5622 Campbell St · Dearborn Heights, MI 48125

$145,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 233 Days on market

Built 1967 4,792 sqft lot Est $164k · 12% 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 +26.8/30.0
• ARV discount +12.8/15.0
• DSCR +9.2/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom slab ranch on a double lot. Living room, galley kitchen with table space, utility room, 3 bedrooms. Updates include Roof in 98, Furnace in 01, stove, refrigerator and dryer around 03, Tub and toilet around 05, Hot water heater, and Garage Door opener. City inspection attached, buyer to assume. Good solid home and quiet lot next to the creek.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1967

Property features AI

Finance

• Other: Property type: Residential; Property sub-type: Single Family Residence; Lot dimensions approximately 79 x 116 (0.11 acres); Water body: Ecorse River
• HOA & community: Community sidewalks

Exterior

• Parking: Detached garage; Garage faces front; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric with fuses; Cable available
• Home design: Single-family residence; One story; Ground-level entry; Brick construction
• Construction: Brick exterior; Slab foundation
• Exterior features: Patio; Back yard with fencing; Creek on the property; Paved road access; Sidewalks in the community

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Awning(s); Smoke detector(s)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-30 ($-357/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (3.6% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.5% in Dearborn Heights — 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 79/100 on livability (#82 in MI, #1,885 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, crime D+, employment D+.
• Dearborn Heights School District #7 (suburban): math 13% / reading 26% proficiency, ranked #466 of 540 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 139 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 33% of the median local income ($60k/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 $1k 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 233 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $57k; list at $145k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% 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. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $164,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4993 Clippert St	0.19mi	3/1.0	988 (-3%)	2mo	$159,000	$161	84
4845 Dudley St	0.33mi	3/1.0	1,020 (0%)	1mo	$147,000	$144	84
21919 Powers Ave	0.29mi	3/1.0	988 (-3%)	2mo	$105,000	$106	80
4987 Roosevelt Blvd	0.38mi	3/1.0	1,051 (+3%)	2mo	$155,000	$147	75
4408 Gertrude St	0.50mi	3/1.0	1,000 (-2%)	1mo	$155,000	$155	72
4401 Hipp St	0.62mi	3/1.5	1,011 (-1%)	2mo	$90,000	$89	66
5636 Hipp St	0.31mi	3/1.0	894 (-12%)	1mo	$121,300	$136	64
4663 Mayfair St	0.58mi	3/1.0	1,074 (+5%)	1mo	$180,000	$168	64
5008 Mckinley St	0.46mi	3/1.0	1,100 (+8%)	2mo	$199,900	$182	63
4932 Pelham St	0.73mi	3/1.0	1,000 (-2%)	1mo	$170,000	$170	62
4205 Katherine St	0.58mi	3/1.5	1,080 (+6%)	1mo	$205,000	$190	61
3935 Campbell St	0.73mi	3/1.0	914 (-10%)	2mo	$195,000	$213	47

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-26,760
• Equity at exit: $21,620

10-year hold

• IRR: -14.0%
• Equity multiple: 0.23×
• Total profit: $-31,240
• Equity at exit: $12,537

Cash invested: $40,600 (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 48125

• Rents YoY: 2.0%
• Active inventory: 139
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$760
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$60
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-30

Break-even live

Break-even rent $1,692

Max offer price $139,743

Occupancy floor 97%

Sensitivity live

Price	-10% $52	-5% $11	+0% $-30	+5% $-71	+10% $-112
Rent	-10% $-160	-5% $-95	+0% $-30	+5% $36	+10% $101
Rate	-1.0pp $43	-0.5pp $7	base $-30	+0.5pp $-67	+1.0pp $-106

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4914 Gertrude St Dearborn Heights, MI	2.0	1.0	908	$1,230	$1.35	18d	1	0.26mi
4810 Campbell St Dearborn Heights, MI	3.0	1.0	1000	$1,700	$1.70	0d	1	0.32mi
4757 Dudley St Dearborn Heights, MI	3.0	1.0	995	$1,350	$1.36	12d	1	0.36mi
4638 Gertrude St Dearborn Heights, MI	3.0	1.0	1020	$1,700	$1.67	6d	1	0.37mi
4934 McKinley St Dearborn Heights, MI	3.0	1.0	1051	$1,700	$1.62	0d	1	0.50mi
4681 Weddell St Dearborn Heights, MI	3.0	1.0	860	$1,600	$1.86	0d	1	0.63mi
4704 Jackson St Dearborn Heights, MI	3.0	1.0	1000	$1,500	$1.50	23d	1	0.65mi
4631 Ziegler St Dearborn Heights, MI	3.0	1.0	1050	$1,650	$1.57	45d	1	0.76mi
20728 Carlysle St Dearborn, MI	3.0	1.0	1087	$1,850	$1.70	0d	1	0.95mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,500	$1.53	12d	1	0.98mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,450	$1.48	3d	1	0.98mi
3620 Monroe St Dearborn, MI	3.0	2.0	1100	$1,800	$1.64	11d	1	1.00mi
3901 Academy St Dearborn Heights, MI	4.0	2.0	1400	$2,100	$1.50	0d	1	1.22mi
4565 Fleming St Dearborn Heights, MI	3.0	1.0	1200	$1,600	$1.33	11d	1	1.28mi
4481 Westpoint St Dearborn Heights, MI	3.0	2.0	768	$1,549	$2.02	16d	1	1.29mi
21337 Audette St Dearborn, MI	3.0	1.0	964	$1,850	$1.92	45d	1	1.42mi

