1731 E Pearl Ave · Hazel Park, MI 48030

$135,000

3 bd · 1.0 ba · 844 sqft · SingleFamily public records · 17 Days on market

Built 1954 4,356 sqft lot Est $126k · 7% over

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Why this score? — see what drove the C- 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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +6.5/10.0
• ARV discount +4.2/15.0
• 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

Move-in-ready ranch in Hazel Park with a great mix of comfort, updates, and outdoor space, situated with direct access to Kennedy Park. Welcoming covered front porch leads into a bright living room with fresh carpeting and crown molding that flows into a roomy eat-in kitchen featuring stainless steel appliances, ample cabinet space, and convenient in-kitchen laundry. Down the hall, three nice-sized bedrooms share a full bath, including one bedroom with sliding glass doors that open right onto the backyard deck. Big, fully fenced backyard with plenty of green space backs right up to the park. Conveniently located close to major freeways. Welcome Home!

Key facts

• 4,356 sq ft lot
• Built 1954
• Listed 16 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Exterior lighting; Covered patio/porch; Deck; Porch; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas oven; Free-standing refrigerator; Microwave
• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Gas water heater; Disposal; Crawl space basement
• Laundry & utility: Washer; Dryer

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 $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

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.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 14y 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 $59k; list at $135k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $125,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1644 E Goulson Ave	0.14mi	3/1.0	952 (+13%)	0mo	$139,950	$147	72
2007 Pearl Ave	0.22mi	3/1.0	937 (+11%)	2mo	$131,500	$140	69
2120 Pearl Ave	0.27mi	2/1.0 (-1)	756 (-10%)	1mo	$113,000	$149	64
1032 E Maxlow Ave	0.56mi	2/1.5 (-1)	867 (+3%)	1mo	$185,000	$213	62
2184 Garrick Ave	0.37mi	3/1.0	960 (+14%)	1mo	$95,100	$99	59
23392 Cayuga Ave	0.70mi	2/1.0 (-1)	875 (+4%)	1mo	$145,000	$166	56
720 E Granet Ave	0.61mi	2/1.0 (-1)	891 (+6%)	3mo	$159,900	$179	55
21330 Caledonia Ave	0.71mi	3/1.5	898 (+6%)	1mo	$175,000	$195	53
23067 Hazelwood Ave	0.73mi	3/1.0	918 (+9%)	1mo	$120,000	$131	51
23384 Vassar Ave	0.73mi	3/1.0	940 (+11%)	0mo	$212,000	$226	47
23442 Melville Ave	0.56mi	2/1.0 (-1)	729 (-14%)	0mo	$90,000	$123	46
23440 Couzens Ave	0.70mi	2/1.0 (-1)	745 (-12%)	2mo	$110,000	$148	41

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,376
• Equity at exit: $20,129

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $16,248
• 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 48030

• Rents YoY: 2.9%
• Active inventory: 135
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$708
• Tax from tax record: −$202 /mo · $2,425/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $261

Break-even live

Break-even rent $1,223

Max offer price $135,000

Occupancy floor 78%

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 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	20d	1	0.01mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	18d	1	0.31mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	24d	1	0.34mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	21d	1	0.39mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	0.42mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	0.56mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	0.66mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	0.67mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	43d	1	0.68mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	0.70mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	24d	1	0.71mi
1770 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	712	$1,400	$1.96	5d	1	0.74mi
1770 E Woodward Heights Blvd Hazel Park, MI	2.0	1.0	850	$1,525	$1.79	12d	1	0.74mi
1770 E Woodward Heights Blvd Unit E3 Hazel Park, MI	2.0	1.0	850	$1,300	$1.53	24d	1	0.74mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	10d	1	0.77mi
1045 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	715	$1,209	$1.69	24d	3	0.90mi
23773 Hazelwood Ave Hazel Park, MI	2.0	1.0	671	$1,400	$2.09	12d	1	0.94mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	0.95mi
90 W Meyers Ave Hazel Park, MI	2.0	1.0	831	$1,800	$2.17	24d	1	1.01mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	24d	1	1.07mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	21d	1	1.08mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	1.09mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	24d	1	1.22mi
2023 Ardmore Dr Ferndale, MI	2.0	1.0	771	$1,250	$1.62	24d	1	1.26mi
25151 Dequindre Rd Madison Heights, MI	3.0	2.0	1088	$1,279	$1.18	23d	1	1.34mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	24d	1	1.38mi

