20209 Stotter St · Detroit, MI 48234

$179,000

4 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 33 Days on market

Built 1948 3,920 sqft lot Est $131k · 37% over

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Why this score? — see what drove the F 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 +14.8/30.0
• DSCR +4.5/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• 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

ELEGANT FOUR BEDROOM BRICK TUDOR TWO FAMILY HOME WITH LIVING AND FAMILY ROOM AND FORMAL DINING ROOM WITH FIREPLACE IN LIVING ROOM TWO BEDROOMS ON EACH FLOOR UNFINISHED FULL BASEMENT WITH LARGE FENCED IN BACKYARD LOCATED IN BEAUTIFUL AND QUIET NEIGHBORHOOD CLOSE TO SCHOOLS AND SHOPPING A MUST SEE HOME FOR THE LARGER FAMILY. THIS HOME IS VACANT AND HAS TWO FULL BATHS AND ONE AND A HALF CAR GARAGE. PLUS SECOND KITCHEN ON SECOND FLOOR. SOLD IN " AS-IS " CONDITION, HAS A KITCHEN ON SECOND FLOOR ALSO, WAS A TWO-FAMILY HOME CONVERTED TO A SINGLE HOME. SELL. ER WILL CONSIDER ALL OFFERS AND HOPING TO SELL SOON. THIS HOME QUALIFIES FOR FIRST TIME HOME BUYERS DOWNPAYMENT AND CLOSING COST ASSISTANCE. EXCELLENT HOME FOR LARGE FAMILY WITH PLENTY ROOM AND SPACE. A MUST SEE HOME AND SELLER ANXIOUS TO SALE AND WILL CONSIDER ALL OFFERS.

Key facts

• Close to schools
• Second kitchen
• Brick tudor

Tags

• BRICK TUDOR
• LARGE FENCED BACKYARD
• SECOND KITCHEN
• QUIET NEIGHBORHOOD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Residential property in BASE LINE SUB (PLATS)

Exterior

• Parking: Detached garage (1.5 spaces)
• Utilities: Sewer available; Water available
• Home design: Single-family residence; One and one-half stories; Ground-level entry
• Construction: Brick construction; Block foundation; Built area above grade approximately 1,680 square feet
• Exterior features: Paved road access; Lot about 0.09 acres (35 x 116)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $49 ($588/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 $149k (16.6% below list).
• Recommended offer: $149k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 10.2% 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: 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,494/mo this rent would consume 51% 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 $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 33 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 9 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.
• Current owner paid $9k; list at $179k implies a 1846% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,368 (16.6% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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?
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: 0.83% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $131,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20466 Spencer St	0.13mi	3/2.0 (-1)	1,830 (+9%)	1mo	$95,000	$52	71
8143 Bliss St	0.59mi	4/1.5	1,728 (+3%)	1mo	$151,000	$87	66
19721 Spencer St	0.32mi	4/2.0	1,800 (+7%)	7mo	$164,900	$92	66
20007 Stotter St	0.16mi	4/2.0	1,830 (+9%)	15mo	$170,000	$93	63
20158 Stotter St	0.06mi	5/2.5 (+1)	1,489 (-11%)	9mo	$55,777	$37	62
20186 Spencer St	0.04mi	3/1.5 (-1)	1,872 (+11%)	20mo	$115,000	$61	58
20178 Stotter ST St	0.04mi	5/3.0 (+1)	1,440 (-14%)	7mo	$31,096	$22	58
20447 Packard St	0.17mi	4/2.5	1,900 (+13%)	12mo	$155,000	$82	56
7584 Jackson Ave	0.32mi	3/1.0 (-1)	1,506 (-10%)	12mo	$122,400	$81	51
8346 Sirron St	0.52mi	4/2.0	1,900 (+13%)	3mo	$85,000	$45	50
19673 Helen St	0.48mi	3/2.0 (-1)	1,620 (-4%)	19mo	$60,000	$37	48
8404 Westminster Ave	0.59mi	3/1.0 (-1)	1,473 (-12%)	2mo	$115,000	$78	44

