5244 Kensington Ave · Detroit, MI 48224

$79,900

6 bd · 2.0 ba · 2,437 sqft · Townhouse public records · 9 Days on market

Built 1930 5,663 sqft lot

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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 +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST DUE MONDAY 4/27 @ 12PM. * * This impressive two-family residence offers a rare combination of substantial size and along with three-bedroom units on both levels. The home exudes character with original wood flooring across most of the layout. Spacious back yard. Sold as is. Buyer and agent to verify all information.

Key facts

• Spacious back yard
• 5,663 sq ft lot
• Built 1930

Tags

• ORIGINAL WOOD FLOORING
• SPACIOUS BACK YARD

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Two-story building
• Construction: Brick construction; Brick/mortar foundation; Built area above grade: 2,437 square feet
• Exterior features: Paved road access; Pets not allowed

Interior

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

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 18.3% 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: Rents flat; 492 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,712/mo this rent would consume 46% of the median local household income ($45k/yr) (locally 2515% 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 $552 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 + 0.7% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 32y 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.14% ✓
• Cap rate: 18.32%
• Cash-on-cash: 42.94%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 2.53×
• Total profit: $34,246
• Equity at exit: $11,913

10-year hold

• IRR: 42.6%
• Equity multiple: 4.60×
• Total profit: $80,590
• Equity at exit: $6,908

Cash invested: $22,372 (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 48224

• Rents YoY: 0.7%
• Active inventory: 492
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $801

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 48%

Sensitivity live

Price	-10% $856	-5% $828	+0% $801	+5% $773	+10% $745
Rent	-10% $665	-5% $733	+0% $801	+5% $868	+10% $936
Rate	-1.0pp $841	-0.5pp $821	base $801	+0.5pp $780	+1.0pp $759

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10030 Bishop St Detroit, MI	5.0	2.0	1721	$1,200	$0.70	18d	1	0.87mi

Listing history 24 events

1. 2026-04-29
   status Pending 367-char remark

   Show marketing remark (367 chars)

   * * MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST DUE MONDAY 4/27 @ 12PM. * * This impressive two-family residence offers a rare combination of substantial size and along with three-bedroom units on both levels. The home exudes character with original wood flooring across most of the layout. Spacious back yard. Sold as is. Buyer and agent to verify all information.

2. 2026-04-29
   status Pending

   Show marketing remark (367 chars)

   * * MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST DUE MONDAY 4/27 @ 12PM. * * This impressive two-family residence offers a rare combination of substantial size and along with three-bedroom units on both levels. The home exudes character with original wood flooring across most of the layout. Spacious back yard. Sold as is. Buyer and agent to verify all information.

3. 2026-04-15
   listed $79,900 Active 367-char remark

   Show marketing remark (367 chars)

   * * MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST DUE MONDAY 4/27 @ 12PM. * * This impressive two-family residence offers a rare combination of substantial size and along with three-bedroom units on both levels. The home exudes character with original wood flooring across most of the layout. Spacious back yard. Sold as is. Buyer and agent to verify all information.

4. 2026-04-15
   listed $79,900 Active

   Show marketing remark (367 chars)

   * * MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST DUE MONDAY 4/27 @ 12PM. * * This impressive two-family residence offers a rare combination of substantial size and along with three-bedroom units on both levels. The home exudes character with original wood flooring across most of the layout. Spacious back yard. Sold as is. Buyer and agent to verify all information.

5. 2020-09-14
   soldstatus $150,000 719-char remark

   Show marketing remark (719 chars)

   This is a big three bedroom up and three bedroom down two-family! Lots of expensive improvements have been done: tear off roof-December, 2019; electric replaced (two 100 amp circuit breaker panels); plumbing swapped out to PEX; and vinyl windows. Other items of interest: gas forced air furnace for the upper; hot water system for the lower; common basement; separate gas and electric service; two water heaters; lower unit range/refrigerator included; washer, dryer and washer/dryer combo unit included; sunroom at rear of lower; balcony (resurfaced) off rear of upper. Upper tenant pays $600/month. Subway tile and herringbone tile in baths; wood floors throughout majority of dwelling. Good house at a good price.

6. 2020-09-14
   soldstatus $150,000 Closed

   Show marketing remark (719 chars)

   This is a big three bedroom up and three bedroom down two-family! Lots of expensive improvements have been done: tear off roof-December, 2019; electric replaced (two 100 amp circuit breaker panels); plumbing swapped out to PEX; and vinyl windows. Other items of interest: gas forced air furnace for the upper; hot water system for the lower; common basement; separate gas and electric service; two water heaters; lower unit range/refrigerator included; washer, dryer and washer/dryer combo unit included; sunroom at rear of lower; balcony (resurfaced) off rear of upper. Upper tenant pays $600/month. Subway tile and herringbone tile in baths; wood floors throughout majority of dwelling. Good house at a good price.

