14281 Camden St · Detroit, MI 48213

$39,900

3 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 4 Days on market

Built 1953 3,485 sqft lot Est $79k · 50% under

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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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Perfect starter home or investment. This 3 BDRM home has so much potential. Just a few cosmetic updates and this home can be a perfect home for a new family or investor. Sold AS IS! BATVAI

Key facts

• 3,485 sq ft lot
• Built 1953
• Listed 4 days

Property features AI

Exterior

• Utilities: Public water (service at street); Public water; Natural gas heating
• Home design: Residential 1 1/2-story home; Built in 1953
• Construction: Brick construction; Basement foundation
• Exterior features: Paved street frontage; Frontage width approximately 40

Interior

• Kitchen: Kitchen on entry level approximately 12 x 10
• Bedrooms: Primary bedroom (Second level) approximately 16 x 12; Bedroom (Entry level) approximately 12 x 12; Bedroom (Entry level) approximately 12
• Flooring: Wood flooring in the living room
• Bathrooms: 1 full bathroom (Entry level)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Total of 7 rooms; Unfinished basement
• Laundry & utility: Basement present (unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 26.5% 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: 190 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).
• At $1,331/mo this rent would consume 47% of the median local household income ($34k/yr) (locally 1202% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 23y 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 $5k; list at $40k implies a 698% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1953 — 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: 3.34% ✓
• Cap rate: 26.48%
• Cash-on-cash: 72.08%
• DSCR: 4.21
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $79,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13136 Maiden St	0.27mi	4/1.0 (+1)	1,144 (+4%)	1mo	$10,000	$9	75
9500 Lakepointe St	0.53mi	3/1.0	1,130 (+3%)	0mo	$125,000	$111	70
13113 Camden St	0.29mi	3/1.0	1,224 (+12%)	2mo	$88,000	$72	66
13334 Elmdale St	0.29mi	3/1.0	1,221 (+11%)	3mo	$89,254	$73	65
9768 Manistique St	0.41mi	3/1.0	986 (-10%)	0mo	$35,000	$35	64
9204 Wayburn St	0.43mi	4/1.0 (+1)	1,045 (-5%)	4mo	$80,000	$77	64
14750 Lannette St	0.72mi	3/1.0	1,099 (+0%)	3mo	$78,000	$71	64
10904 N Mogul St	0.73mi	3/1.0	1,045 (-5%)	0mo	$113,000	$108	58
5777 Lakepointe St	0.63mi	4/2.5 (+1)	1,075 (-2%)	2mo	$174,999	$163	55
5818 Beaconsfield St	0.70mi	3/1.5	1,038 (-6%)	3mo	$60,000	$58	54
10709 Bonita St	0.59mi	3/1.0	1,226 (+12%)	4mo	$82,000	$67	50
12561 Maiden St	0.65mi	3/1.0	963 (-12%)	1mo	$69,690	$72	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.8%
• Equity multiple: 4.25×
• Total profit: $36,362
• Equity at exit: $5,949

10-year hold

• IRR: 75.8%
• Equity multiple: 8.79×
• Total profit: $87,045
• 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 48213

• Active inventory: 190
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$209
• Tax from tax record: −$155 /mo · $1,859/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $671

Break-even live

Break-even rent $482

Max offer price $39,900

Occupancy floor 45%

Sensitivity live

Price	-10% $804	-5% $682	+0% $671	+5% $660	+10% $649
Rent	-10% $566	-5% $619	+0% $671	+5% $724	+10% $776
Rate	-1.0pp $691	-0.5pp $681	base $671	+0.5pp $661	+1.0pp $650

