20252 Revere St · Detroit, MI 48234

$44,900

4 bd · 1.0 ba · 648 sqft · SingleFamily public records · 56 Days on market

Built 1920 3,920 sqft lot $69/sqft · 13% below area Est $76k · 41% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 20252 Revere St in Detroit! This 4-bedroom home offers plenty of potential for the right buyer looking to add value and make it their own. Featuring a spacious layout and large backyard with room for entertaining, gardening, or future outdoor improvements. Ideal for investors, renovators, or owner-occupants with vision, this property presents a great opportunity to build equity. Conveniently located within walking distance to Farwell Park and situated in the established Seymour & Troester’s Clairmont Park Subdivision, with nearby schools, shopping, and easy access to major roadways. Bring your ideas and unlock the possibilities!

Key facts

• 3,920 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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 fast (+6.7%/yr); 226 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,430/mo this rent would consume 49% of the median local household income ($35k/yr) (locally 2372% 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 $310 of loan paydown is wiped out by about $1k 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 + 6.7% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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.
• Current owner paid $22k; list at $45k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.18% ✓
• Cap rate: 27.61%
• Cash-on-cash: 76.13%
• DSCR: 4.39
• GRM: 2.6

CMA / ARV

• ARV (median comp): $76,141
• List price: $44,900
• Delta: -41.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19942 Binder St	0.33mi	3/1.0 (-1)	696 (+7%)	5mo	$70,000	$101	63
20499 Binder St	0.22mi	3/1.0 (-1)	712 (+10%)	6mo	$72,100	$101	63

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 80.3%
• Equity multiple: 4.91×
• Total profit: $49,111
• Equity at exit: $6,695

10-year hold

• IRR: 84.8%
• Equity multiple: 11.57×
• Total profit: $132,914
• Equity at exit: $3,882

Cash invested: $12,572 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $798

Break-even live

Break-even rent $420

Max offer price $44,900

Occupancy floor 39%

Sensitivity live

Price	-10% $823	-5% $810	+0% $798	+5% $785	+10% $772
Rent	-10% $685	-5% $741	+0% $798	+5% $854	+10% $911
Rate	-1.0pp $820	-0.5pp $809	base $798	+0.5pp $786	+1.0pp $774

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-15
   days on market $44,900 Active 56 DOM
2. 2026-06-13
   days on market $44,900 Active 54 DOM
3. 2026-06-13
   days on market $44,900 Active 53 DOM
4. 2026-06-09
   days on market $44,900 Active 50 DOM
5. 2026-06-08
   days on market $44,900 Active 49 DOM
6. 2026-06-07
   days on market $44,900 Active 48 DOM
7. 2026-06-04
   days on market $44,900 Active 45 DOM
8. 2026-06-03
   days on market $44,900 Active 44 DOM
9. 2026-06-02
   days on market $44,900 Active 43 DOM
10. 2026-06-01
    days on market $44,900 Active 42 DOM
11. 2026-05-31
    days on market $44,900 Active 41 DOM
12. 2026-04-20
    listed $44,900 Active 659-char remark

    Show marketing remark (653 chars)

    Welcome to 20252 Revere St in Detroit! This 4-bedroom home offers plenty of potential for the right buyer looking to add value and make it their own. Featuring a spacious layout and large backyard with room for entertaining, gardening, or future outdoor improvements. Ideal for investors, renovators, or owner-occupants with vision, this property presents a great opportunity to build equity. Conveniently located within walking distance to Farwell Park and situated in the established Seymour & Troester's Clairmont Park Subdivision, with nearby schools, shopping, and easy access to major roadways. Bring your ideas and unlock the possibilities!

13. 2026-04-20
    listed $44,900 Active 653-char remark

    Show marketing remark (653 chars)

    Welcome to 20252 Revere St in Detroit! This 4-bedroom home offers plenty of potential for the right buyer looking to add value and make it their own. Featuring a spacious layout and large backyard with room for entertaining, gardening, or future outdoor improvements. Ideal for investors, renovators, or owner-occupants with vision, this property presents a great opportunity to build equity. Conveniently located within walking distance to Farwell Park and situated in the established Seymour & Troester's Clairmont Park Subdivision, with nearby schools, shopping, and easy access to major roadways. Bring your ideas and unlock the possibilities!

14. 2022-08-24
    status Pending
15. 2022-08-24
    status Pending
16. 2022-08-20
    historical
17. 2022-08-20
    historical
18. 2022-08-13
    status Active
19. 2022-08-13
    status Active
20. 2022-05-12
    status Pending
21. 2022-05-12
    status Pending
22. 2022-04-19
    price $24,900
23. 2022-04-19
    price $20,000
24. 2022-04-12
    listed $24,900 Active
25. 2022-04-12
    listed $24,900 Active
26. 2007-01-11
    soldstatus $22,000
27. 2007-01-11
    soldstatus $22,000
28. 2007-01-09
    historical
29. 2006-10-23
    listed $25,900
30. 2006-10-23
    listed $25,900

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $933 · $78/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) · 73% 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,157
• − Mortgage interest: −$2,515
• − Property taxes: −$933
• − Insurance: −$224
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$1,306
• Taxable income: $9,433
• Est. tax owed @ 24.0%: −$2,264
• After-tax cash flow: $7,307/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+73.4% since first listed

19 events — show timeline

• 2026-04-20 Listed $44,900 REALCOMP
• 2026-04-20 Listed $44,900 MiRealSource-MiMLS
• 2022-08-24 Pending — MiRealSource-MiMLS
• 2022-08-24 Pending — REALCOMP
• 2022-08-20 Listing Removed — MiRealSource-MiMLS
• 2022-08-20 Listing Removed — REALCOMP
• 2022-08-13 Relisted — MiRealSource-MiMLS
• 2022-08-13 Relisted — REALCOMP
• 2022-05-12 Pending — MiRealSource-MiMLS
• 2022-05-12 Pending — REALCOMP
• 2022-04-19 Price Changed $24,900 REALCOMP
• 2022-04-19 Price Changed $20,000 REALCOMP
• 2022-04-12 Listed $24,900 MiRealSource-MiMLS
• 2022-04-12 Listed $24,900 REALCOMP
• 2007-01-11 Sold (MLS) $22,000 MiRealSource-MiMLS
• 2007-01-11 Sold (MLS) $22,000 REALCOMP
• 2007-01-09 Listing Removed — MiRealSource-MiMLS
• 2006-10-23 Listed $25,900 MiRealSource-MiMLS
• 2006-10-23 Listed $25,900 REALCOMP

Property tax history

-3.3%/yr

Latest (2025): $933 · -48.5% YoY. Source: county tax records.