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: -10.7%
• Equity multiple: 0.60×
• Total profit: $-20,129
• Equity at exit: $26,689

10-year hold

• IRR: 2.9%
• Equity multiple: 1.24×
• Total profit: $12,010
• Equity at exit: $15,477

Cash invested: $50,120 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$939
• Tax from tax record: −$118 /mo · $1,413/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $49

Break-even live

Break-even rent $1,432

Max offer price $179,000

Occupancy floor 92%

Sensitivity live

Price	-10% $150	-5% $100	+0% $49	+5% $-2	+10% $-52
Rent	-10% $-69	-5% $-10	+0% $49	+5% $108	+10% $167
Rate	-1.0pp $139	-0.5pp $95	base $49	+0.5pp $3	+1.0pp $-45

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	44d	1	0.20mi
7584 Hudson Ave Warren, MI	5.0	1.0	1554	$1,800	$1.16	25d	1	0.88mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	5d	1	0.89mi
7044 Hudson Ave Warren, MI	3.0	1.5	1730	$1,700	$0.98	25d	1	0.92mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	25d	1	0.97mi
18961 Teppert St Detroit, MI	3.0	1.5	2015	$1,250	$0.62	13d	1	1.19mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	17d	1	1.20mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	2d	1	1.20mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	44d	1	1.20mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	18d	1	1.21mi
18947 Runyon St Detroit, MI	3.0	1.0	1614	$1,100	$0.68	44d	1	1.25mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	1.34mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	2d	1	1.39mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	4d	1	1.44mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $179,000 Active 33 DOM
2. 2026-06-17
   days on market $179,000 Active 32 DOM
3. 2026-06-15
   days on market $179,000 Active 30 DOM
4. 2026-06-13
   days on market $179,000 Active 28 DOM
5. 2026-06-13
   days on market $179,000 Active 27 DOM
6. 2026-06-09
   days on market $179,000 Active 24 DOM
7. 2026-06-08
   days on market $179,000 Active 23 DOM
8. 2026-06-07
   days on market $179,000 Active 22 DOM
9. 2026-06-04
   days on market $179,000 Active 19 DOM
10. 2026-06-03
    days on market $179,000 Active 18 DOM
11. 2026-06-02
    days on market $179,000 Active 17 DOM
12. 2026-06-01
    days on market $179,000 Active 16 DOM
13. 2026-05-31
    days on market $179,000 Active 15 DOM
14. 2026-05-16
    listed $179,000 Active 840-char remark

    Show marketing remark (840 chars)

    ELEGANT FOUR BEDROOM BRICK TUDOR TWO FAMILY HOME WITH LIVING AND FAMILY ROOM AND FORMAL DINING ROOM WITH FIREPLACE IN LIVING ROOM TWO BEDROOMS ON EACH FLOOR UNFINISHED FULL BASEMENT WITH LARGE FENCED IN BACKYARD LOCATED IN BEAUTIFUL AND QUIET NEIGHBORHOOD CLOSE TO SCHOOLS AND SHOPPING A MUST SEE HOME FOR THE LARGER FAMILY. THIS HOME IS VACANT AND HAS TWO FULL BATHS AND ONE AND A HALF CAR GARAGE. PLUS SECOND KITCHEN ON SECOND FLOOR. SOLD IN " AS-IS " CONDITION, HAS A KITCHEN ON SECOND FLOOR ALSO, WAS A TWO-FAMILY HOME CONVERTED TO A SINGLE HOME. SELL. ER WILL CONSIDER ALL OFFERS AND HOPING TO SELL SOON. THIS HOME QUALIFIES FOR FIRST TIME HOME BUYERS DOWNPAYMENT AND CLOSING COST ASSISTANCE. EXCELLENT HOME FOR LARGE FAMILY WITH PLENTY ROOM AND SPACE. A MUST SEE HOME AND SELLER ANXIOUS TO SALE AND WILL CONSIDER ALL OFFERS.

