20042 Cameron St · Detroit, MI 48203

$35,900

4 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 6 Days on market

Built 1926 3,485 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Will be a great investment. This is a 2 story flat, could pull in approximately $1600 a month. Separate electric meters. Needs rehab but is worth the money. Buyer must provide proof prior to showing. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified. Buyer must provide prood of funds prior to showing.

Key facts

• 3,485 sq ft lot
• Built 1926
• Listed 6 days

Property features AI

Finance

• Other: Pets not allowed

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Multi-family residential property; One-and-a-half story layout
• Construction: Built with other construction materials; Block foundation
• Exterior features: Covered porch

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Forced air heating; Natural gas heating; ENERGY STAR qualified heating equipment; No central cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Electric and gas dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $36k).
• Cap rate 41.2% 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: 216 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,699/mo this rent would consume 53% of the median local household income ($38k/yr) (locally 1192% 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 $248 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: property tax is 3.2% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,900

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.73% ✓
• Cap rate: 41.15%
• Cash-on-cash: 124.50%
• DSCR: 6.54
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $110,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20070 Irvington St	0.23mi	3/1.5 (-1)	1,515 (+0%)	1mo	$89,900	$59	84
20166 Riopelle St	0.38mi	3/1.0 (-1)	1,450 (-4%)	7mo	$103,000	$71	63
20410 Hull St	0.33mi	4/2.0	1,326 (-12%)	8mo	$108,000	$81	56
1226 E Bernhard Ave	0.62mi	3/2.5 (-1)	1,464 (-3%)	3mo	$285,000	$195	54
19415 Riopelle St	0.49mi	3/1.5 (-1)	1,350 (-11%)	6mo	$85,000	$63	49
800 E Bernhard Ave	0.63mi	3/1.0 (-1)	1,390 (-8%)	2mo	$175,000	$126	48
19976 Conant St	0.73mi	3/2.0 (-1)	1,500 (-1%)	12mo	$110,000	$73	48
20494 Orleans St	0.52mi	3/1.0 (-1)	1,356 (-10%)	6mo	$55,000	$41	46
19632 Coventry St	0.48mi	4/1.0	1,300 (-14%)	8mo	$80,000	$62	45
19942 Saint Aubin St	0.62mi	3/1.0 (-1)	1,350 (-11%)	4mo	$38,000	$28	43
19396 Keating St	0.51mi	3/2.0 (-1)	1,300 (-14%)	12mo	$115,578	$89	36
417 E Bernhard Ave	0.73mi	3/2.5 (-1)	1,342 (-11%)	11mo	$215,000	$160	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.03×
• Total profit: $60,661
• Equity at exit: $5,353

10-year hold

• IRR: —
• Equity multiple: 14.79×
• Total profit: $138,583
• Equity at exit: $3,104

Cash invested: $10,052 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$188
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $1,043

Break-even live

Break-even rent $379

Max offer price $35,900

Occupancy floor 34%

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20008 Hull St Highland Park, MI	5.0	2.0	1332	$1,600	$1.20	16d	1	0.27mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	21d	1	0.45mi
329 W Muir Ave Hazel Park, MI	4.0	2.0	1606	$2,000	$1.25	10d	1	0.76mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	0.78mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	21d	1	0.83mi
1330 E Chesterfield St Ferndale, MI	4.0	2.0	1795	$2,800	$1.56	1d	1	1.01mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	1.02mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	43d	1	1.22mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	24d	1	1.36mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	1.37mi

Listing history 8 events

1. 2026-06-18
   listing id $35,900 Active 6 DOM
2. 2026-06-17
   listing id $35,900 Active 6 DOM
3. 2026-06-17
   days on market $35,900 Active 6 DOM
4. 2026-06-16
   days on market $35,900 Active 5 DOM
5. 2026-06-15
   days on market $35,900 Active 4 DOM
6. 2026-06-13
   days on market $35,900 Active 2 DOM
7. 2026-06-13
   remarks 392-char remark
8. 2026-06-13
   listed $35,900 Active 1 DOM

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,156 · $96/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 2/10 Low FEMA zone X (unshaded) · 6% 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,392
• − Mortgage interest: −$2,011
• − Property taxes: −$1,156
• − Insurance: −$180
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$1,044
• Taxable income: $12,738
• Est. tax owed @ 24.0%: −$3,057
• After-tax cash flow: $9,457/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): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $35,900 REALCOMP
• 2026-06-09 Listed $35,900 MiRealSource-MiMLS

Property tax history

+1.4%/yr

Latest (2025): $1,156 · +0.4% YoY. Source: county tax records.