7. 2020-08-12
   status Pending
8. 2020-07-30
   listed $149,900 719-char remark

   Show marketing remark (719 chars)

   This is a big three bedroom up and three bedroom down two-family! Lots of expensive improvements have been done: tear off roof-December, 2019; electric replaced (two 100 amp circuit breaker panels); plumbing swapped out to PEX; and vinyl windows. Other items of interest: gas forced air furnace for the upper; hot water system for the lower; common basement; separate gas and electric service; two water heaters; lower unit range/refrigerator included; washer, dryer and washer/dryer combo unit included; sunroom at rear of lower; balcony (resurfaced) off rear of upper. Upper tenant pays $600/month. Subway tile and herringbone tile in baths; wood floors throughout majority of dwelling. Good house at a good price.

9. 2020-07-30
   listed $149,900 Active

   Show marketing remark (719 chars)

   This is a big three bedroom up and three bedroom down two-family! Lots of expensive improvements have been done: tear off roof-December, 2019; electric replaced (two 100 amp circuit breaker panels); plumbing swapped out to PEX; and vinyl windows. Other items of interest: gas forced air furnace for the upper; hot water system for the lower; common basement; separate gas and electric service; two water heaters; lower unit range/refrigerator included; washer, dryer and washer/dryer combo unit included; sunroom at rear of lower; balcony (resurfaced) off rear of upper. Upper tenant pays $600/month. Subway tile and herringbone tile in baths; wood floors throughout majority of dwelling. Good house at a good price.

10. 2008-04-08
    historical
11. 2007-10-12
    listed $64,171
12. 2003-07-02
    soldstatus $153,000
13. 2003-04-16
    soldstatus $153,000
14. 2003-04-09
    historical
15. 2002-03-26
    listed $145,000
16. 1998-12-19
    soldstatus $179,900
17. 1998-12-19
    soldstatus $116,800
18. 1998-10-21
    soldstatus $116,800
19. 1998-09-15
    historical
20. 1998-08-05
    listed $116,800
21. 1994-07-06
    soldstatus $68,000
22. 1994-06-29
    historical
23. 1994-06-28
    soldstatus $68,000
24. 1994-02-26
    listed $72,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,549
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$2,324
• Taxable income: $8,863
• Est. tax owed @ 24.0%: −$2,127
• After-tax cash flow: $7,480/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+10.2% since first listed

24 events — show timeline

• 2026-04-29 Pending — MiRealSource-MiMLS
• 2026-04-29 Pending — REALCOMP
• 2026-04-15 Listed $79,900 REALCOMP
• 2026-04-15 Listed $79,900 MiRealSource-MiMLS
• 2020-09-14 Sold (MLS) $150,000 MiRealSource-MiMLS
• 2020-09-14 Sold (MLS) $150,000 REALCOMP
• 2020-08-12 Pending — MiRealSource-MiMLS
• 2020-07-30 Listed $149,900 MiRealSource-MiMLS
• 2020-07-30 Listed $149,900 REALCOMP
• 2008-04-08 Listing Removed — MiRealSource-MiMLS
• 2007-10-12 Listed $64,171 MiRealSource-MiMLS
• 2003-07-02 Sold (Public Records) $153,000 Public Records
• 2003-04-16 Sold (MLS) $153,000 MiRealSource-MiMLS
• 2003-04-09 Listing Removed — MiRealSource-MiMLS
• 2002-03-26 Listed $145,000 MiRealSource-MiMLS
• 1998-12-19 Sold (Public Records) $116,800 Public Records
• 1998-12-19 Sold (Public Records) $179,900 Public Records
• 1998-10-21 Sold (MLS) $116,800 MiRealSource-MiMLS
• 1998-09-15 Listing Removed — MiRealSource-MiMLS
• 1998-08-05 Listed $116,800 MiRealSource-MiMLS
• 1994-07-06 Sold (Public Records) $68,000 Public Records
• 1994-06-29 Listing Removed — MiRealSource-MiMLS
• 1994-06-28 Sold (MLS) $68,000 MiRealSource-MiMLS
• 1994-02-26 Listed $72,500 MiRealSource-MiMLS

Property tax history

+4.5%/yr

Latest (2025): $4,201 · -36.9% YoY. Source: county tax records.