17516 Joseph Campau St · Detroit, MI 48212

$135,000

3 bd · 1.0 ba · 758 sqft · SingleFamily public records · 18 Days on market

Built 1929 3,485 sqft lot

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• 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 MLS

Welcome to 17516 Joseph Campau, a charming brick bungalow located in Detroit's 48212 area. This home features 3 bedrooms, 1 full bathroom, and a full basement offering plenty of additional storage or potential living space. The classic brick exterior gives the home great curb appeal, while the bungalow layout provides a comfortable and functional floor plan. Whether you are a first-time buyer, investor, or looking to add your personal touch, this property offers a great opportunity in a convenient location near major roads, shopping, dining, schools, and just minutes from Hamtramck and Downtown Detroit.

Key facts

• Brick bungalow
• Great curb appeal
• Full basement

Tags

• BRICK BUNGALOW
• FULL BASEMENT
• GREAT CURB APPEAL
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.08 acres (30 x 119.49)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: 7 total rooms; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (9.0% below list).
• Recommended offer: $123k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 10.2% 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: 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: 166 active listings in the ZIP; 17 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).
• This rent runs 39% of the median local income ($38k/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 $933 of loan paydown is wiped out by about $4k 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 18 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $2k; list at $135k implies a 6036% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,906 (9.0% below list)

Questions for the listing agent

1. Built in 1929 — 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. 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?
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: 0.91% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $34,110
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17867 Mackay St	0.23mi	2/1.0 (-1)	771 (+2%)	6mo	$30,000	$39	77
13946 Arlington St	0.49mi	3/1.0	764 (+1%)	2mo	$32,000	$42	74
13826 Gallagher St	0.51mi	2/1.0 (-1)	800 (+6%)	3mo	$90,000	$113	60
17869 Lumpkin St	0.42mi	2/1.0 (-1)	786 (+4%)	13mo	$46,900	$60	58
18036 Mackay St	0.32mi	2/1.0 (-1)	716 (-6%)	19mo	$13,000	$18	55
17885 Binder St	0.49mi	3/1.0	844 (+11%)	6mo	$75,000	$89	54
18908 Mackay St	0.68mi	2/1.0 (-1)	724 (-4%)	11mo	$32,624	$45	47
18654 Klinger St	0.58mi	3/2.0	860 (+14%)	7mo	$22,000	$26	40
17171 Goddard St	0.36mi	2/1.0 (-1)	859 (+13%)	20mo	$54,000	$63	40
18640 Wexford St	0.66mi	2/1.0 (-1)	798 (+5%)	19mo	$36,000	$45	40
18877 Fleming St	0.70mi	2/1.0 (-1)	870 (+15%)	3mo	$9,900	$11	35
18858 Lumpkin St	0.71mi	3/2.0	864 (+14%)	20mo	$26,500	$31	23

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-12,414
• Equity at exit: $20,129

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,234
• Equity at exit: $11,672

Cash invested: $37,800 (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 48212

• Home prices YoY: -34.2%
• Active inventory: 166
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,229 high
• Mortgage (P&I): −$708
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $149

Break-even live

Break-even rent $1,040

Max offer price $135,000

Occupancy floor 83%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	16d	1	0.37mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	0.51mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	43d	1	0.53mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.59mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	0.61mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	0.81mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	17d	1	0.82mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.97mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	1.06mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	14d	1	1.13mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	1.31mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.32mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	16d	1	1.34mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	43d	1	1.40mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	21d	1	1.40mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	4d	1	1.43mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	23d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $135,000 Active 18 DOM
2. 2026-06-17
   days on market $135,000 Active 17 DOM
3. 2026-06-15
   remarks 662-char remark
4. 2026-06-15
   days on market $135,000 Active 15 DOM
5. 2026-06-13
   days on market $135,000 Active 13 DOM
6. 2026-06-13
   days on market $135,000 Active 12 DOM
7. 2026-06-09
   days on market $135,000 Active 9 DOM
8. 2026-06-08
   days on market $135,000 Active 8 DOM
9. 2026-06-07
   days on market $135,000 Active 7 DOM
10. 2026-06-04
    days on market $135,000 Active 4 DOM
11. 2026-06-03
    days on market $135,000 Active 3 DOM
12. 2026-06-02
    days on market $135,000 Active 2 DOM
13. 2026-06-01
    remarks 610-char remark
14. 2026-06-01
    listed $135,000 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: $689 · $57/mo
• Projected year-2 tax: $1,384 · $115/mo
• Expected delta: +$695/yr (+$58/mo · 100.9%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,749
• − Mortgage interest: −$7,562
• − Property taxes: −$689
• − Insurance: −$675
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$3,927
• Taxable loss: −$464
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $1,903/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): 43,384
• Household income: $38,186
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1175.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 43% Asian 29% Black 19% Two or more races 6%
• Common ancestry: Romanian 4% Subsaharan African 1% American 1%
• Foreign-born: 41%
• Languages at home: 36% English-only · Other Indo-European 28% Arabic 28% Russian/Polish/Slavic 6%

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: ▼ -152.41%
• Current HPI: 292.9126
• 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

+3361.5% since first listed

7 events — show timeline

• 2026-06-01 Listed $135,000 REALCOMP
• 2026-05-31 Listed $135,000 MiRealSource-MiMLS
• 2012-01-24 Sold (MLS) $2,200 REALCOMP
• 2012-01-24 Sold (MLS) $2,200 MiRealSource-MiMLS
• 2012-01-05 Listing Removed — MiRealSource-MiMLS
• 2011-09-01 Listed $3,900 REALCOMP
• 2011-09-01 Listed $3,900 MiRealSource-MiMLS

Property tax history

-5.5%/yr

Latest (2025): $689 · -42.5% YoY. Source: county tax records.