9272 Cascade Ave · Detroit, MI 48204

$50,000

4 bd · 2.0 ba · 2,030 sqft · SingleFamily public records · 47 Days on market

Built 1923 3,485 sqft lot Est $95k · 47% under ↓ 29% since listing

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Why this score? — see what drove the A- 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
• Appreciation +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

Listing remarks MLS

Investor opportunity in Detroit! This * * two-unit duplex at 9272 Cascade * * offers strong potential for investors looking to add value. Each unit features * * 2 bedrooms and 1 full bathroom * * with functional layouts and solid rental potential after improvements. The property * * needs some work * * and is ideal for a renovation or value-add project. * * Side lots are included in the sale * * , offering additional outdoor space and future possibilities. * * Probate sale subject to court approval. Property is being sold as-is. * * Great opportunity to restore and build equity in this Detroit multi-family property. Back on the Market buyer did not perform.

Key facts

• Side lots included
• Two-unit duplex
• Functional layouts

Tags

• TWO-UNIT DUPLEX
• FUNCTIONAL LAYOUTS
• SOLID RENTAL POTENTIAL
• SIDE LOTS INCLUDED
• ADDITIONAL OUTDOOR SPACE
• DETROIT MULTI-FAMILY PROPERTY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.2% 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: 244 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,694/mo this rent would consume 59% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts 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 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1923 — 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: 3.39% ✓
• Cap rate: 29.24%
• Cash-on-cash: 81.95%
• DSCR: 4.65
• GRM: 2.5

CMA / ARV

• ARV (median comp): $95,090
• List price: $50,000
• Delta: -47.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4033 Clairmount St	0.38mi	3/1.0 (-1)	2,058 (+1%)	0mo	$150,000	$73	71
8740 Arcadia St	0.36mi	3/3.0 (-1)	1,900 (-6%)	5mo	$52,000	$27	60
3774 Gladstone St	0.52mi	4/1.5	1,957 (-4%)	10mo	$125,000	$64	60
3761 Taylor St	0.49mi	3/2.0 (-1)	2,145 (+6%)	7mo	$65,409	$30	57
9400 Wildemere St	0.71mi	3/1.5 (-1)	2,080 (+2%)	4mo	$42,000	$20	52
11642 Cascade St	0.63mi	3/1.5 (-1)	1,952 (-4%)	6mo	$83,000	$43	52
4032 Vicksburg St	0.74mi	4/2.0	1,900 (-6%)	9mo	$248,500	$131	47
3210 Hazelwood St	0.72mi	3/1.5 (-1)	1,989 (-2%)	19mo	$122,000	$61	40
4676 Vancouver St	0.70mi	3/2.0 (-1)	2,143 (+6%)	17mo	$90,000	$42	39
11738 Cascade Ave	0.72mi	3/1.0 (-1)	1,872 (-8%)	14mo	$28,000	$15	32
3286 Gladstone St	0.68mi	4/1.5	1,742 (-14%)	22mo	$30,000	$17	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 91.7%
• Equity multiple: 7.30×
• Total profit: $88,170
• Equity at exit: $45,044

10-year hold

• IRR: 86.6%
• Equity multiple: 16.13×
• Total profit: $211,857
• Equity at exit: $97,139

Cash invested: $14,000 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$262
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $956

Break-even live

Break-even rent $483

Max offer price $50,000

Occupancy floor 39%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	0.52mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	17d	1	0.65mi
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	17d	1	0.70mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	17d	1	0.82mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.87mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.87mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	0.87mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	0.88mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	0.90mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	1.05mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	44d	1	1.06mi
2509 Gladstone St Unit 1 Detroit, MI	3.0	2.0	3000	$2,650	$0.88	2d	1	1.10mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	10d	1	1.16mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	15d	1	1.16mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	2d	1	1.16mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	17d	1	1.19mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	1.19mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	1.20mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	1.20mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	44d	1	1.20mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	24d	1	1.24mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	2d	1	1.37mi
3747 Tyler St Detroit, MI	3.0	1.0	2600	$1,700	$0.65	24d	1	1.39mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	1.42mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	5d	1	1.45mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	1.49mi

Listing history 31 events

1. 2026-06-18
   days on market $50,000 Active 47 DOM
2. 2026-06-17
   days on market $50,000 Active 46 DOM
3. 2026-06-15
   days on market $50,000 Active 44 DOM
4. 2026-06-13
   days on market $50,000 Active 42 DOM
5. 2026-06-13
   days on market $50,000 Active 41 DOM
6. 2026-06-09
   days on market $50,000 Active 38 DOM
7. 2026-06-08
   days on market $50,000 Active 37 DOM
8. 2026-06-07
   days on market $50,000 Active 36 DOM
9. 2026-06-04
   days on market $50,000 Active 33 DOM
10. 2026-06-03
    days on market $50,000 Active 32 DOM
11. 2026-06-02
    days on market $50,000 Active 31 DOM
12. 2026-06-01
    days on market $50,000 Active 30 DOM
13. 2026-05-31
    days on market $50,000 Active 29 DOM
14. 2026-05-15
    status Active 682-char remark

    Show marketing remark (682 chars)

    Investor opportunity in Detroit! This * * two-unit duplex at 9272 Cascade * * offers strong potential for investors looking to add value. Each unit features * * 2 bedrooms and 1 full bathroom * * with functional layouts and solid rental potential after improvements. The property * * needs some work * * and is ideal for a renovation or value-add project. * * Side lots are included in the sale * * , offering additional outdoor space and future possibilities. * * Probate sale subject to court approval. Property is being sold as-is. * * Great opportunity to restore and build equity in this Detroit multi-family property. Back on the Market buyer did not perform.

