4637 University Pl · Detroit, MI 48224

$90,000

3 bd · 1.0 ba · 848 sqft · SingleFamily public records · 10 Days on market

Built 1948 4,792 sqft lot $106/sqft · 108% above area

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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 +25.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 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

Charming 3-bedroom, 1-bathroom home offering comfortable living and practical layout. This property features a bright living area, functional kitchen, and well-sized bedrooms perfect for families, roommates, or a home office setup. Conveniently located near shopping, dining, and major roadways, this home provides both comfort and accessibility.

Key facts

• 4,792 sq ft lot
• Built 1948
• Listed 10 days

Property features AI

Finance

• Other: Residential property
• Financial info: Annual tax amount reported

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Two-story single-family residence; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot approximately 0.11 acres (36 x 133.69)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $622 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 3y 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 $41k; list at $90k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1948 — 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. 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: 1.50% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.58%
• DSCR: 1.47
• GRM: 5.5

CMA / ARV

• ARV (median comp): $43,246
• List price: $90,000
• Delta: 108.11%
• 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
5203 Marseilles St	0.28mi	3/1.0	816 (-4%)	7mo	$77,500	$95	75
4481 Radnor St	0.26mi	2/1.0 (-1)	792 (-7%)	5mo	$32,000	$40	68
5243 Neff Ave	0.35mi	2/1.0 (-1)	816 (-4%)	7mo	$85,000	$104	67
4607 Radnor St	0.21mi	2/1.0 (-1)	731 (-14%)	2mo	$50,000	$68	61
5007 Ashley St	0.60mi	2/1.0 (-1)	817 (-4%)	2mo	$30,000	$37	59
4356 Harvard Rd	0.49mi	3/2.0	921 (+9%)	1mo	$150,000	$163	58
3950 Cadieux Rd	0.58mi	2/1.0 (-1)	900 (+6%)	0mo	$30,000	$33	57
5251 Neff Ave	0.36mi	2/1.0 (-1)	720 (-15%)	2mo	$46,000	$64	52
5955 Guilford St	0.74mi	3/1.0	802 (-5%)	6mo	$43,000	$54	52
5298 Neff Ave	0.38mi	2/1.0 (-1)	720 (-15%)	2mo	$46,000	$64	51
5290 University Pl	0.36mi	2/1.0 (-1)	721 (-15%)	5mo	$60,000	$83	49
5981 University Pl	0.72mi	3/1.0	964 (+14%)	3mo	$64,000	$66	41

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-3,293
• Equity at exit: $13,419

10-year hold

• IRR: 2.6%
• Equity multiple: 1.16×
• Total profit: $4,148
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$472
• Tax from tax record: −$338 /mo · $4,057/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $222

Break-even live

Break-even rent $1,073

Max offer price $90,000

Occupancy floor 79%

Sensitivity live

Price	-10% $510	-5% $248	+0% $222	+5% $197	+10% $171
Rent	-10% $115	-5% $169	+0% $222	+5% $276	+10% $329
Rate	-1.0pp $268	-0.5pp $245	base $222	+0.5pp $199	+1.0pp $175

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17137 Ontario St Unit 1 Detroit, MI	2.0	1.0	982	$1,123	$1.14	25d	1	0.35mi
4837 Cadieux Rd Unit 9 Detroit, MI	2.0	1.0	650	$1,200	$1.85	44d	1	0.40mi
4811 Cadieux Rd Unit 10 Detroit, MI	2.0	1.0	663	$1,200	$1.81	44d	1	0.40mi
4811 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	663	$1,200	$1.81	22d	1	0.40mi
4865 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	630	$1,200	$1.90	44d	1	0.41mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	17d	1	0.60mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	25d	1	0.67mi
890 Neff Rd Grosse Pointe, MI	2.0	1.0	1100	$2,000	$1.82	25d	1	0.67mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	18d	1	0.72mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.83mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	18d	1	0.84mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	18d	1	0.86mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	3d	1	0.86mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	18d	1	0.86mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	3d	1	0.86mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	44d	1	0.88mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	13d	1	0.90mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	3d	1	0.91mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	44d	1	0.92mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	44d	1	0.97mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	44d	1	0.97mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	1.02mi
4627 Bedford St Unit 1 Detroit, MI	2.0	1.0	1050	$945	$0.90	20d	1	1.04mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	2d	1	1.05mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	25d	1	1.11mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	1.14mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	25d	1	1.15mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	44d	1	1.25mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	25d	1	1.26mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	1.30mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.34mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	44d	1	1.34mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	1.35mi
542 Neff Ln Grosse Pointe, MI	2.0	1.0	900	$1,595	$1.77	44d	1	1.37mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	1.38mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	1.41mi
509 Saint Clair Ave Grosse Pointe, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.45mi
4391 Nottingham Rd Unit 4393 Detroit, MI	2.0	1.0	1038	$950	$0.92	5d	1	1.50mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	1.50mi

Listing history 31 events

1. 2026-06-19
   status $90,000 Active 10 DOM
2. 2026-06-13
   listing id $90,000 Pending 10 DOM
3. 2026-06-10
   listing id $90,000 Pending 10 DOM
4. 2026-05-10
   status Pending 346-char remark

   Show marketing remark (346 chars)

   Charming 3-bedroom, 1-bathroom home offering comfortable living and practical layout. This property features a bright living area, functional kitchen, and well-sized bedrooms perfect for families, roommates, or a home office setup. Conveniently located near shopping, dining, and major roadways, this home provides both comfort and accessibility.

