14231 Camden St · Detroit, MI 48213

$79,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 6 Days on market

Built 1927 3,485 sqft lot Est $78k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.3/15.0
• 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

Great 3 bed East side home full of potential! Updates to the kitchen, bathrooms, new roof, furnace and HWT.

Key facts

• Hwt
• Furnace
• New roof

Tags

• UPDATES TO THE KITCHEN
• UPDATES TO THE BATHROOMS
• NEW ROOF
• FURNACE
• HWT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.2% 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 17d 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 $1,340/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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1927 — 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: 1.68% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.07%
• DSCR: 2.25
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $77,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13136 Maiden St	0.22mi	4/1.0 (+1)	1,144 (+6%)	1mo	$10,000	$9	74
9500 Lakepointe St	0.58mi	3/1.0	1,130 (+5%)	0mo	$125,000	$111	65
13113 Camden St	0.24mi	3/1.0	1,224 (+13%)	2mo	$88,000	$72	65
9768 Manistique St	0.46mi	3/1.0	986 (-9%)	0mo	$35,000	$35	64
9204 Wayburn St	0.48mi	4/1.0 (+1)	1,045 (-3%)	4mo	$80,000	$77	64
13334 Elmdale St	0.26mi	3/1.0	1,221 (+13%)	3mo	$89,254	$73	64
14750 Lannette St	0.74mi	3/1.0	1,099 (+2%)	3mo	$78,000	$71	60
5777 Lakepointe St	0.67mi	4/2.5 (+1)	1,075 (-0%)	2mo	$174,999	$163	56
5818 Beaconsfield St	0.75mi	3/1.5	1,038 (-4%)	3mo	$60,000	$58	54
12561 Maiden St	0.60mi	3/1.0	963 (-11%)	1mo	$69,690	$72	53
10709 Bonita St	0.63mi	3/1.0	1,226 (+14%)	4mo	$82,000	$67	45
10058 Greensboro St	0.75mi	3/1.0	928 (-14%)	3mo	$40,000	$43	39

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: 22.2%
• Equity multiple: 1.91×
• Total profit: $20,391
• Equity at exit: $11,913

10-year hold

• IRR: 30.3%
• Equity multiple: 3.71×
• Total profit: $60,711
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$419
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $523

Break-even live

Break-even rent $677

Max offer price $79,900

Occupancy floor 56%

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: $19,975
• Closing costs: $2,397
• 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	14d	1	0.20mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	0.29mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.32mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	0.36mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	0.46mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	17d	1	0.50mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	0.51mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	4d	1	0.53mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.68mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	43d	1	0.68mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	0.71mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	14d	1	0.72mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.74mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.75mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	17d	1	0.78mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	0.79mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	14d	1	0.79mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	43d	1	0.79mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	43d	1	0.80mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	43d	1	0.87mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	10d	1	0.88mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	4d	1	0.93mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	17d	1	1.04mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	1.05mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.10mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	1.11mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	1.13mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	43d	1	1.16mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.21mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	1.21mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	16d	1	1.21mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	4d	1	1.22mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	1.27mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	1.27mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	1.28mi
4391 Nottingham Rd Unit 4393 Detroit, MI	2.0	1.0	1038	$950	$0.92	4d	1	1.36mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	1d	1	1.39mi
4251 Wayburn St Detroit, MI	3.0	1.5	1326	$1,650	$1.24	43d	1	1.39mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	14d	1	1.41mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	1.41mi

Listing history 11 events

1. 2025-03-06
   soldstatus $80,000
2. 2025-02-03
   status Pending 107-char remark

   Show marketing remark (107 chars)

   Great 3 bed East side home full of potential! Updates to the kitchen, bathrooms, new roof, furnace and HWT.

3. 2025-02-03
   status Pending

   Show marketing remark (107 chars)

   Great 3 bed East side home full of potential! Updates to the kitchen, bathrooms, new roof, furnace and HWT.

