9288 Camley St · Detroit, MI 48224

$105,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 65 Days on market

Built 1944 6,970 sqft lot $122/sqft · 55% above area

---

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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Updated Detroit Brick Ranch – Minutes from Downtown! Discover this beautifully updated Detroit brick ranch featuring modern finishes, a bonus room addition, and an unbeatable location just minutes from downtown with easy access to major highways. Bbrand-new luxury vinyl plank flooring throughout and a stylishly renovated kitchen showcasing stainless steel appliances, butcher block countertops, and sleek cabinetry. The chic, fully updated bathroom offers a designer touch with a tile accent wall, walk-in shower, and modern vanity. Enjoy the comfort of a quiet street with long-term neighbors and a spacious backyard perfect for entertaining, pets, or a garden. Move-in ready and packed with character, this home blends classic Detroit charm with modern convenience - the perfect choice for first-time buyers, investors, or anyone looking for a turnkey property close to it all.

Key facts

• Renovated kitchen
• Modern finishes
• Bonus room addition

Tags

• UPDATED DETROIT BRICK RANCH
• BONUS ROOM ADDITION
• MODERN FINISHES
• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% 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; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 34% 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 $726 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $2k; list at $105k implies a 6900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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: 1.20% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 6.9

CMA / ARV

• ARV (median comp): $69,543
• List price: $105,000
• Delta: 50.99%
• 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
10704 Duprey St	0.23mi	3/1.0 (+1)	845 (-2%)	6mo	$104,000	$123	76
6156 Lodewyck St	0.40mi	3/1.0 (+1)	900 (+4%)	1mo	$51,000	$57	69
11035 Worden St	0.43mi	3/1.0 (+1)	834 (-4%)	3mo	$55,000	$66	67
10510 Duprey St	0.18mi	3/1.0 (+1)	947 (+10%)	6mo	$90,000	$95	66
20300 Mccormick St	0.45mi	3/1.0 (+1)	940 (+9%)	1mo	$60,000	$64	59
10945 Peerless St	0.38mi	3/1.0 (+1)	964 (+12%)	2mo	$54,000	$56	57
11017 Worden St	0.43mi	3/1.0 (+1)	961 (+11%)	0mo	$47,500	$49	56
11490 Somerset Ave	0.56mi	3/1.0 (+1)	915 (+6%)	4mo	$70,000	$77	55
6106 Oldtown St	0.41mi	3/1.5 (+1)	961 (+11%)	1mo	$132,000	$137	54
5981 University Pl	0.42mi	3/1.0 (+1)	964 (+12%)	3mo	$64,000	$66	54
6135 Marseilles St	0.37mi	3/1.0 (+1)	988 (+14%)	0mo	$55,000	$56	54
20301 Kenosha St	0.62mi	3/1.0 (+1)	949 (+10%)	5mo	$57,000	$60	46

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $875
• Equity at exit: $15,656

10-year hold

• IRR: 8.1%
• Equity multiple: 1.56×
• Total profit: $16,333
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$551
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $325

Break-even live

Break-even rent $851

Max offer price $105,000

Occupancy floor 69%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	0.13mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	0.20mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	0.20mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	0.22mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	17d	1	0.29mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	0.30mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	0.32mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.33mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	0.40mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.42mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.45mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	17d	1	0.46mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.47mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	24d	1	0.51mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	16d	1	0.53mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	24d	1	0.54mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	0.55mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	0.56mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.58mi
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	3d	1	0.59mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	24d	1	0.62mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	14d	1	0.72mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.72mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.76mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	43d	1	0.77mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	43d	1	0.77mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.82mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.83mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.84mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.84mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	0.85mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.85mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.90mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	0.90mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	2d	1	0.97mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	17d	1	0.97mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	2d	1	0.98mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	17d	1	0.98mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.99mi
4865 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	630	$1,200	$1.90	43d	1	1.11mi

