1847 Campau Farms Cir · Detroit, MI 48207

$194,999

2 bd · 2.0 ba · 2,840 sqft · Other public records · 30 Days on market

Built 1997 $300/mo HOA · 15% of rent

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Why this score? — see what drove the D 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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Appreciation +3.6/10.0
• Rent growth +3.4/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Discover an attractive condominium residence at 1847 Campau Farms CIR in Detroit, MI. Built in 1997, this property is in great condition, offering a sophisticated and comfortable living experience. The kitchen is designed for both culinary pursuits and social gatherings, featuring sleek stainless steel appliances and elegant stone counters. Its open-plan design seamlessly integrates with the living room, fostering an inviting atmosphere. The living room is a focal point for relaxation and entertainment, distinguished by a cozy fireplace, soaring high ceilings, and a dramatic vaulted ceiling, all complemented by the warmth of hardwood flooring. The bathrooms provide a refreshing experience, with at least one offering a convenient walk-in shower for ease and comfort. Beyond the individual unit, residents can enjoy access to a community pool, perfect for leisure and recreation. Additional conveniences include a dedicated laundry room within the condominium and a built-in garage for secure parking. This condominium offers an exceptional blend of comfort, style, and community amenities, providing an ideal setting for modern living.

Key facts

• Hardwood flooring
• Open-plan design
• Cozy fireplace

Tags

• ELEGANT STONE COUNTERS
• OPEN-PLAN DESIGN
• COZY FIREPLACE
• SOARING HIGH CEILINGS
• DRAMATIC VAULTED CEILING
• HARDWOOD FLOORING

Property features AI

Finance

• Other: Located inside a gated subdivision (Campau Farms); Directions: From Jefferson Ave, turn onto Mt Elliott St, then right into Campau Farms. Follow Campau Farms Cir to Building 146.
• HOA & community: Homeowners association (monthly fee approximately $300); Association provides grounds maintenance; Community amenities include pool and gated access

Exterior

• Parking: Attached garage (1 car)
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Condominium; Residential property; Two levels; Mid-level entry with steps
• Construction: Block and vinyl siding construction; Slab foundation; Home warranty included
• Exterior features: Paved road access; Community pool; Gated community; Grounds maintenance provided by association; Pets allowed (cats and dogs)

Interior

• Kitchen: Dishwasher; Free‑standing electric oven; Free‑standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas fireplace; Private entrance; Balcony; 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $-77 ($-918/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (5.7% below list).
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $184k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Bunche Preparatory Academy (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 401 students, 93% FRL); Martin Luther King Jr Senior High School (math 10% / reading 30%, grade F, #596 of 713 statewide, top 86%, 821 students, 73% FRL).
• Market conditions: Rents rising (+3.5%/yr); 245 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,989/mo this rent would consume 50% of the median local household income ($48k/yr) (locally 2017% 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 (-2.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 30 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $36k; list at $195k implies a 442% gain — meaningful room to come down on a strong offer.

Recommended offer $183,926 (5.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.79% appreciation · 3.53% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.39×
• Total profit: $-33,483
• Equity at exit: $30,893

10-year hold

• IRR: -7.8%
• Equity multiple: 0.47×
• Total profit: $-28,676
• Equity at exit: $19,999

Cash invested: $54,600 (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 48207

• Home prices YoY: -2.0%
• Rents YoY: 3.5%
• Active inventory: 245
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,989 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$300
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-77

Break-even live

Break-even rent $2,086

Max offer price $183,926

Occupancy floor 99%

Sensitivity live

Price	-10% $58	-5% $-9	+0% $-77	+5% $-144	+10% $-211
Rent	-10% $-234	-5% $-155	+0% $-77	+5% $2	+10% $81
Rate	-1.0pp $22	-0.5pp $-27	base $-77	+0.5pp $-127	+1.0pp $-178

