1205 E Muir Ave · Hazel Park, MI 48030

$121,000

3 bd · 1.0 ba · 1,638 sqft · SingleFamily public records · 43 Days on market

Built 1953 4,356 sqft lot Est $180k · 33% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 1.5-story bungalow built in 1953, offering 906 sq ft of comfortable living space. This home features 3 bedrooms and 1 full bathroom, making it a great fit for a variety of lifestyles. The living room provides ample space and is filled with natural light, creating a warm and inviting atmosphere. The kitchen offers plenty of room for meal prep and everyday cooking. Step outside to a spacious backyard perfect for gardening, hosting cookouts, or simply relaxing and enjoying the outdoors.

Key facts

• Spacious backyard
• Natural light
• Ample space

Tags

• SPACIOUS BACKYARD
• NATURAL LIGHT
• AMPLE SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Back yard fencing; Paved road access

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $121k).
• Recommended offer: $117k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 6.2% in Hazel Park — 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 81/100 on livability (#65 in MI, #1,385 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools D.
• Hazel Park School District (suburban): math 10% / reading 24% proficiency, ranked #490 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 135 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/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 $837 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,370 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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: 1.44% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $180,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21420 Caledonia Ave	0.43mi	3/1.0	1,620 (-1%)	8mo	$210,000	$130	72
1226 E Bernhard Ave	0.18mi	3/2.5	1,464 (-11%)	3mo	$285,000	$195	65
20070 Irvington St	0.52mi	3/1.5	1,515 (-8%)	1mo	$89,900	$59	61
1483 E Evelyn Ave	0.40mi	3/2.0	1,500 (-8%)	3mo	$216,500	$144	60
1028 E Pearl Ave	0.66mi	3/1.0	1,679 (+2%)	7mo	$180,000	$107	59
20166 Riopelle St	0.43mi	3/1.0	1,450 (-12%)	7mo	$103,000	$71	55
19657 Cardoni St	0.68mi	3/1.0	1,765 (+8%)	4mo	$22,000	$12	52
1844 E Jarvis Ave	0.73mi	3/2.5	1,723 (+5%)	0mo	$310,000	$180	51
1744 E Madge Ave	0.52mi	3/1.0	1,439 (-12%)	6mo	$158,000	$110	50
736 E Granet Ave	0.56mi	4/2.0 (+1)	1,523 (-7%)	7mo	$185,000	$121	47
1451 E Pearl Ave	0.69mi	3/2.0	1,787 (+9%)	4mo	$185,299	$104	45
20181 Lumpkin St	0.67mi	4/2.0 (+1)	1,783 (+9%)	1mo	$110,000	$62	45

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.47×
• Total profit: $15,876
• Equity at exit: $18,041

10-year hold

• IRR: 20.7%
• Equity multiple: 2.74×
• Total profit: $59,069
• Equity at exit: $10,462

Cash invested: $33,880 (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 48030

• Rents YoY: 2.9%
• Active inventory: 135
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$635
• Tax from tax record: −$136 /mo · $1,634/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $560

Break-even live

Break-even rent $1,039

Max offer price $121,000

Occupancy floor 63%

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	22d	1	0.05mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	0.36mi
329 W Muir Ave Hazel Park, MI	4.0	2.0	1606	$2,000	$1.25	11d	1	0.76mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	22d	1	0.84mi
1330 E Chesterfield St Ferndale, MI	4.0	2.0	1795	$2,800	$1.56	1d	1	1.02mi
23304 Cayuga Ave Hazel Park, MI	4.0	2.0	1540	$2,150	$1.40	24d	1	1.13mi
23400 Reynolds Ave Hazel Park, MI	3.0	1.0	1305	$1,900	$1.46	5d	1	1.26mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	24d	1	1.33mi
1820 E Troy St Ferndale, MI	3.0	1.0	1167	$1,500	$1.29	5d	1	1.35mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	1.39mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	43d	1	1.41mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $121,000 Active 43 DOM
2. 2026-06-17
   days on market $121,000 Active 42 DOM
3. 2026-06-16
   days on market $121,000 Active 41 DOM
4. 2026-06-15
   days on market $121,000 Active 40 DOM
5. 2026-06-13
   days on market $121,000 Active 38 DOM
6. 2026-06-13
   days on market $121,000 Active 37 DOM
7. 2026-06-09
   days on market $121,000 Active 34 DOM
8. 2026-06-08
   days on market $121,000 Active 33 DOM
9. 2026-06-07
   days on market $121,000 Active 32 DOM
10. 2026-06-04
    days on market $121,000 Active 29 DOM
11. 2026-06-03
    days on market $121,000 Active 28 DOM
12. 2026-06-02
    days on market $121,000 Active 27 DOM
13. 2026-06-01
    days on market $121,000 Active 26 DOM
14. 2026-05-31
    days on market $121,000 Active 25 DOM
15. 2026-05-06
    listed $121,000 Active

    Show marketing remark (504 chars)

    Welcome to this 1.5-story bungalow built in 1953, offering 906 sq ft of comfortable living space. This home features 3 bedrooms and 1 full bathroom, making it a great fit for a variety of lifestyles. The living room provides ample space and is filled with natural light, creating a warm and inviting atmosphere. The kitchen offers plenty of room for meal prep and everyday cooking. Step outside to a spacious backyard perfect for gardening, hosting cookouts, or simply relaxing and enjoying the outdoors.

16. 2026-05-06
    listed $121,000 Active 504-char remark

    Show marketing remark (504 chars)

    Welcome to this 1.5-story bungalow built in 1953, offering 906 sq ft of comfortable living space. This home features 3 bedrooms and 1 full bathroom, making it a great fit for a variety of lifestyles. The living room provides ample space and is filled with natural light, creating a warm and inviting atmosphere. The kitchen offers plenty of room for meal prep and everyday cooking. Step outside to a spacious backyard perfect for gardening, hosting cookouts, or simply relaxing and enjoying the outdoors.

17. 2026-03-27
    historical
18. 2026-03-27
    historical
19. 2026-02-05
    listed $121,000 Active
20. 2026-02-05
    listed $121,000 Active

ⓘ 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: $1,634 · $136/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$115/yr (+$10/mo · 7.0%)

ⓘ 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 ≥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: $20,973
• − Mortgage interest: −$6,778
• − Property taxes: −$1,634
• − Insurance: −$605
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$3,520
• Taxable income: $5,080
• Est. tax owed @ 24.0%: −$1,219
• After-tax cash flow: $5,496/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: Hazel Park School District
• NCES district ID: 2618030
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 1.00%
• Median HH income: $36,181
• Composite: 14.05/100
• National rank: #9466
• State rank: #490 of 540 in MI

Livability — Hazel Park

• Score: 81/100
• State rank: #65
• US rank: #1385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazel Park, MI
• County: Oakland County · 1,009,092 people
• City population: 14,963
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 14,963
• Household income: $67,073
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 432.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 10% Black 10% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 11% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Arabic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -184.32%
• Current HPI: 285.5923
• Rent YoY: ▲ 2.90%
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-06 Listed $121,000 REALCOMP
• 2026-05-06 Listed $121,000 MiRealSource-MiMLS
• 2026-03-27 Listing Removed — MiRealSource-MiMLS
• 2026-03-27 Listing Removed — REALCOMP
• 2026-02-05 Listed $121,000 REALCOMP
• 2026-02-05 Listed $121,000 MiRealSource-MiMLS

Property tax history

+2.9%/yr

Latest (2025): $1,634 · +1.9% YoY. Source: county tax records.