537 Campbell St · River Rouge, MI 48218

$25,000

3 bd · 1.0 ba · 1,165 sqft · SingleFamily public records · 21 Days on market

Built 1944 4,356 sqft lot ↓ 55% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks MLS

This 3-bedroom, 1-bath bungalow offers a fantastic opportunity for investors or buyers looking to renovate and add value. The home features a classic layout with a spacious living room, dining area, and full basement. While the property needs improvements throughout - including cosmetic updates, potential mechanical repairs, and general maintenance - it boasts solid bones and great potential for transformation. Situated on a sizable lot with a fenced yard and detached garage. Conveniently located near schools, shopping, and major highways. Being sold as-is. Don't miss your chance to bring this diamond in the rough back to life!

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1944

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 43.7% vs local median 8.1% in River Rouge — 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 65/100 on livability (#454 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing B+; Watch: health & safety D, schools F, crime F.
• River Rouge School District (suburban): math 3% / reading 12% proficiency, ranked #535 of 540 in MI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 58 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($173 loan paydown + $2k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask is 56% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 4.82% ✓
• Cap rate: 43.70%
• Cash-on-cash: 133.61%
• DSCR: 6.94
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $66,405
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2483 S Ethel St	0.19mi	3/1.0	1,167 (+0%)	4mo	$80,000	$69	87
3846 18th St	0.30mi	3/1.5	1,168 (+0%)	3mo	$50,000	$43	81
462 Campbell St	0.22mi	3/1.0	1,056 (-9%)	1mo	$37,500	$36	74
41 Le Blanc St	0.64mi	3/1.0	1,133 (-3%)	2mo	$112,500	$99	64
1699 S Deacon St	0.65mi	3/1.0	1,192 (+2%)	4mo	$78,000	$65	63
3953 19th St	0.47mi	3/1.0	1,066 (-8%)	3mo	$50,000	$47	62
1745 S Ethel St	0.62mi	3/1.0	1,200 (+3%)	5mo	$65,000	$54	62
2955 S Dartmouth St	0.72mi	3/1.0	1,188 (+2%)	4mo	$68,000	$57	59
1726 S Ethel St	0.63mi	3/1.0	1,076 (-8%)	4mo	$50,000	$46	54
349 Frazier St	0.53mi	3/2.0	1,036 (-11%)	2mo	$120,000	$116	52
3430 S Edsel St	0.72mi	3/1.5	1,248 (+7%)	2mo	$55,000	$44	50
285 Campbell St	0.70mi	3/1.0	1,029 (-12%)	6mo	$125,000	$121	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.04×
• Total profit: $63,273
• Equity at exit: $22,522

10-year hold

• IRR: —
• Equity multiple: 22.05×
• Total profit: $147,330
• Equity at exit: $48,570

Cash invested: $7,000 (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 48218

• Home prices YoY: 28.4%
• Active inventory: 58
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $779

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 30%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	17d	1	0.21mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	0.58mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	24d	1	0.64mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	44d	1	1.03mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	24d	1	1.03mi
4282 7th St Ecorse, MI	3.0	1.0	1144	$1,250	$1.09	24d	1	1.16mi
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	2d	1	1.21mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	24d	1	1.25mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	15d	1	1.26mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	1.32mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	1.33mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	15d	1	1.37mi
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	2d	1	1.40mi
875 Raupp Pl Unit 2 Lincoln Park, MI	2.0	1.0	800	$970	$1.21	17d	1	1.48mi

Listing history 37 events

1. 2026-06-13
   statusdays on market $25,000 Pending 21 DOM
2. 2026-06-09
   days on market $25,000 Active 20 DOM
3. 2026-06-08
   days on market $25,000 Active 19 DOM
4. 2026-06-07
   days on market $25,000 Active 18 DOM
5. 2026-06-04
   days on market $25,000 Active 15 DOM
6. 2026-06-03
   days on market $25,000 Active 14 DOM
7. 2026-06-02
   days on market $25,000 Active 13 DOM
8. 2026-06-01
   days on market $25,000 Active 12 DOM
9. 2026-05-31
   days on market $25,000 Active 11 DOM
10. 2026-04-23
    status Pending 635-char remark

    Show marketing remark (635 chars)

    This 3-bedroom, 1-bath bungalow offers a fantastic opportunity for investors or buyers looking to renovate and add value. The home features a classic layout with a spacious living room, dining area, and full basement. While the property needs improvements throughout - including cosmetic updates, potential mechanical repairs, and general maintenance - it boasts solid bones and great potential for transformation. Situated on a sizable lot with a fenced yard and detached garage. Conveniently located near schools, shopping, and major highways. Being sold as-is. Don't miss your chance to bring this diamond in the rough back to life!

11. 2026-04-23
    status Pending

    Show marketing remark (635 chars)

    This 3-bedroom, 1-bath bungalow offers a fantastic opportunity for investors or buyers looking to renovate and add value. The home features a classic layout with a spacious living room, dining area, and full basement. While the property needs improvements throughout - including cosmetic updates, potential mechanical repairs, and general maintenance - it boasts solid bones and great potential for transformation. Situated on a sizable lot with a fenced yard and detached garage. Conveniently located near schools, shopping, and major highways. Being sold as-is. Don't miss your chance to bring this diamond in the rough back to life!

