5969 Cadieux Rd · Detroit, MI 48224

$129,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 51 Days on market

Built 1942 4,792 sqft lot $108/sqft · 16% above area Est $191k · 32% under

---

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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.5/10.0
• 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

This all-brick Colonial offers 3 bedrooms and 1 and a half bathrooms and presents a strong opportunity for buyers looking to invest or renovate. Located near East English Village, the property is ideal for those ready to bring their vision to life. Conveniently situated just minutes from major freeways, local schools, parks, and shopping, the location provides easy access to everyday amenities while offering long-term potential. Home is being sold As-Is.

Key facts

• All-brick colonial
• East english village
• 4,792 sq ft lot

Tags

• ALL-BRICK COLONIAL
• EAST ENGLISH VILLAGE
• EASY ACCESS TO AMENITIES

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Brick construction; Brick/mortar foundation; Asphalt roof; Built area above grade approximately 1,200; Finished area below grade approximately 859
• Exterior features: Front porch; Paved road access

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling listed
• Interior features: Finished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $892 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $42k; list at $129k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1942 — 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: 1.05% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 7.9

CMA / ARV

• ARV (median comp): $191,098
• List price: $129,000
• Delta: -32.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5762 Oldtown St	0.15mi	3/1.5	1,240 (+3%)	2mo	$138,000	$111	84
6230 Oldtown St	0.20mi	3/1.0	1,149 (-4%)	2mo	$76,000	$66	82
5279 Cadieux Rd	0.37mi	3/2.0	1,161 (-3%)	0mo	$68,000	$59	73
5960 Bishop St	0.16mi	3/1.0	1,351 (+13%)	2mo	$155,000	$115	70
9722 Everts St	0.60mi	3/1.0	1,178 (-2%)	0mo	$147,000	$125	68
11784 E Outer Dr	0.62mi	3/1.0	1,172 (-2%)	3mo	$77,000	$66	65
9369 Sanilac St	0.53mi	3/1.0	1,124 (-6%)	1mo	$65,000	$58	64
5210 Farmbrook St	0.75mi	2/1.0 (-1)	1,188 (-1%)	3mo	$85,000	$72	56
10830 Mckinney St	0.66mi	3/1.0	1,066 (-11%)	1mo	$40,199	$38	50
9771 Mckinney St	0.67mi	4/1.0 (+1)	1,112 (-7%)	2mo	$100,000	$90	50
5791 Bedford St	0.64mi	3/1.5	1,344 (+12%)	1mo	$178,000	$132	48
9922 Yorkshire Rd	0.58mi	3/2.0	1,342 (+12%)	2mo	$75,000	$56	48

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-15,091
• Equity at exit: $19,234

10-year hold

• IRR: -6.5%
• Equity multiple: 0.63×
• Total profit: $-13,523
• Equity at exit: $11,154

Cash invested: $36,120 (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: 484
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$676
• Tax from tax record: −$206 /mo · $2,474/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $138

Break-even live

Break-even rent $1,185

Max offer price $129,000

Occupancy floor 85%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	17d	1	0.17mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	0.22mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	43d	1	0.24mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	0.26mi
6154 Woodhall St Detroit, MI	2.0	1.0	1136	$1,000	$0.88	43d	1	0.29mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	16d	1	0.33mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	17d	1	0.33mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	0.37mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	0.43mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.49mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.52mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.52mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	0.54mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	0.56mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	0.56mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	0.56mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	0.60mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.60mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	24d	1	0.60mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.62mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	0.67mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.68mi
17137 Ontario St Unit 1 Detroit, MI	2.0	1.0	982	$1,123	$1.14	24d	1	0.70mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.74mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.78mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	0.79mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	1d	1	0.80mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	4d	1	0.81mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	16d	1	0.81mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	0.81mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	0.82mi
20926 Moross Rd Grosse Pointe, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	0.83mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.84mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	0.90mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.94mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	43d	1	0.94mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	43d	1	0.95mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.96mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.97mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	0.98mi

Listing history 34 events

1. 2026-06-18
   days on market $129,000 Active 51 DOM
2. 2026-06-17
   days on market $129,000 Active 50 DOM
3. 2026-06-15
   days on market $129,000 Active 48 DOM
4. 2026-06-13
   days on market $129,000 Active 46 DOM
5. 2026-06-13
   days on market $129,000 Active 45 DOM
6. 2026-06-09
   days on market $129,000 Active 42 DOM
7. 2026-06-08
   days on market $129,000 Active 41 DOM
8. 2026-06-07
   days on market $129,000 Active 40 DOM
9. 2026-06-04
   days on market $129,000 Active 37 DOM
10. 2026-06-03
    days on market $129,000 Active 36 DOM
11. 2026-06-02
    days on market $129,000 Active 35 DOM
12. 2026-06-01
    days on market $129,000 Active 34 DOM
13. 2026-05-31
    days on market $129,000 Active 33 DOM
14. 2026-04-28
    listed $129,000 Active 458-char remark

    Show marketing remark (458 chars)

    This all-brick Colonial offers 3 bedrooms and 1 and a half bathrooms and presents a strong opportunity for buyers looking to invest or renovate. Located near East English Village, the property is ideal for those ready to bring their vision to life. Conveniently situated just minutes from major freeways, local schools, parks, and shopping, the location provides easy access to everyday amenities while offering long-term potential. Home is being sold As-Is.