4. 2025-01-28
   listed $79,900 Active 107-char remark

   Show marketing remark (107 chars)

   Great 3 bed East side home full of potential! Updates to the kitchen, bathrooms, new roof, furnace and HWT.

5. 2025-01-28
   listed $79,900 Active

   Show marketing remark (107 chars)

   Great 3 bed East side home full of potential! Updates to the kitchen, bathrooms, new roof, furnace and HWT.

6. 2022-10-15
   soldstatus $74,000 Sold 352-char remark

   Show marketing remark (352 chars)

   Come take a look at this 3 bed 2 bath home full of potential located on the East side of Detroit. It has updates to the kitchen and bathrooms, new roof, new furnace and hot water tank. The basement is a nice size and features a full bathroom. All appliance stay along with an ADT alarm system. It has 2 walk in closets, one upstairs and one downstairs.

7. 2022-10-15
   soldstatus $74,000 Closed

   Show marketing remark (352 chars)

   Come take a look at this 3 bed 2 bath home full of potential located on the East side of Detroit. It has updates to the kitchen and bathrooms, new roof, new furnace and hot water tank. The basement is a nice size and features a full bathroom. All appliance stay along with an ADT alarm system. It has 2 walk in closets, one upstairs and one downstairs.

8. 2022-10-05
   status Pending

   Show marketing remark (352 chars)

   Come take a look at this 3 bed 2 bath home full of potential located on the East side of Detroit. It has updates to the kitchen and bathrooms, new roof, new furnace and hot water tank. The basement is a nice size and features a full bathroom. All appliance stay along with an ADT alarm system. It has 2 walk in closets, one upstairs and one downstairs.

9. 2022-10-05
   status Pending 352-char remark

   Show marketing remark (352 chars)

   Come take a look at this 3 bed 2 bath home full of potential located on the East side of Detroit. It has updates to the kitchen and bathrooms, new roof, new furnace and hot water tank. The basement is a nice size and features a full bathroom. All appliance stay along with an ADT alarm system. It has 2 walk in closets, one upstairs and one downstairs.

10. 2022-09-27
    listed $78,000 Active 352-char remark

    Show marketing remark (352 chars)

    Come take a look at this 3 bed 2 bath home full of potential located on the East side of Detroit. It has updates to the kitchen and bathrooms, new roof, new furnace and hot water tank. The basement is a nice size and features a full bathroom. All appliance stay along with an ADT alarm system. It has 2 walk in closets, one upstairs and one downstairs.

11. 2022-09-27
    listed $78,000 Active

    Show marketing remark (352 chars)

    Come take a look at this 3 bed 2 bath home full of potential located on the East side of Detroit. It has updates to the kitchen and bathrooms, new roof, new furnace and hot water tank. The basement is a nice size and features a full bathroom. All appliance stay along with an ADT alarm system. It has 2 walk in closets, one upstairs and one downstairs.

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$119/yr (+$10/mo · 12.0%)

ⓘ 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: $16,076
• − Mortgage interest: −$4,476
• − Property taxes: −$993
• − Insurance: −$400
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$2,324
• Taxable income: $5,311
• Est. tax owed @ 24.0%: −$1,275
• After-tax cash flow: $5,005/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

+2.6% since first listed

11 events — show timeline

• 2025-03-06 Sold (Public Records) $80,000 Public Records
• 2025-02-03 Pending — MiRealSource-MiMLS
• 2025-02-03 Pending — REALCOMP
• 2025-01-28 Listed $79,900 REALCOMP
• 2025-01-28 Listed $79,900 MiRealSource-MiMLS
• 2022-10-15 Sold (MLS) $74,000 MiRealSource-MiMLS
• 2022-10-15 Sold (MLS) $74,000 REALCOMP
• 2022-10-05 Pending — MiRealSource-MiMLS
• 2022-10-05 Pending — REALCOMP
• 2022-09-27 Listed $78,000 MiRealSource-MiMLS
• 2022-09-27 Listed $78,000 REALCOMP

Property tax history

+1.1%/yr

Latest (2025): $993 · -55.1% YoY. Source: county tax records.