12. 2026-04-19
    price $25,000 635-char remark

    Show marketing remark (635 chars)

    This 3-bedroom, 1-bath bungalow offers a fantastic opportunity for investors or buyers looking to renovate and add value. The home features a classic layout with a spacious living room, dining area, and full basement. While the property needs improvements throughout - including cosmetic updates, potential mechanical repairs, and general maintenance - it boasts solid bones and great potential for transformation. Situated on a sizable lot with a fenced yard and detached garage. Conveniently located near schools, shopping, and major highways. Being sold as-is. Don't miss your chance to bring this diamond in the rough back to life!

13. 2026-04-18
    price $25,000
14. 2026-04-16
    listed $16,000 Active 635-char remark

    Show marketing remark (635 chars)

    This 3-bedroom, 1-bath bungalow offers a fantastic opportunity for investors or buyers looking to renovate and add value. The home features a classic layout with a spacious living room, dining area, and full basement. While the property needs improvements throughout - including cosmetic updates, potential mechanical repairs, and general maintenance - it boasts solid bones and great potential for transformation. Situated on a sizable lot with a fenced yard and detached garage. Conveniently located near schools, shopping, and major highways. Being sold as-is. Don't miss your chance to bring this diamond in the rough back to life!

15. 2026-04-16
    listed $16,000 Active

    Show marketing remark (635 chars)

    This 3-bedroom, 1-bath bungalow offers a fantastic opportunity for investors or buyers looking to renovate and add value. The home features a classic layout with a spacious living room, dining area, and full basement. While the property needs improvements throughout - including cosmetic updates, potential mechanical repairs, and general maintenance - it boasts solid bones and great potential for transformation. Situated on a sizable lot with a fenced yard and detached garage. Conveniently located near schools, shopping, and major highways. Being sold as-is. Don't miss your chance to bring this diamond in the rough back to life!

16. 2026-02-09
    status Pending
17. 2026-02-09
    status Pending
18. 2026-02-09
    historical
19. 2026-02-09
    historical
20. 2026-01-21
    listed $30,000 Active
21. 2026-01-21
    listed $30,000 Active
22. 2026-01-01
    historical
23. 2025-12-11
    price $35,000
24. 2025-12-11
    price $35,000
25. 2025-11-21
    price $40,000
26. 2025-11-20
    price $40,000
27. 2025-11-05
    price $45,000
28. 2025-11-04
    price $45,000
29. 2025-10-03
    price $50,000
30. 2025-10-03
    price $50,000
31. 2025-09-02
    status Active
32. 2025-09-02
    status Active
33. 2025-07-11
    status Pending
34. 2025-07-11
    status Pending
35. 2025-07-11
    historical
36. 2025-06-11
    listed $55,000 Active
37. 2025-06-11
    listed $55,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 5% 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,463
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$727
• Taxable income: $9,521
• Est. tax owed @ 24.0%: −$2,285
• After-tax cash flow: $7,068/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: River Rouge School District
• NCES district ID: 2629760
• Math proficiency: 3% ▼ -7.00%
• Reading proficiency: 12% ▼ -4.00%
• Median HH income: $26,664
• Composite: 5.29/100
• National rank: #10033
• State rank: #535 of 540 in MI

Livability — River Rouge

• Score: 65/100
• State rank: #454
• US rank: #12700

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment F Housing B+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: River Rouge, MI
• City population: 7,096
• Population (ZIP): 7,096

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Black 45% White 34% Two or more races 16% Hispanic / Latino 16%
• Hispanic origin (detail): Mexican 9% Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Arabic 2% Other Indo-European 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: ▲ 77.93%
• Current HPI: 352.3551
• Rent YoY: —
• Metro: —
• 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

-54.5% since first listed

28 events — show timeline

• 2026-04-23 Pending — MiRealSource-MiMLS
• 2026-04-23 Pending — REALCOMP
• 2026-04-19 Price Changed $25,000 MiRealSource-MiMLS
• 2026-04-18 Price Changed $25,000 REALCOMP
• 2026-04-16 Listed $16,000 REALCOMP
• 2026-04-16 Listed $16,000 MiRealSource-MiMLS
• 2026-02-09 Pending — MiRealSource-MiMLS
• 2026-02-09 Pending — REALCOMP
• 2026-02-09 Listing Removed — REALCOMP
• 2026-02-09 Listing Removed — MiRealSource-MiMLS
• 2026-01-21 Listed $30,000 REALCOMP
• 2026-01-21 Listed $30,000 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-11 Price Changed $35,000 MiRealSource-MiMLS
• 2025-12-11 Price Changed $35,000 REALCOMP
• 2025-11-21 Price Changed $40,000 MiRealSource-MiMLS
• 2025-11-20 Price Changed $40,000 REALCOMP
• 2025-11-05 Price Changed $45,000 MiRealSource-MiMLS
• 2025-11-04 Price Changed $45,000 REALCOMP
• 2025-10-03 Price Changed $50,000 MiRealSource-MiMLS
• 2025-10-03 Price Changed $50,000 REALCOMP
• 2025-09-02 Relisted — REALCOMP
• 2025-09-02 Relisted — MiRealSource-MiMLS
• 2025-07-11 Pending — MiRealSource-MiMLS
• 2025-07-11 Pending — REALCOMP
• 2025-07-11 Listing Removed — REALCOMP
• 2025-06-11 Listed $55,000 REALCOMP
• 2025-06-11 Listed $55,000 MiRealSource-MiMLS

Property tax history

+3.6%/yr

Latest (2025): $2,959 · -15.8% YoY. Source: county tax records.