9261 Camley St · Detroit, MI 48224

$39,900

2 bd · 1.0 ba · 726 sqft · SingleFamily public records · 71 Days on market

Built 1944 4,792 sqft lot $55/sqft · 38% below area Est $65k · 38% under ↓ 17% since listing

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Why this score? — see what drove the B+ 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
• 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

Investors Unlock the Potential in this eastside one story brick ranch! Featuring two bedrooms and a full basement, with some TLC this investment will bring you the return you are looking for! Schedule your showing today!

Key facts

• 4,792 sq ft lot
• Garage
• Built 1944

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.5% 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: Rents flat; 484 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 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 + 0.7% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.68% ✓
• Cap rate: 21.53%
• Cash-on-cash: 54.43%
• DSCR: 3.42
• GRM: 3.1

CMA / ARV

• ARV (median comp): $64,622
• List price: $39,900
• Delta: -38.26%
• 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
6183 Woodhall St	0.29mi	3/1.0 (+1)	720 (-1%)	1mo	$32,000	$44	79
9240 Camley St	0.03mi	2/1.0	729 (+0%)	23mo	$110,000	$151	79
5546 Neff Ave	0.69mi	2/1.0	720 (-1%)	14mo	$74,900	$104	55
10878 Balfour Rd	0.48mi	3/1.0 (+1)	784 (+8%)	6mo	$70,000	$89	55
19670 Mccormick St	0.70mi	2/1.0	696 (-4%)	8mo	$55,000	$79	54
5955 Guilford St	0.45mi	3/1.0 (+1)	802 (+10%)	6mo	$43,000	$54	52
10827 Balfour Rd	0.52mi	3/1.0 (+1)	784 (+8%)	7mo	$72,500	$92	51
11035 Worden St	0.42mi	3/1.0 (+1)	834 (+15%)	3mo	$55,000	$66	48
19724 Mccormick St	0.66mi	2/1.0	696 (-4%)	19mo	$80,000	$115	46
18921 Moon St	0.52mi	2/1.5	800 (+10%)	17mo	$135,000	$169	42
11685 Beaconsfield St	0.68mi	3/1.0 (+1)	799 (+10%)	10mo	$65,000	$81	38
10670 Nottingham Rd	0.75mi	2/1.0	827 (+14%)	5mo	$35,000	$42	38

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: 49.9%
• Equity multiple: 3.10×
• Total profit: $23,481
• Equity at exit: $5,949

10-year hold

• IRR: 54.4%
• Equity multiple: 5.73×
• Total profit: $52,877
• Equity at exit: $3,450

Cash invested: $11,172 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$209
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $507

Break-even live

Break-even rent $426

Max offer price $39,900

Occupancy floor 48%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	3d	1	0.63mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	15d	1	0.71mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	0.72mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	44d	1	0.73mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.80mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	1.09mi
4865 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	630	$1,200	$1.90	44d	1	1.12mi
4837 Cadieux Rd Unit 9 Detroit, MI	2.0	1.0	650	$1,200	$1.85	44d	1	1.14mi
4811 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	663	$1,200	$1.81	22d	1	1.16mi
4811 Cadieux Rd Unit 2 Detroit, MI	1.0	1.0	600	$950	$1.58	44d	1	1.16mi
4811 Cadieux Rd Unit 10 Detroit, MI	2.0	1.0	663	$1,200	$1.81	44d	1	1.16mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	24d	1	1.23mi
5284 Devonshire Rd Unit 2 Detroit, MI	1.0	1.0	750	$1,050	$1.40	15d	1	1.23mi
16241 Seven Mile E Unit 4 Detroit, MI	1.0	1.0	650	$650	$1.00	44d	1	1.40mi

Listing history 19 events

1. 2026-06-18
   days on market $39,900 Active 71 DOM
2. 2026-06-17
   days on market $39,900 Active 70 DOM
3. 2026-06-15
   pricedays on market $39,900 Active 68 DOM
4. 2026-06-13
   days on market $44,000 Active 66 DOM
5. 2026-06-13
   days on market $44,000 Active 65 DOM
6. 2026-06-09
   days on market $44,000 Active 62 DOM
7. 2026-06-08
   days on market $44,000 Active 61 DOM
8. 2026-06-07
   pricedays on market $44,000 Active 60 DOM
9. 2026-06-04
   days on market $45,000 Active 57 DOM
10. 2026-06-03
    days on market $45,000 Active 56 DOM
11. 2026-06-02
    days on market $45,000 Active 55 DOM
12. 2026-06-01
    days on market $45,000 Active 54 DOM
13. 2026-05-31
    days on market $45,000 Active 53 DOM
14. 2026-05-03
    price $50,000 220-char remark

    Show marketing remark (220 chars)

    Investors Unlock the Potential in this eastside one story brick ranch! Featuring two bedrooms and a full basement, with some TLC this investment will bring you the return you are looking for! Schedule your showing today!

15. 2026-05-03
    price $50,000 220-char remark

    Show marketing remark (220 chars)

    Investors Unlock the Potential in this eastside one story brick ranch! Featuring two bedrooms and a full basement, with some TLC this investment will bring you the return you are looking for! Schedule your showing today!

16. 2026-04-15
    price $55,000 220-char remark

    Show marketing remark (220 chars)

    Investors Unlock the Potential in this eastside one story brick ranch! Featuring two bedrooms and a full basement, with some TLC this investment will bring you the return you are looking for! Schedule your showing today!

17. 2026-04-15
    price $55,000 220-char remark

    Show marketing remark (220 chars)

    Investors Unlock the Potential in this eastside one story brick ranch! Featuring two bedrooms and a full basement, with some TLC this investment will bring you the return you are looking for! Schedule your showing today!

18. 2026-04-08
    listed $60,000 Active 220-char remark

    Show marketing remark (220 chars)

    Investors Unlock the Potential in this eastside one story brick ranch! Featuring two bedrooms and a full basement, with some TLC this investment will bring you the return you are looking for! Schedule your showing today!

19. 2026-04-08
    listed $60,000 Active 220-char remark

    Show marketing remark (220 chars)

    Investors Unlock the Potential in this eastside one story brick ranch! Featuring two bedrooms and a full basement, with some TLC this investment will bring you the return you are looking for! Schedule your showing today!

ⓘ 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: $1,330 · $111/mo
• Projected year-2 tax: $1,330 · $111/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: $12,812
• − Mortgage interest: −$2,235
• − Property taxes: −$1,330
• − Insurance: −$200
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$1,161
• Taxable income: $5,837
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $4,681/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

-16.7% since first listed

6 events — show timeline

• 2026-05-03 Price Changed $50,000 MiRealSource-MiMLS
• 2026-05-03 Price Changed $50,000 REALCOMP
• 2026-04-15 Price Changed $55,000 MiRealSource-MiMLS
• 2026-04-15 Price Changed $55,000 REALCOMP
• 2026-04-08 Listed $60,000 REALCOMP
• 2026-04-08 Listed $60,000 MiRealSource-MiMLS

Property tax history

-0.3%/yr

Latest (2025): $1,330 · -20.0% YoY. Source: county tax records.