462 Campbell St · River Rouge, MI 48218

$44,900

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 15 Days on market

Built 1924 3,485 sqft lot Est $60k · 25% under ↓ 25% since listing

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• 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

* * * * * ATTENTION ALL INVESTORS AND FIRST TIME HOME BUYERS * * * * * . WHY RENT WHN YOU CAN OWN FOR LESS. GREAT FOR A "FIX & FLIP" OR MAKE A FEW COSMETIC REPAIRS AND HOLD AND RENT IT BUILDING THAT SWEAT EQUITY. THE HOME IS IN NEED OF SOME TLC AND THAT IS REFLECTED IN THE PRICE. LOOK AT THE COMPARABLE SALES. .. .THERE ARE 5 SALES (ALL ON THE SAME STREET) THAT RANGE FROM $103,000 ON THE LOW END TO $136,000 ON THE HIGH END. THIS IS A NO-BRAINER.

Key facts

• 3,485 sq ft lot
• Built 1924
• Listed 15 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Ground-level entry; Vinyl siding
• Construction: Block foundation
• Exterior features: Asphalt roof; Paved road access; Lot about 0.08 acres (30 x 110); No pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Total of 5 rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.3% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k of equity ($310 loan paydown + $4k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,226 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.60% ✓
• Cap rate: 22.29%
• Cash-on-cash: 57.13%
• DSCR: 3.54
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $60,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
462 Campbell St	0.00mi	3/1.0	1,056 (0%)	1mo	$37,500	$36	95
349 Frazier St	0.32mi	3/2.0	1,036 (-2%)	2mo	$120,000	$116	81
1726 S Ethel St	0.42mi	3/1.0	1,076 (+2%)	4mo	$50,000	$46	70
2483 S Ethel St	0.11mi	3/1.0	1,167 (+10%)	4mo	$80,000	$69	70
2544 S Beatrice St	0.27mi	3/1.0	956 (-10%)	3mo	$115,000	$120	65
3953 19th St	0.69mi	3/1.0	1,066 (+1%)	3mo	$50,000	$47	60
3027 Bassett St	0.43mi	3/1.0	962 (-9%)	3mo	$55,000	$57	59
3846 18th St	0.52mi	3/1.5	1,168 (+11%)	3mo	$50,000	$43	54
41 Le Blanc St	0.63mi	3/1.0	1,133 (+7%)	2mo	$112,500	$99	53
1699 S Deacon St	0.44mi	3/1.0	1,192 (+13%)	4mo	$78,000	$65	51
1745 S Ethel St	0.40mi	3/1.0	1,200 (+14%)	5mo	$65,000	$54	50
251 Beechwood St	0.61mi	3/1.0	1,150 (+9%)	4mo	$30,000	$26	50

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: 65.2%
• Equity multiple: 5.70×
• Total profit: $59,097
• Equity at exit: $40,449

10-year hold

• IRR: 58.8%
• Equity multiple: 12.69×
• Total profit: $146,957
• Equity at exit: $87,231

Cash invested: $12,572 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$235
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$19
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $543

Break-even live

Break-even rent $482

Max offer price $44,900

Occupancy floor 49%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.43mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	43d	1	0.80mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	24d	1	0.80mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	0.81mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	24d	1	0.87mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	14d	1	1.06mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	24d	1	1.09mi
4282 7th St Ecorse, MI	3.0	1.0	1144	$1,250	$1.09	24d	1	1.37mi
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	1d	1	1.45mi

Listing history 6 events

1. 2026-05-20
   status Pending 472-char remark

   Show marketing remark (472 chars)

   * * * * * ATTENTION ALL INVESTORS AND FIRST TIME HOME BUYERS * * * * * . WHY RENT WHN YOU CAN OWN FOR LESS. GREAT FOR A "FIX & FLIP" OR MAKE A FEW COSMETIC REPAIRS AND HOLD AND RENT IT BUILDING THAT SWEAT EQUITY. THE HOME IS IN NEED OF SOME TLC AND THAT IS REFLECTED IN THE PRICE. LOOK AT THE COMPARABLE SALES. .. .THERE ARE 5 SALES (ALL ON THE SAME STREET) THAT RANGE FROM $103,000 ON THE LOW END TO $136,000 ON THE HIGH END. THIS IS A NO-BRAINER.

2. 2026-05-20
   status Pending

   Show marketing remark (472 chars)

   * * * * * ATTENTION ALL INVESTORS AND FIRST TIME HOME BUYERS * * * * * . WHY RENT WHN YOU CAN OWN FOR LESS. GREAT FOR A "FIX & FLIP" OR MAKE A FEW COSMETIC REPAIRS AND HOLD AND RENT IT BUILDING THAT SWEAT EQUITY. THE HOME IS IN NEED OF SOME TLC AND THAT IS REFLECTED IN THE PRICE. LOOK AT THE COMPARABLE SALES. .. .THERE ARE 5 SALES (ALL ON THE SAME STREET) THAT RANGE FROM $103,000 ON THE LOW END TO $136,000 ON THE HIGH END. THIS IS A NO-BRAINER.

3. 2026-05-05
   listed $44,900 Active 472-char remark

   Show marketing remark (472 chars)

   * * * * * ATTENTION ALL INVESTORS AND FIRST TIME HOME BUYERS * * * * * . WHY RENT WHN YOU CAN OWN FOR LESS. GREAT FOR A "FIX & FLIP" OR MAKE A FEW COSMETIC REPAIRS AND HOLD AND RENT IT BUILDING THAT SWEAT EQUITY. THE HOME IS IN NEED OF SOME TLC AND THAT IS REFLECTED IN THE PRICE. LOOK AT THE COMPARABLE SALES. .. .THERE ARE 5 SALES (ALL ON THE SAME STREET) THAT RANGE FROM $103,000 ON THE LOW END TO $136,000 ON THE HIGH END. THIS IS A NO-BRAINER.

4. 2026-05-05
   listed $44,900 Active

   Show marketing remark (472 chars)

   * * * * * ATTENTION ALL INVESTORS AND FIRST TIME HOME BUYERS * * * * * . WHY RENT WHN YOU CAN OWN FOR LESS. GREAT FOR A "FIX & FLIP" OR MAKE A FEW COSMETIC REPAIRS AND HOLD AND RENT IT BUILDING THAT SWEAT EQUITY. THE HOME IS IN NEED OF SOME TLC AND THAT IS REFLECTED IN THE PRICE. LOOK AT THE COMPARABLE SALES. .. .THERE ARE 5 SALES (ALL ON THE SAME STREET) THAT RANGE FROM $103,000 ON THE LOW END TO $136,000 ON THE HIGH END. THIS IS A NO-BRAINER.

5. 2004-03-09
   soldstatus $60,000
6. 2003-07-07
   listed $60,000

ⓘ 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: $852 · $71/mo
• Projected year-2 tax: $852 · $71/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 7/10 Severe FEMA zone X (unshaded) · 76% 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,031
• − Mortgage interest: −$2,515
• − Property taxes: −$852
• − Insurance: −$891
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$1,306
• Taxable income: $6,221
• Est. tax owed @ 24.0%: −$1,493
• After-tax cash flow: $5,023/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

-25.2% since first listed

6 events — show timeline

• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — REALCOMP
• 2026-05-05 Listed $44,900 REALCOMP
• 2026-05-05 Listed $44,900 MiRealSource-MiMLS
• 2004-03-09 Sold (MLS) $60,000 REALCOMP
• 2003-07-07 Listed $60,000 REALCOMP

Property tax history

-6.6%/yr

Latest (2025): $852 · -11.2% YoY. Source: county tax records.