15. 2026-05-16
    listed $179,000 Active

    Show marketing remark (840 chars)

    ELEGANT FOUR BEDROOM BRICK TUDOR TWO FAMILY HOME WITH LIVING AND FAMILY ROOM AND FORMAL DINING ROOM WITH FIREPLACE IN LIVING ROOM TWO BEDROOMS ON EACH FLOOR UNFINISHED FULL BASEMENT WITH LARGE FENCED IN BACKYARD LOCATED IN BEAUTIFUL AND QUIET NEIGHBORHOOD CLOSE TO SCHOOLS AND SHOPPING A MUST SEE HOME FOR THE LARGER FAMILY. THIS HOME IS VACANT AND HAS TWO FULL BATHS AND ONE AND A HALF CAR GARAGE. PLUS SECOND KITCHEN ON SECOND FLOOR. SOLD IN " AS-IS " CONDITION, HAS A KITCHEN ON SECOND FLOOR ALSO, WAS A TWO-FAMILY HOME CONVERTED TO A SINGLE HOME. SELL. ER WILL CONSIDER ALL OFFERS AND HOPING TO SELL SOON. THIS HOME QUALIFIES FOR FIRST TIME HOME BUYERS DOWNPAYMENT AND CLOSING COST ASSISTANCE. EXCELLENT HOME FOR LARGE FAMILY WITH PLENTY ROOM AND SPACE. A MUST SEE HOME AND SELLER ANXIOUS TO SALE AND WILL CONSIDER ALL OFFERS.

16. 2025-10-16
    historical
17. 2025-10-16
    historical
18. 2025-04-12
    listed $199,000 Active
19. 2025-04-12
    listed $199,000 Active
20. 2025-04-11
    historical
21. 2025-04-11
    historical
22. 2024-10-11
    listed $199,990 Active
23. 2024-10-11
    listed $199,990 Active
24. 2010-05-17
    soldstatus $9,200
25. 2010-01-13
    listed $9,000
26. 2006-11-03
    soldstatus $69,900
27. 2005-11-11
    listed $74,400
28. 2005-02-09
    historical
29. 2004-08-21
    listed $99,500
30. 1998-08-05
    soldstatus $50,000

ⓘ 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: $1,413 · $118/mo
• Projected year-2 tax: $2,085 · $174/mo
• Expected delta: +$672/yr (+$56/mo · 47.5%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,924
• − Mortgage interest: −$10,027
• − Property taxes: −$1,413
• − Insurance: −$895
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$5,207
• Taxable loss: −$2,486
• Est. tax savings @ 24.0%: +$597
• After-tax cash flow: $1,184/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

+258.0% since first listed

17 events — show timeline

• 2026-05-16 Listed $179,000 REALCOMP
• 2026-05-16 Listed $179,000 MiRealSource-MiMLS
• 2025-10-16 Listing Removed — MiRealSource-MiMLS
• 2025-10-16 Listing Removed — REALCOMP
• 2025-04-12 Listed $199,000 MiRealSource-MiMLS
• 2025-04-12 Listed $199,000 REALCOMP
• 2025-04-11 Listing Removed — MiRealSource-MiMLS
• 2025-04-11 Listing Removed — REALCOMP
• 2024-10-11 Listed $199,990 MiRealSource-MiMLS
• 2024-10-11 Listed $199,990 REALCOMP
• 2010-05-17 Sold (MLS) $9,200 REALCOMP
• 2010-01-13 Listed $9,000 REALCOMP
• 2006-11-03 Sold (MLS) $69,900 REALCOMP
• 2005-11-11 Listed $74,400 REALCOMP
• 2005-02-09 Listing Removed — REALCOMP
• 2004-08-21 Listed $99,500 REALCOMP
• 1998-08-05 Sold (Public Records) $50,000 Public Records

Property tax history

-4.8%/yr

Latest (2025): $1,413 · -54.1% YoY. Source: county tax records.