4845 University Pl · Detroit, MI 48224

$95,000

3 bd · 1.0 ba · 634 sqft · SingleFamily public records · 247 Days on market

Built 1941 6,534 sqft lot $150/sqft · 181% above area Est $77k · 23% over

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Why this score? — see what drove the C 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• 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

Add this fully renovated Bungalow to your portfolio. This tenant occupied home is a great investment opportunity for a beginner investor looking to purchase a cash flowing property or for a seasoned investor looking to add to their portfolio. The property has been fully updated and is ready for move-in or a great rental for investment purchase. Home features hard wood floors throughout, new kitchen, updated bathroom. New roof, electric, and plumbing done in 2022. Backyard is fully fenced in with wooden privacy fence. Home has Certificate Of Occupancy valid through 6/01/27 Tenant-occupied and professionally managed by Clara Robinson PA Property Management, offering a seamless transition for the new owner.

Key facts

• Hard wood floors
• New kitchen
• Updated bathroom

Tags

• FULLY RENOVATED BUNGALOW
• HARD WOOD FLOORS
• NEW KITCHEN
• UPDATED BATHROOM
• NEW ROOF
• ELECTRIC AND PLUMBING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 36% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 24y 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 $45k; list at $95k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.40% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.64%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $77,348
• List price: $95,000
• Delta: 22.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4528 Marseilles St	0.18mi	3/1.0	637 (+0%)	7mo	$77,500	$122	85
5558 Radnor St	0.47mi	2/1.0 (-1)	660 (+4%)	6mo	$18,000	$27	61
5036 Farmbrook St	0.23mi	2/1.0 (-1)	670 (+6%)	18mo	$28,000	$42	60
5251 Neff Ave	0.31mi	2/1.0 (-1)	720 (+14%)	2mo	$46,000	$64	57
5298 Neff Ave	0.33mi	2/1.0 (-1)	720 (+14%)	2mo	$46,000	$64	56
5310 Lafontaine St	0.55mi	2/1.0 (-1)	629 (-1%)	16mo	$69,900	$111	55
4811 Radnor St	0.21mi	2/1.0 (-1)	719 (+13%)	10mo	$50,000	$70	54
5290 University Pl	0.30mi	2/1.0 (-1)	721 (+14%)	5mo	$60,000	$83	54
5031 Anatole St	0.49mi	2/1.0 (-1)	654 (+3%)	18mo	$85,000	$130	52
4367 Neff Ave	0.27mi	2/1.0 (-1)	687 (+8%)	21mo	$17,000	$25	51
5220 Lafontaine St	0.55mi	2/1.0 (-1)	604 (-5%)	14mo	$30,500	$50	50
5546 Neff Ave	0.40mi	2/1.0 (-1)	720 (+14%)	14mo	$74,900	$104	42

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: 7.8%
• Equity multiple: 1.30×
• Total profit: $7,949
• Equity at exit: $14,165

10-year hold

• IRR: 15.1%
• Equity multiple: 2.10×
• Total profit: $29,164
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$498
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $413

Break-even live

Break-even rent $811

Max offer price $95,000

Occupancy floor 64%

Sensitivity live

Price	-10% $467	-5% $440	+0% $413	+5% $386	+10% $359
Rent	-10% $308	-5% $360	+0% $413	+5% $466	+10% $518
Rate	-1.0pp $461	-0.5pp $437	base $413	+0.5pp $388	+1.0pp $363

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4837 Cadieux Rd Unit 9 Detroit, MI	2.0	1.0	650	$1,200	$1.85	44d	1	0.43mi
4865 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	630	$1,200	$1.90	44d	1	0.43mi
4811 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	663	$1,200	$1.81	22d	1	0.44mi
4811 Cadieux Rd Unit 10 Detroit, MI	2.0	1.0	663	$1,200	$1.81	44d	1	0.44mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	25d	1	1.12mi

Listing history 50 events

1. 2026-06-21
   days on market $95,000 Active 247 DOM
2. 2026-06-18
   days on market $95,000 Active 244 DOM
3. 2026-06-17
   days on market $95,000 Active 243 DOM
4. 2026-06-15
   days on market $95,000 Active 241 DOM
5. 2026-06-13
   days on market $95,000 Active 239 DOM
6. 2026-06-13
   days on market $95,000 Active 238 DOM
7. 2026-06-09
   days on market $95,000 Active 235 DOM
8. 2026-06-08
   days on market $95,000 Active 234 DOM
9. 2026-06-07
   days on market $95,000 Active 233 DOM
10. 2026-06-04
    days on market $95,000 Active 230 DOM
11. 2026-06-03
    days on market $95,000 Active 229 DOM
12. 2026-06-01
    days on market $95,000 Active 227 DOM
13. 2026-05-31
    days on market $95,000 Active 226 DOM
14. 2025-10-17
    listed $95,000 Active 713-char remark

    Show marketing remark (713 chars)

    Add this fully renovated Bungalow to your portfolio. This tenant occupied home is a great investment opportunity for a beginner investor looking to purchase a cash flowing property or for a seasoned investor looking to add to their portfolio. The property has been fully updated and is ready for move-in or a great rental for investment purchase. Home features hard wood floors throughout, new kitchen, updated bathroom. New roof, electric, and plumbing done in 2022. Backyard is fully fenced in with wooden privacy fence. Home has Certificate Of Occupancy valid through 6/01/27 Tenant-occupied and professionally managed by Clara Robinson PA Property Management, offering a seamless transition for the new owner.