Listing history 21 events

1. 2026-06-21
   days on market $145,000 Active 233 DOM
2. 2026-06-18
   days on market $145,000 Active 230 DOM
3. 2026-06-17
   days on market $145,000 Active 229 DOM
4. 2026-06-16
   days on market $145,000 Active 228 DOM
5. 2026-06-15
   days on market $145,000 Active 227 DOM
6. 2026-06-13
   days on market $145,000 Active 225 DOM
7. 2026-06-13
   days on market $145,000 Active 224 DOM
8. 2026-06-09
   days on market $145,000 Active 221 DOM
9. 2026-06-08
   days on market $145,000 Active 220 DOM
10. 2026-06-07
    days on market $145,000 Active 219 DOM
11. 2026-06-04
    days on market $145,000 Active 216 DOM
12. 2026-06-03
    days on market $145,000 Active 215 DOM
13. 2026-06-02
    days on market $145,000 Active 214 DOM
14. 2026-06-01
    days on market $145,000 Active 213 DOM
15. 2026-05-31
    days on market $145,000 Active 212 DOM
16. 2026-03-19
    price $145,000 353-char remark

    Show marketing remark (353 chars)

    3 bedroom slab ranch on a double lot. Living room, galley kitchen with table space, utility room, 3 bedrooms. Updates include Roof in 98, Furnace in 01, stove, refrigerator and dryer around 03, Tub and toilet around 05, Hot water heater, and Garage Door opener. City inspection attached, buyer to assume. Good solid home and quiet lot next to the creek.

17. 2026-03-18
    price $145,000
18. 2025-11-01
    listed $149,900 Active 353-char remark

    Show marketing remark (353 chars)

    3 bedroom slab ranch on a double lot. Living room, galley kitchen with table space, utility room, 3 bedrooms. Updates include Roof in 98, Furnace in 01, stove, refrigerator and dryer around 03, Tub and toilet around 05, Hot water heater, and Garage Door opener. City inspection attached, buyer to assume. Good solid home and quiet lot next to the creek.

19. 2025-11-01
    listed $149,900 Active

    Show marketing remark (353 chars)

    3 bedroom slab ranch on a double lot. Living room, galley kitchen with table space, utility room, 3 bedrooms. Updates include Roof in 98, Furnace in 01, stove, refrigerator and dryer around 03, Tub and toilet around 05, Hot water heater, and Garage Door opener. City inspection attached, buyer to assume. Good solid home and quiet lot next to the creek.

20. 2025-10-31
    historical $149,900 353-char remark

    Show marketing remark (353 chars)

    3 bedroom slab ranch on a double lot. Living room, galley kitchen with table space, utility room, 3 bedrooms. Updates include Roof in 98, Furnace in 01, stove, refrigerator and dryer around 03, Tub and toilet around 05, Hot water heater, and Garage Door opener. City inspection attached, buyer to assume. Good solid home and quiet lot next to the creek.

21. 1994-02-15
    soldstatus $57,000

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: +$582/yr (+$48/mo · 54.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 96% 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,849
• − Mortgage interest: −$8,122
• − Property taxes: −$1,070
• − Insurance: −$5,844
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$4,218
• Taxable loss: −$2,580
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $262/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: Dearborn Heights School District #7
• NCES district ID: 2611610
• Math proficiency: 13% ▼ -10.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $47,468
• Composite: 17.21/100
• National rank: #9101
• State rank: #466 of 540 in MI

Livability — Dearborn Heights

• Score: 79/100
• State rank: #82
• US rank: #1885

Category grades

Amenities B- Commute A+ Cost of living A+ Crime D+ Employment D+ Housing A+ Health & safety D+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dearborn Heights, MI
• County: Wayne County · 1,562,939 people
• City population: 61,771
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,125
• Household income: $60,195
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 654.0

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 White (76%)
• Race & ethnicity: White 76% Black 10% Two or more races 9% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 11% Arab 3% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 13% Spanish 3% Russian/Polish/Slavic 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: ▼ -214.70%
• Current HPI: 218.4698
• Rent YoY: ▲ 2.03%
• 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

+154.4% since first listed

6 events — show timeline

• 2026-03-19 Price Changed $145,000 MiRealSource-MiMLS
• 2026-03-18 Price Changed $145,000 REALCOMP
• 2025-11-01 Listed $149,900 MiRealSource-MiMLS
• 2025-11-01 Listed $149,900 REALCOMP
• 2025-10-31 Coming Soon $149,900 MiRealSource-MiMLS
• 1994-02-15 Sold (Public Records) $57,000 Public Records

Property tax history

-6.5%/yr

Latest (2025): $1,070 · -26.9% YoY. Source: county tax records.