5525 Cadieux Rd · Detroit, MI 48224

$79,900

2 bd · 1.0 ba · 794 sqft · SingleFamily public records · 53 Days on market

Built 1946 3,920 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

Welcome home to this well-maintained two-bedroom, two full-bath ranch offering comfort, functionality, and great additional living space. Step inside to find newer flooring throughout and a bright, inviting layout. The fully finished basement expands your living area and features a beautifully updated full bathroom, making it perfect for a family room, home office, or guest space. Outside, enjoy a fully fenced backyard ideal for entertaining, pets, or relaxing evenings on the backyard patio. The one-and-a-half car detached garage provides convenient parking and extra storage. With solid updates already in place, this home is ready for its next owner to add their own finishing touches and make it truly their own. Conveniently located near shopping, dining, and major roadways, this ranch offers a great opportunity for homeowners or investors alike.

Key facts

• Backyard patio
• Convenient parking
• Detached garage

Tags

• FULLY FINISHED BASEMENT
• UPDATED FULL BATHROOM
• FULLY FENCED BACKYARD
• BACKYARD PATIO
• DETACHED GARAGE
• CONVENIENT PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 10.0% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 32% of the median local income ($45k/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 $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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $80k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1946 — 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: 1.50% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.87%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $50,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5243 Neff Ave	0.30mi	2/1.0	816 (+3%)	7mo	$85,000	$104	76
5955 Guilford St	0.32mi	3/1.0 (+1)	802 (+1%)	6mo	$43,000	$54	74
5251 Neff Ave	0.29mi	2/1.0	720 (-9%)	2mo	$46,000	$64	69
5298 Neff Ave	0.31mi	2/1.0	720 (-9%)	2mo	$46,000	$64	68
5203 Marseilles St	0.51mi	3/1.0 (+1)	816 (+3%)	7mo	$77,500	$95	61
5745 Marseilles St	0.51mi	2/1.0	835 (+5%)	10mo	$46,000	$55	60
5290 University Pl	0.46mi	2/1.0	721 (-9%)	5mo	$60,000	$83	59
6183 Woodhall St	0.48mi	3/1.0 (+1)	720 (-9%)	1mo	$32,000	$44	56
6015 Hereford St	0.49mi	2/1.0	886 (+12%)	7mo	$85,000	$96	52
4236 Cadieux Rd	0.71mi	3/1.0 (+1)	849 (+7%)	7mo	$77,500	$91	44
6156 Lodewyck St	0.70mi	3/1.0 (+1)	900 (+13%)	1mo	$51,000	$57	40
6303 Neff Ave	0.55mi	3/1.0 (+1)	910 (+15%)	9mo	$50,000	$55	37

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.46×
• Total profit: $10,351
• Equity at exit: $11,913

10-year hold

• IRR: 19.1%
• Equity multiple: 2.43×
• Total profit: $31,985
• 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: 5.5×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$419
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $408

Break-even live

Break-even rent $684

Max offer price $79,900

Occupancy floor 61%

Sensitivity live

Price	-10% $453	-5% $430	+0% $408	+5% $385	+10% $363
Rent	-10% $313	-5% $360	+0% $408	+5% $455	+10% $503
Rate	-1.0pp $448	-0.5pp $428	base $408	+0.5pp $387	+1.0pp $366

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	16d	1	0.11mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	45d	1	0.28mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	19d	1	0.30mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	18d	1	0.36mi
4865 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	630	$1,200	$1.90	45d	1	0.38mi
4837 Cadieux Rd Unit 9 Detroit, MI	2.0	1.0	650	$1,200	$1.85	45d	1	0.40mi
4811 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	663	$1,200	$1.81	23d	1	0.42mi
4811 Cadieux Rd Unit 2 Detroit, MI	1.0	1.0	600	$950	$1.58	45d	1	0.42mi
4811 Cadieux Rd Unit 10 Detroit, MI	2.0	1.0	663	$1,200	$1.81	45d	1	0.42mi
16530 E Warren Ave Unit 209 Detroit, MI	1.0	1.0	850	$1,292	$1.52	45d	1	0.45mi
17137 Ontario St Unit 1 Detroit, MI	2.0	1.0	982	$1,123	$1.14	26d	1	0.47mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	45d	1	0.47mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	19d	1	0.49mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	4d	1	0.55mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	45d	1	0.61mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	0.63mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	26d	1	0.64mi
5284 Devonshire Rd Unit 2 Detroit, MI	1.0	1.0	750	$1,050	$1.40	16d	1	0.66mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	26d	1	0.66mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	6d	1	0.66mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	0d	1	0.68mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	45d	1	0.71mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	45d	1	0.71mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	14d	1	0.71mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	0d	1	0.71mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	0.73mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	45d	1	0.73mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	45d	1	0.78mi
4627 Bedford St Unit 1 Detroit, MI	2.0	1.0	1050	$945	$0.90	21d	1	0.82mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	0.83mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	45d	1	0.85mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	45d	1	0.88mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.90mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	14d	1	0.91mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	5d	1	0.93mi
17161 Denver St Apt 10 Detroit, MI	1.0	1.0	700	$800	$1.14	12d	1	1.03mi
17161 Denver St Detroit, MI	1.0	1.0	700	$800	$1.14	14d	1	1.03mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	45d	1	1.04mi
5025 Somerset Ave Detroit, MI	1.0	1.0	772	$900	$1.17	45d	1	1.05mi
3500 Bluehill St Apt 107 Detroit, MI	1.0	1.0	600	$900	$1.50	0d	1	1.07mi