5. 2026-05-10
   status Pending 346-char remark

   Show marketing remark (346 chars)

   Charming 3-bedroom, 1-bathroom home offering comfortable living and practical layout. This property features a bright living area, functional kitchen, and well-sized bedrooms perfect for families, roommates, or a home office setup. Conveniently located near shopping, dining, and major roadways, this home provides both comfort and accessibility.

6. 2026-04-30
   listed $90,000 Active 346-char remark

   Show marketing remark (346 chars)

   Charming 3-bedroom, 1-bathroom home offering comfortable living and practical layout. This property features a bright living area, functional kitchen, and well-sized bedrooms perfect for families, roommates, or a home office setup. Conveniently located near shopping, dining, and major roadways, this home provides both comfort and accessibility.

7. 2026-04-30
   listed $90,000 Active 346-char remark

   Show marketing remark (346 chars)

   Charming 3-bedroom, 1-bathroom home offering comfortable living and practical layout. This property features a bright living area, functional kitchen, and well-sized bedrooms perfect for families, roommates, or a home office setup. Conveniently located near shopping, dining, and major roadways, this home provides both comfort and accessibility.

8. 2025-05-14
   status Pending
9. 2025-05-14
   status Pending
10. 2025-05-14
    historical
11. 2025-05-14
    historical
12. 2025-04-22
    status Active
13. 2025-04-22
    status Active
14. 2025-03-20
    historical Accepting Backup Offers
15. 2025-03-20
    historical Active Under Contract
16. 2024-11-20
    price $89,900
17. 2024-11-19
    price $89,900
18. 2024-09-26
    price $95,000
19. 2024-09-26
    price $95,000
20. 2024-08-17
    listed $105,000 Active
21. 2024-08-17
    listed $105,000 Active
22. 2024-05-29
    historical $1,200
23. 2024-05-18
    listed $1,200
24. 2024-03-08
    soldstatus $41,000 Sold
25. 2024-03-08
    soldstatus $41,000 Closed
26. 2024-02-27
    status Pending
27. 2024-02-27
    status Pending
28. 2024-01-31
    price $45,000
29. 2024-01-31
    price $45,000
30. 2023-11-17
    listed $49,900 Active
31. 2023-11-17
    listed $49,900 Active

ⓘ 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: $4,057 · $338/mo
• Projected year-2 tax: $4,057 · $338/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 ≥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: $16,251
• − Mortgage interest: −$5,041
• − Property taxes: −$4,057
• − Insurance: −$450
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$2,618
• Taxable income: $1,484
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $2,311/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

+80.4% since first listed

32 events — show timeline

• 2026-06-18 Relisted — MiRealSource-MiMLS
• 2026-06-18 Relisted — REALCOMP
• 2026-06-10 Pending — REALCOMP
• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-05-10 Pending — REALCOMP
• 2026-05-09 Listing Removed — REALCOMP
• 2026-04-30 Listed $90,000 REALCOMP
• 2026-04-30 Listed $90,000 MiRealSource-MiMLS
• 2025-05-14 Pending — MiRealSource-MiMLS
• 2025-05-14 Pending — REALCOMP
• 2025-05-14 Listing Removed — REALCOMP
• 2025-05-14 Listing Removed — MiRealSource-MiMLS
• 2025-04-22 Relisted — MiRealSource-MiMLS
• 2025-04-22 Relisted — REALCOMP
• 2025-03-20 Contingent — MiRealSource-MiMLS
• 2025-03-20 Contingent — REALCOMP
• 2024-11-20 Price Changed $89,900 MiRealSource-MiMLS
• 2024-11-19 Price Changed $89,900 REALCOMP
• 2024-09-26 Price Changed $95,000 MiRealSource-MiMLS
• 2024-09-26 Price Changed $95,000 REALCOMP
• 2024-08-17 Listed $105,000 REALCOMP
• 2024-08-17 Listed $105,000 MiRealSource-MiMLS
• 2024-05-29 Rental Removed $1,200 REALSOURCE
• 2024-05-18 Listed for Rent $1,200 REALSOURCE
• 2024-03-08 Sold (MLS) $41,000 MiRealSource-MiMLS
• 2024-03-08 Sold (MLS) $41,000 REALCOMP
• 2024-02-27 Pending — MiRealSource-MiMLS
• 2024-02-27 Pending — REALCOMP
• 2024-01-31 Price Changed $45,000 MiRealSource-MiMLS
• 2024-01-31 Price Changed $45,000 REALCOMP
• 2023-11-17 Listed $49,900 MiRealSource-MiMLS
• 2023-11-17 Listed $49,900 REALCOMP

Property tax history

+11.7%/yr

Latest (2025): $4,057 · +11.7% YoY. Source: county tax records.