15. 2026-04-28
    listed $129,000 Active 458-char remark

    Show marketing remark (458 chars)

    This all-brick Colonial offers 3 bedrooms and 1 and a half bathrooms and presents a strong opportunity for buyers looking to invest or renovate. Located near East English Village, the property is ideal for those ready to bring their vision to life. Conveniently situated just minutes from major freeways, local schools, parks, and shopping, the location provides easy access to everyday amenities while offering long-term potential. Home is being sold As-Is.

16. 2018-07-20
    soldstatus $42,000
17. 2018-06-22
    soldstatus $42,000 Sold

    Show marketing remark (238 chars)

    Turn key investment opportunity near East English Village. All brick, 3 bedroom colonial with some updates. Tenant occupied at $825 per month. PLEASE DO NOT DISTURB. Sold as is. BATVAI. Buyer to comply with municipal requirements, if any.

18. 2018-06-22
    soldstatus $42,000 Closed

    Show marketing remark (238 chars)

    Turn key investment opportunity near East English Village. All brick, 3 bedroom colonial with some updates. Tenant occupied at $825 per month. PLEASE DO NOT DISTURB. Sold as is. BATVAI. Buyer to comply with municipal requirements, if any.

19. 2018-04-22
    status Pending

    Show marketing remark (238 chars)

    Turn key investment opportunity near East English Village. All brick, 3 bedroom colonial with some updates. Tenant occupied at $825 per month. PLEASE DO NOT DISTURB. Sold as is. BATVAI. Buyer to comply with municipal requirements, if any.

20. 2018-04-22
    status Pending

    Show marketing remark (238 chars)

    Turn key investment opportunity near East English Village. All brick, 3 bedroom colonial with some updates. Tenant occupied at $825 per month. PLEASE DO NOT DISTURB. Sold as is. BATVAI. Buyer to comply with municipal requirements, if any.

21. 2018-03-27
    price $48,500
22. 2018-03-26
    price $48,500

    Show marketing remark (238 chars)

    Turn key investment opportunity near East English Village. All brick, 3 bedroom colonial with some updates. Tenant occupied at $825 per month. PLEASE DO NOT DISTURB. Sold as is. BATVAI. Buyer to comply with municipal requirements, if any.

23. 2018-03-06
    listed $49,000 Active

    Show marketing remark (238 chars)

    Turn key investment opportunity near East English Village. All brick, 3 bedroom colonial with some updates. Tenant occupied at $825 per month. PLEASE DO NOT DISTURB. Sold as is. BATVAI. Buyer to comply with municipal requirements, if any.

24. 2018-03-06
    listed $49,000 Active

    Show marketing remark (238 chars)

    Turn key investment opportunity near East English Village. All brick, 3 bedroom colonial with some updates. Tenant occupied at $825 per month. PLEASE DO NOT DISTURB. Sold as is. BATVAI. Buyer to comply with municipal requirements, if any.

25. 2008-03-28
    historical
26. 2008-03-28
    historical
27. 2007-07-09
    listed $10,000
28. 2007-07-09
    listed $10,000
29. 2007-03-27
    historical
30. 2006-09-27
    listed $125,500
31. 2005-11-08
    soldstatus $125,000
32. 1995-08-18
    soldstatus $40,413
33. 1993-02-09
    soldstatus $34,532
34. 1991-04-01
    soldstatus $35,000

ⓘ 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: $2,474 · $206/mo
• Projected year-2 tax: $2,474 · $206/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 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: $16,323
• − Mortgage interest: −$7,226
• − Property taxes: −$2,474
• − Insurance: −$645
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$3,753
• Taxable loss: −$386
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $1,751/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

+268.6% since first listed

21 events — show timeline

• 2026-04-28 Listed $129,000 REALCOMP
• 2026-04-28 Listed $129,000 MiRealSource-MiMLS
• 2018-07-20 Sold (Public Records) $42,000 Public Records
• 2018-06-22 Sold (MLS) $42,000 MiRealSource-MiMLS
• 2018-06-22 Sold (MLS) $42,000 REALCOMP
• 2018-04-22 Pending — MiRealSource-MiMLS
• 2018-04-22 Pending — REALCOMP
• 2018-03-27 Price Changed $48,500 MiRealSource-MiMLS
• 2018-03-26 Price Changed $48,500 REALCOMP
• 2018-03-06 Listed $49,000 MiRealSource-MiMLS
• 2018-03-06 Listed $49,000 REALCOMP
• 2008-03-28 Listing Removed — MiRealSource-MiMLS
• 2008-03-28 Listing Removed — REALCOMP
• 2007-07-09 Listed $10,000 MiRealSource-MiMLS
• 2007-07-09 Listed $10,000 REALCOMP
• 2007-03-27 Listing Removed — REALCOMP
• 2006-09-27 Listed $125,500 REALCOMP
• 2005-11-08 Sold (Public Records) $125,000 Public Records
• 1995-08-18 Sold (Public Records) $40,413 Public Records
• 1993-02-09 Sold (Public Records) $34,532 Public Records
• 1991-04-01 Sold (Public Records) $35,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,474 · +0.4% YoY. Source: county tax records.