15. 2025-10-17
    listed $95,000 Active 713-char remark

    Show marketing remark (713 chars)

    Add this fully renovated Bungalow to your portfolio. This tenant occupied home is a great investment opportunity for a beginner investor looking to purchase a cash flowing property or for a seasoned investor looking to add to their portfolio. The property has been fully updated and is ready for move-in or a great rental for investment purchase. Home features hard wood floors throughout, new kitchen, updated bathroom. New roof, electric, and plumbing done in 2022. Backyard is fully fenced in with wooden privacy fence. Home has Certificate Of Occupancy valid through 6/01/27 Tenant-occupied and professionally managed by Clara Robinson PA Property Management, offering a seamless transition for the new owner.

16. 2022-10-07
    soldstatus $45,000 Sold
17. 2022-10-07
    soldstatus $45,000
18. 2022-10-07
    listed $45,000 Active
19. 2022-10-07
    listed $45,000
20. 2022-09-26
    soldstatus $45,000
21. 2022-07-25
    historical
22. 2022-07-19
    status Pending
23. 2022-07-19
    status Pending
24. 2022-07-19
    historical
25. 2022-06-23
    price $38,000
26. 2022-06-23
    price $38,000
27. 2022-05-09
    historical
28. 2022-05-09
    listed $45,000 Active
29. 2022-05-09
    listed $45,000 Active
30. 2022-05-09
    historical
31. 2022-03-01
    historical
32. 2022-03-01
    listed $52,000 Active
33. 2022-03-01
    listed $52,000 Active
34. 2022-03-01
    historical
35. 2022-02-10
    listed $58,000 Active
36. 2022-02-10
    listed $58,000 Active
37. 2014-01-21
    soldstatus $4,105
38. 2014-01-08
    soldstatus $4,105
39. 2014-01-08
    soldstatus $4,105
40. 2013-12-04
    historical
41. 2013-11-19
    listed $4,000
42. 2013-11-19
    listed $4,000
43. 2012-10-23
    soldstatus $80,614
44. 2003-11-28
    soldstatus $69,000
45. 2003-07-21
    soldstatus $67,000
46. 2003-03-28
    historical
47. 2002-12-15
    listed $69,900
48. 2002-12-02
    soldstatus $32,500
49. 2002-09-05
    historical
50. 2002-01-31
    listed $34,900

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$115/yr (+$10/mo · 9.3%)

ⓘ 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 ≥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: $16,005
• − Mortgage interest: −$5,321
• − Property taxes: −$1,233
• − Insurance: −$475
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$2,764
• Taxable income: $3,651
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $4,081/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

+375.0% since first listed

38 events — show timeline

• 2025-10-17 Listed $95,000 REALCOMP
• 2025-10-17 Listed $95,000 MiRealSource-MiMLS
• 2022-10-07 Listed $45,000 MiRealSource-MiMLS
• 2022-10-07 Listed $45,000 REALCOMP
• 2022-10-07 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2022-10-07 Sold (MLS) $45,000 REALCOMP
• 2022-09-26 Sold (Public Records) $45,000 Public Records
• 2022-07-25 Listing Removed — REALCOMP
• 2022-07-19 Pending — MiRealSource-MiMLS
• 2022-07-19 Pending — REALCOMP
• 2022-07-19 Listing Removed — MiRealSource-MiMLS
• 2022-06-23 Price Changed $38,000 MiRealSource-MiMLS
• 2022-06-23 Price Changed $38,000 REALCOMP
• 2022-05-09 Listing Removed — REALCOMP
• 2022-05-09 Listing Removed — MiRealSource-MiMLS
• 2022-05-09 Listed $45,000 MiRealSource-MiMLS
• 2022-05-09 Listed $45,000 REALCOMP
• 2022-03-01 Listing Removed — REALCOMP
• 2022-03-01 Listing Removed — MiRealSource-MiMLS
• 2022-03-01 Listed $52,000 MiRealSource-MiMLS
• 2022-03-01 Listed $52,000 REALCOMP
• 2022-02-10 Listed $58,000 MiRealSource-MiMLS
• 2022-02-10 Listed $58,000 REALCOMP
• 2014-01-21 Sold (Public Records) $4,105 Public Records
• 2014-01-08 Sold (MLS) $4,105 REALCOMP
• 2014-01-08 Sold (MLS) $4,105 MiRealSource-MiMLS
• 2013-12-04 Listing Removed — MiRealSource-MiMLS
• 2013-11-19 Listed $4,000 REALCOMP
• 2013-11-19 Listed $4,000 MiRealSource-MiMLS
• 2012-10-23 Sold (Public Records) $80,614 Public Records
• 2003-11-28 Sold (Public Records) $69,000 Public Records
• 2003-07-21 Sold (MLS) $67,000 MiRealSource-MiMLS
• 2003-03-28 Listing Removed — MiRealSource-MiMLS
• 2002-12-15 Listed $69,900 MiRealSource-MiMLS
• 2002-12-02 Sold (MLS) $32,500 MiRealSource-MiMLS
• 2002-09-05 Listing Removed — MiRealSource-MiMLS
• 2002-01-31 Listed $34,900 MiRealSource-MiMLS
• 1999-06-03 Sold (Public Records) $20,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,233 · -37.1% YoY. Source: county tax records.