Listing history 7 events

1. 2026-03-07
   status Pending 858-char remark

   Show marketing remark (858 chars)

   Welcome home to this well-maintained two-bedroom, two full-bath ranch offering comfort, functionality, and great additional living space. Step inside to find newer flooring throughout and a bright, inviting layout. The fully finished basement expands your living area and features a beautifully updated full bathroom, making it perfect for a family room, home office, or guest space. Outside, enjoy a fully fenced backyard ideal for entertaining, pets, or relaxing evenings on the backyard patio. The one-and-a-half car detached garage provides convenient parking and extra storage. With solid updates already in place, this home is ready for its next owner to add their own finishing touches and make it truly their own. Conveniently located near shopping, dining, and major roadways, this ranch offers a great opportunity for homeowners or investors alike.

2. 2026-03-07
   status Pending

   Show marketing remark (858 chars)

   Welcome home to this well-maintained two-bedroom, two full-bath ranch offering comfort, functionality, and great additional living space. Step inside to find newer flooring throughout and a bright, inviting layout. The fully finished basement expands your living area and features a beautifully updated full bathroom, making it perfect for a family room, home office, or guest space. Outside, enjoy a fully fenced backyard ideal for entertaining, pets, or relaxing evenings on the backyard patio. The one-and-a-half car detached garage provides convenient parking and extra storage. With solid updates already in place, this home is ready for its next owner to add their own finishing touches and make it truly their own. Conveniently located near shopping, dining, and major roadways, this ranch offers a great opportunity for homeowners or investors alike.

3. 2026-01-29
   price $79,900 858-char remark

   Show marketing remark (858 chars)

   Welcome home to this well-maintained two-bedroom, two full-bath ranch offering comfort, functionality, and great additional living space. Step inside to find newer flooring throughout and a bright, inviting layout. The fully finished basement expands your living area and features a beautifully updated full bathroom, making it perfect for a family room, home office, or guest space. Outside, enjoy a fully fenced backyard ideal for entertaining, pets, or relaxing evenings on the backyard patio. The one-and-a-half car detached garage provides convenient parking and extra storage. With solid updates already in place, this home is ready for its next owner to add their own finishing touches and make it truly their own. Conveniently located near shopping, dining, and major roadways, this ranch offers a great opportunity for homeowners or investors alike.

4. 2026-01-28
   price $79,900
5. 2026-01-13
   listed $91,800 Active

   Show marketing remark (858 chars)

   Welcome home to this well-maintained two-bedroom, two full-bath ranch offering comfort, functionality, and great additional living space. Step inside to find newer flooring throughout and a bright, inviting layout. The fully finished basement expands your living area and features a beautifully updated full bathroom, making it perfect for a family room, home office, or guest space. Outside, enjoy a fully fenced backyard ideal for entertaining, pets, or relaxing evenings on the backyard patio. The one-and-a-half car detached garage provides convenient parking and extra storage. With solid updates already in place, this home is ready for its next owner to add their own finishing touches and make it truly their own. Conveniently located near shopping, dining, and major roadways, this ranch offers a great opportunity for homeowners or investors alike.

6. 2026-01-13
   listed $91,800 Active 858-char remark

   Show marketing remark (858 chars)

   Welcome home to this well-maintained two-bedroom, two full-bath ranch offering comfort, functionality, and great additional living space. Step inside to find newer flooring throughout and a bright, inviting layout. The fully finished basement expands your living area and features a beautifully updated full bathroom, making it perfect for a family room, home office, or guest space. Outside, enjoy a fully fenced backyard ideal for entertaining, pets, or relaxing evenings on the backyard patio. The one-and-a-half car detached garage provides convenient parking and extra storage. With solid updates already in place, this home is ready for its next owner to add their own finishing touches and make it truly their own. Conveniently located near shopping, dining, and major roadways, this ranch offers a great opportunity for homeowners or investors alike.

7. 1994-12-01
   soldstatus $28,000

ⓘ 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: $1,061 · $88/mo
• Projected year-2 tax: $1,146 · $95/mo
• Expected delta: +$85/yr (+$7/mo · 8.0%)

ⓘ 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 ≥96°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: $14,407
• − Mortgage interest: −$4,476
• − Property taxes: −$1,061
• − Insurance: −$400
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,324
• Taxable income: $3,841
• Est. tax owed @ 24.0%: −$922
• After-tax cash flow: $3,971/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

+185.4% since first listed

7 events — show timeline

• 2026-03-07 Pending — MiRealSource-MiMLS
• 2026-03-07 Pending — REALCOMP
• 2026-01-29 Price Changed $79,900 MiRealSource-MiMLS
• 2026-01-28 Price Changed $79,900 REALCOMP
• 2026-01-13 Listed $91,800 REALCOMP
• 2026-01-13 Listed $91,800 MiRealSource-MiMLS
• 1994-12-01 Sold (Public Records) $28,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,061 · -53.8% YoY. Source: county tax records.