15. 2026-05-15
    status Active 682-char remark

    Show marketing remark (682 chars)

    Investor opportunity in Detroit! This * * two-unit duplex at 9272 Cascade * * offers strong potential for investors looking to add value. Each unit features * * 2 bedrooms and 1 full bathroom * * with functional layouts and solid rental potential after improvements. The property * * needs some work * * and is ideal for a renovation or value-add project. * * Side lots are included in the sale * * , offering additional outdoor space and future possibilities. * * Probate sale subject to court approval. Property is being sold as-is. * * Great opportunity to restore and build equity in this Detroit multi-family property. Back on the Market buyer did not perform.

16. 2026-03-26
    status Pending 682-char remark

    Show marketing remark (682 chars)

    Investor opportunity in Detroit! This * * two-unit duplex at 9272 Cascade * * offers strong potential for investors looking to add value. Each unit features * * 2 bedrooms and 1 full bathroom * * with functional layouts and solid rental potential after improvements. The property * * needs some work * * and is ideal for a renovation or value-add project. * * Side lots are included in the sale * * , offering additional outdoor space and future possibilities. * * Probate sale subject to court approval. Property is being sold as-is. * * Great opportunity to restore and build equity in this Detroit multi-family property. Back on the Market buyer did not perform.

17. 2026-03-26
    status Pending 682-char remark

    Show marketing remark (682 chars)

    Investor opportunity in Detroit! This * * two-unit duplex at 9272 Cascade * * offers strong potential for investors looking to add value. Each unit features * * 2 bedrooms and 1 full bathroom * * with functional layouts and solid rental potential after improvements. The property * * needs some work * * and is ideal for a renovation or value-add project. * * Side lots are included in the sale * * , offering additional outdoor space and future possibilities. * * Probate sale subject to court approval. Property is being sold as-is. * * Great opportunity to restore and build equity in this Detroit multi-family property. Back on the Market buyer did not perform.

18. 2026-03-13
    listed $50,000 Active 682-char remark

    Show marketing remark (682 chars)

    Investor opportunity in Detroit! This * * two-unit duplex at 9272 Cascade * * offers strong potential for investors looking to add value. Each unit features * * 2 bedrooms and 1 full bathroom * * with functional layouts and solid rental potential after improvements. The property * * needs some work * * and is ideal for a renovation or value-add project. * * Side lots are included in the sale * * , offering additional outdoor space and future possibilities. * * Probate sale subject to court approval. Property is being sold as-is. * * Great opportunity to restore and build equity in this Detroit multi-family property. Back on the Market buyer did not perform.

19. 2026-03-13
    listed $50,000 Active 682-char remark

    Show marketing remark (682 chars)

    Investor opportunity in Detroit! This * * two-unit duplex at 9272 Cascade * * offers strong potential for investors looking to add value. Each unit features * * 2 bedrooms and 1 full bathroom * * with functional layouts and solid rental potential after improvements. The property * * needs some work * * and is ideal for a renovation or value-add project. * * Side lots are included in the sale * * , offering additional outdoor space and future possibilities. * * Probate sale subject to court approval. Property is being sold as-is. * * Great opportunity to restore and build equity in this Detroit multi-family property. Back on the Market buyer did not perform.

20. 2025-11-17
    status Pending
21. 2025-11-17
    status Pending
22. 2025-11-17
    historical
23. 2025-11-17
    historical
24. 2025-10-21
    status Active
25. 2025-10-21
    status Active
26. 2025-08-22
    status Pending
27. 2025-08-22
    status Pending
28. 2025-06-27
    price $50,000
29. 2025-06-27
    price $50,000
30. 2025-04-04
    listed $70,000 Active
31. 2025-04-04
    listed $70,000 Active

ⓘ 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: $1,185 · $99/mo
• Projected year-2 tax: $1,185 · $99/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $20,322
• − Mortgage interest: −$2,801
• − Property taxes: −$1,185
• − Insurance: −$250
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$1,455
• Taxable income: $11,380
• Est. tax owed @ 24.0%: −$2,731
• After-tax cash flow: $8,741/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

-28.6% since first listed

18 events — show timeline

• 2026-05-15 Relisted — REALCOMP
• 2026-05-15 Relisted — MiRealSource-MiMLS
• 2026-03-26 Pending — MiRealSource-MiMLS
• 2026-03-26 Pending — REALCOMP
• 2026-03-13 Listed $50,000 MiRealSource-MiMLS
• 2026-03-13 Listed $50,000 REALCOMP
• 2025-11-17 Pending — REALCOMP
• 2025-11-17 Pending — MiRealSource-MiMLS
• 2025-11-17 Listing Removed — MiRealSource-MiMLS
• 2025-11-17 Listing Removed — REALCOMP
• 2025-10-21 Relisted — REALCOMP
• 2025-10-21 Relisted — MiRealSource-MiMLS
• 2025-08-22 Pending — REALCOMP
• 2025-08-22 Pending — MiRealSource-MiMLS
• 2025-06-27 Price Changed $50,000 MiRealSource-MiMLS
• 2025-06-27 Price Changed $50,000 REALCOMP
• 2025-04-04 Listed $70,000 REALCOMP
• 2025-04-04 Listed $70,000 MiRealSource-MiMLS

Property tax history

+1.6%/yr

Latest (2025): $1,185 · -8.8% YoY. Source: county tax records.