Listing history 29 events

1. 2026-06-18
   days on market $105,000 Active 65 DOM
2. 2026-06-17
   days on market $105,000 Active 64 DOM
3. 2026-06-15
   days on market $105,000 Active 62 DOM
4. 2026-06-13
   days on market $105,000 Active 60 DOM
5. 2026-06-13
   days on market $105,000 Active 59 DOM
6. 2026-06-09
   days on market $105,000 Active 56 DOM
7. 2026-06-08
   days on market $105,000 Active 55 DOM
8. 2026-06-07
   days on market $105,000 Active 54 DOM
9. 2026-06-04
   days on market $105,000 Active 51 DOM
10. 2026-06-03
    days on market $105,000 Active 50 DOM
11. 2026-06-02
    days on market $105,000 Active 49 DOM
12. 2026-06-01
    days on market $105,000 Active 48 DOM
13. 2026-05-31
    days on market $105,000 Active 47 DOM
14. 2026-04-14
    listed $105,000 Active 906-char remark

    Show marketing remark (898 chars)

    Fully Updated Detroit Brick Ranch – Minutes from Downtown! Discover this beautifully updated Detroit brick ranch featuring modern finishes, a bonus room addition, and an unbeatable location just minutes from downtown with easy access to major highways. Bbrand-new luxury vinyl plank flooring throughout and a stylishly renovated kitchen showcasing stainless steel appliances, butcher block countertops, and sleek cabinetry. The chic, fully updated bathroom offers a designer touch with a tile accent wall, walk-in shower, and modern vanity. Enjoy the comfort of a quiet street with long-term neighbors and a spacious backyard perfect for entertaining, pets, or a garden. Move-in ready and packed with character, this home blends classic Detroit charm with modern convenience—the perfect choice for first-time buyers, investors, or anyone looking for a turnkey property close to it all.

15. 2026-04-14
    listed $105,000 Active 898-char remark

    Show marketing remark (898 chars)

    Fully Updated Detroit Brick Ranch – Minutes from Downtown! Discover this beautifully updated Detroit brick ranch featuring modern finishes, a bonus room addition, and an unbeatable location just minutes from downtown with easy access to major highways. Bbrand-new luxury vinyl plank flooring throughout and a stylishly renovated kitchen showcasing stainless steel appliances, butcher block countertops, and sleek cabinetry. The chic, fully updated bathroom offers a designer touch with a tile accent wall, walk-in shower, and modern vanity. Enjoy the comfort of a quiet street with long-term neighbors and a spacious backyard perfect for entertaining, pets, or a garden. Move-in ready and packed with character, this home blends classic Detroit charm with modern convenience—the perfect choice for first-time buyers, investors, or anyone looking for a turnkey property close to it all.

16. 2026-04-11
    historical
17. 2026-04-11
    historical
18. 2026-01-08
    price $105,000
19. 2026-01-07
    price $105,000
20. 2025-11-11
    listed $110,000 Active
21. 2025-11-11
    listed $110,000 Active
22. 2008-11-10
    soldstatus $1,500
23. 2008-08-15
    listed $4,500
24. 2008-04-04
    historical
25. 2008-04-03
    historical
26. 2007-08-24
    listed $22,872
27. 2007-08-24
    listed $22,872
28. 2000-10-24
    soldstatus $71,000
29. 1999-12-30
    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: $935 · $78/mo
• Projected year-2 tax: $1,276 · $106/mo
• Expected delta: +$341/yr (+$28/mo · 36.4%)

ⓘ 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: $15,155
• − Mortgage interest: −$5,882
• − Property taxes: −$935
• − Insurance: −$525
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,055
• Taxable income: $2,334
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $3,345/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

+200.0% since first listed

16 events — show timeline

• 2026-04-14 Listed $105,000 REALCOMP
• 2026-04-14 Listed $105,000 MiRealSource-MiMLS
• 2026-04-11 Listing Removed — MiRealSource-MiMLS
• 2026-04-11 Listing Removed — REALCOMP
• 2026-01-08 Price Changed $105,000 MiRealSource-MiMLS
• 2026-01-07 Price Changed $105,000 REALCOMP
• 2025-11-11 Listed $110,000 MiRealSource-MiMLS
• 2025-11-11 Listed $110,000 REALCOMP
• 2008-11-10 Sold (MLS) $1,500 REALCOMP
• 2008-08-15 Listed $4,500 REALCOMP
• 2008-04-04 Listing Removed — MiRealSource-MiMLS
• 2008-04-03 Listing Removed — REALCOMP
• 2007-08-24 Listed $22,872 REALCOMP
• 2007-08-24 Listed $22,872 MiRealSource-MiMLS
• 2000-10-24 Sold (Public Records) $71,000 Public Records
• 1999-12-30 Sold (Public Records) $35,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $935 · -55.0% YoY. Source: county tax records.