $109/mo
• Projected year-2 tax: $1,314 · $109/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,875
• − Mortgage interest: −$3,803
• − Property taxes: −$1,314
• − Insurance: −$340
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$1,975
• Taxable income: $5,904
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $5,199/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): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

+495.5% since first listed

28 events — show timeline

• 2026-04-30 Price Changed $67,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $67,900 REALCOMP
• 2026-04-21 Price Changed $79,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $79,900 REALCOMP
• 2026-04-05 Price Changed $88,000 MiRealSource-MiMLS
• 2026-04-04 Price Changed $88,000 REALCOMP
• 2026-03-31 Listed $75,000 REALCOMP
• 2026-03-31 Listed $75,000 MiRealSource-MiMLS
• 2009-09-28 Listing Removed — MiRealSource-MiMLS
• 2009-03-28 Listed $45,000 MiRealSource-MiMLS
• 2007-05-08 Sold (MLS) $4,900 REALCOMP
• 2007-05-08 Sold (MLS) $4,900 MiRealSource-MiMLS
• 2007-03-29 Listing Removed — MiRealSource-MiMLS
• 2007-01-08 Listed $4,900 MiRealSource-MiMLS
• 2006-12-30 Listing Removed — MiRealSource-MiMLS
• 2006-12-20 Listed $14,900 MiRealSource-MiMLS
• 2006-12-15 Listing Removed — MiRealSource-MiMLS
• 2006-08-04 Listed $7,500 REALCOMP
• 2006-07-10 Listed $17,500 MiRealSource-MiMLS
• 2004-12-15 Sold (Public Records) $80,000 Public Records
• 2004-11-30 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2004-11-30 Sold (MLS) $80,000 REALCOMP
• 2004-11-24 Listing Removed — MiRealSource-MiMLS
• 2003-11-29 Listed $90,000 MiRealSource-MiMLS
• 2003-11-29 Listed $90,000 REALCOMP
• 1995-12-27 Sold (Public Records) $8,000 Public Records
• 1995-12-27 Sold (Public Records) $6,429 Public Records
• 1992-03-18 Sold (Public Records) $11,402 Public Records

Property tax history

+16.7%/yr

Latest (2025): $1,314 · +447.3% YoY. Source: county tax records.