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1348 Village Dr Detroit, MI	3.0	2.5	2100	$2,295	$1.09	26d	1	0.18mi
3478 Ludden St Detroit, MI	2.0	1.0	2800	$1,200	$0.43	45d	1	0.87mi
1250 Library St #31 Detroit, MI	2.0	2.0	2800	$3,200	$1.14	45d	1	1.49mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-21
   days on market $194,999 Active 30 DOM
2. 2026-06-18
   days on market $194,999 Active 27 DOM
3. 2026-06-17
   days on market $194,999 Active 26 DOM
4. 2026-06-15
   days on market $194,999 Active 24 DOM
5. 2026-06-13
   days on market $194,999 Active 22 DOM
6. 2026-06-13
   days on market $194,999 Active 21 DOM
7. 2026-06-09
   days on market $194,999 Active 18 DOM
8. 2026-06-08
   days on market $194,999 Active 17 DOM
9. 2026-06-07
   pricedays on market $194,999 Active 16 DOM
10. 2026-06-04
    days on market $195,000 Active 13 DOM
11. 2026-06-03
    days on market $195,000 Active 12 DOM
12. 2026-06-02
    days on market $195,000 Active 11 DOM
13. 2026-06-01
    days on market $195,000 Active 10 DOM
14. 2026-05-31
    days on market $195,000 Active 9 DOM
15. 2026-05-22
    listed $195,000 Active

    Show marketing remark (1144 chars)

    Discover an attractive condominium residence at 1847 Campau Farms CIR in Detroit, MI. Built in 1997, this property is in great condition, offering a sophisticated and comfortable living experience. The kitchen is designed for both culinary pursuits and social gatherings, featuring sleek stainless steel appliances and elegant stone counters. Its open-plan design seamlessly integrates with the living room, fostering an inviting atmosphere. The living room is a focal point for relaxation and entertainment, distinguished by a cozy fireplace, soaring high ceilings, and a dramatic vaulted ceiling, all complemented by the warmth of hardwood flooring. The bathrooms provide a refreshing experience, with at least one offering a convenient walk-in shower for ease and comfort. Beyond the individual unit, residents can enjoy access to a community pool, perfect for leisure and recreation. Additional conveniences include a dedicated laundry room within the condominium and a built-in garage for secure parking. This condominium offers an exceptional blend of comfort, style, and community amenities, providing an ideal setting for modern living.

16. 2026-05-22
    listed $195,000 Active 1144-char remark

    Show marketing remark (1144 chars)

    Discover an attractive condominium residence at 1847 Campau Farms CIR in Detroit, MI. Built in 1997, this property is in great condition, offering a sophisticated and comfortable living experience. The kitchen is designed for both culinary pursuits and social gatherings, featuring sleek stainless steel appliances and elegant stone counters. Its open-plan design seamlessly integrates with the living room, fostering an inviting atmosphere. The living room is a focal point for relaxation and entertainment, distinguished by a cozy fireplace, soaring high ceilings, and a dramatic vaulted ceiling, all complemented by the warmth of hardwood flooring. The bathrooms provide a refreshing experience, with at least one offering a convenient walk-in shower for ease and comfort. Beyond the individual unit, residents can enjoy access to a community pool, perfect for leisure and recreation. Additional conveniences include a dedicated laundry room within the condominium and a built-in garage for secure parking. This condominium offers an exceptional blend of comfort, style, and community amenities, providing an ideal setting for modern living.

17. 2009-08-03
    soldstatus $36,000 129-char remark

    Show marketing remark (129 chars)

    GREAT COMPLEX W/ GATED PRIVATE SECURITY. All data and meas are approx. All inspections to be complete prior to seller acceptance.

18. 2009-06-10
    listed $34,900 129-char remark

    Show marketing remark (129 chars)

    GREAT COMPLEX W/ GATED PRIVATE SECURITY. All data and meas are approx. All inspections to be complete prior to seller acceptance.

19. 2009-03-02
    historical
20. 2008-09-01
    listed $99,000

ⓘ 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 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 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,864
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$3,600
• − Depreciation: −$5,673
• Taxable loss: −$4,050
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $54/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): 20,848
• Household income: $47,831
• Rent vs Own: 74.2% rent · 25.8% own
• Severe rent burden: 2017.0

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 (74%)
• Race & ethnicity: Black 74% White 18% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -2.79%
• Current HPI: 136.6328
• Rent YoY: ▲ 3.53%
• 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

+97.0% since first listed

6 events — show timeline

• 2026-05-22 Listed $195,000 MiRealSource-MiMLS
• 2026-05-22 Listed $195,000 REALCOMP
• 2009-08-03 Sold (MLS) $36,000 REALCOMP
• 2009-06-10 Listed $34,900 REALCOMP
• 2009-03-02 Listing Removed — MiRealSource-MiMLS
• 2008-09-01 Listed $99,000 MiRealSource-MiMLS