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	0.15mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	0.33mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	0.36mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.37mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	21d	1	0.41mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	18d	1	0.46mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	4d	1	0.47mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	5d	1	0.48mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	44d	1	0.64mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	0.64mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	15d	1	0.67mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	0.68mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.70mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	0.73mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	15d	1	0.74mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	0.74mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	44d	1	0.74mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	44d	1	0.75mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	18d	1	0.83mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	0.85mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	5d	1	0.88mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	0.92mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	18d	1	1.05mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.05mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	5d	1	1.06mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	1.09mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	1.09mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	18d	1	1.16mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	1.16mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	1.16mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	1.18mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	1.22mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	1.23mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	1.26mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.27mi
4391 Nottingham Rd Unit 4393 Detroit, MI	2.0	1.0	1038	$950	$0.92	5d	1	1.32mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	2d	1	1.34mi
4251 Wayburn St Detroit, MI	3.0	1.5	1326	$1,650	$1.24	44d	1	1.36mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	1.36mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	1.40mi

Listing history 7 events

1. 2026-06-18
   days on market $39,900 Active 4 DOM
2. 2026-06-17
   days on market $39,900 Active 3 DOM
3. 2026-06-16
   days on market $39,900 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $39,900 Active 1 DOM
5. 2026-06-15
   days on market $39,900 Active 3 DOM
6. 2026-06-13
   remarks 188-char remark
7. 2026-06-13
   listed $39,900 Active 1 DOM

ⓘ 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: $1,859 · $155/mo
• Projected year-2 tax: $1,859 · $155/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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,978
• − Mortgage interest: −$2,235
• − Property taxes: −$1,859
• − Insurance: −$200
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$1,161
• Taxable income: $7,967
• Est. tax owed @ 24.0%: −$1,912
• After-tax cash flow: $6,141/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• Rent YoY: —
• 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

+62.9% since first listed

35 events — show timeline

• 2026-06-12 Listed $39,900 MiRealSource-MiMLS
• 2019-06-03 Listing Removed — REALCOMP
• 2019-06-03 Listing Removed — MiRealSource-MiMLS
• 2019-05-09 Price Changed $11,500 MiRealSource-MiMLS
• 2019-05-08 Price Changed $11,500 REALCOMP
• 2019-05-02 Price Changed $12,500 MiRealSource-MiMLS
• 2019-05-02 Price Changed $12,500 REALCOMP
• 2019-04-09 Price Changed $13,995 MiRealSource-MiMLS
• 2019-04-08 Price Changed $13,995 REALCOMP
• 2019-03-28 Price Changed $14,950 MiRealSource-MiMLS
• 2019-03-28 Price Changed $14,950 REALCOMP
• 2019-03-21 Price Changed $16,450 MiRealSource-MiMLS
• 2019-03-21 Price Changed $16,450 REALCOMP
• 2019-03-08 Price Changed $17,500 MiRealSource-MiMLS
• 2019-03-06 Price Changed $17,500 REALCOMP
• 2019-03-02 Price Changed $14,500 MiRealSource-MiMLS
• 2019-03-01 Price Changed $14,500 REALCOMP
• 2019-02-18 Price Changed $9,500 MiRealSource-MiMLS
• 2019-02-18 Price Changed $9,500 REALCOMP
• 2019-01-23 Listed $13,500 MiRealSource-MiMLS
• 2019-01-23 Listed $13,500 REALCOMP
• 2011-01-05 Listing Removed — MiRealSource-MiMLS
• 2010-11-04 Listing Removed — REALCOMP
• 2010-08-13 Listed $3,000 MiRealSource-MiMLS
• 2010-08-04 Listed $3,000 REALCOMP
• 2007-04-12 Sold (MLS) $5,000 REALCOMP
• 2006-08-30 Listed $9,900 REALCOMP
• 2006-03-30 Listing Removed — MiRealSource-MiMLS
• 2005-12-19 Listed $58,000 MiRealSource-MiMLS
• 2005-06-30 Listing Removed — MiRealSource-MiMLS
• 2005-03-31 Listed $75,000 MiRealSource-MiMLS
• 2004-03-05 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2004-01-08 Listing Removed — MiRealSource-MiMLS
• 2003-11-25 Listed $42,900 MiRealSource-MiMLS
• 1992-06-19 Sold (Public Records) $24,500 Public Records

Property tax history

+17.8%/yr

Latest (2025): $1,859 · +1.2% YoY. Source: county tax records.