Listing history 25 events

1. 2026-05-21
   status Pending 658-char remark

   Show marketing remark (658 chars)

   Move-in-ready ranch in Hazel Park with a great mix of comfort, updates, and outdoor space, situated with direct access to Kennedy Park. Welcoming covered front porch leads into a bright living room with fresh carpeting and crown molding that flows into a roomy eat-in kitchen featuring stainless steel appliances, ample cabinet space, and convenient in-kitchen laundry. Down the hall, three nice-sized bedrooms share a full bath, including one bedroom with sliding glass doors that open right onto the backyard deck. Big, fully fenced backyard with plenty of green space backs right up to the park. Conveniently located close to major freeways. Welcome Home!

2. 2026-05-21
   status Pending

   Show marketing remark (658 chars)

   Move-in-ready ranch in Hazel Park with a great mix of comfort, updates, and outdoor space, situated with direct access to Kennedy Park. Welcoming covered front porch leads into a bright living room with fresh carpeting and crown molding that flows into a roomy eat-in kitchen featuring stainless steel appliances, ample cabinet space, and convenient in-kitchen laundry. Down the hall, three nice-sized bedrooms share a full bath, including one bedroom with sliding glass doors that open right onto the backyard deck. Big, fully fenced backyard with plenty of green space backs right up to the park. Conveniently located close to major freeways. Welcome Home!

3. 2026-05-08
   listed $135,000 Active 658-char remark

   Show marketing remark (658 chars)

   Move-in-ready ranch in Hazel Park with a great mix of comfort, updates, and outdoor space, situated with direct access to Kennedy Park. Welcoming covered front porch leads into a bright living room with fresh carpeting and crown molding that flows into a roomy eat-in kitchen featuring stainless steel appliances, ample cabinet space, and convenient in-kitchen laundry. Down the hall, three nice-sized bedrooms share a full bath, including one bedroom with sliding glass doors that open right onto the backyard deck. Big, fully fenced backyard with plenty of green space backs right up to the park. Conveniently located close to major freeways. Welcome Home!

4. 2026-05-08
   listed $135,000 Active

   Show marketing remark (658 chars)

   Move-in-ready ranch in Hazel Park with a great mix of comfort, updates, and outdoor space, situated with direct access to Kennedy Park. Welcoming covered front porch leads into a bright living room with fresh carpeting and crown molding that flows into a roomy eat-in kitchen featuring stainless steel appliances, ample cabinet space, and convenient in-kitchen laundry. Down the hall, three nice-sized bedrooms share a full bath, including one bedroom with sliding glass doors that open right onto the backyard deck. Big, fully fenced backyard with plenty of green space backs right up to the park. Conveniently located close to major freeways. Welcome Home!

5. 2026-05-01
   historical $135,000 658-char remark

   Show marketing remark (658 chars)

   Move-in-ready ranch in Hazel Park with a great mix of comfort, updates, and outdoor space, situated with direct access to Kennedy Park. Welcoming covered front porch leads into a bright living room with fresh carpeting and crown molding that flows into a roomy eat-in kitchen featuring stainless steel appliances, ample cabinet space, and convenient in-kitchen laundry. Down the hall, three nice-sized bedrooms share a full bath, including one bedroom with sliding glass doors that open right onto the backyard deck. Big, fully fenced backyard with plenty of green space backs right up to the park. Conveniently located close to major freeways. Welcome Home!

6. 2025-05-18
   historical $1,500
7. 2025-05-07
   listed $1,500
8. 2024-01-16
   historical
9. 2024-01-16
   historical
10. 2023-06-03
    listed $142,500 Active
11. 2023-06-03
    listed $142,500 Active
12. 2012-06-01
    historical
13. 2012-06-01
    historical
14. 2012-05-18
    listed $49,900
15. 2012-05-18
    listed $49,900
16. 2012-05-18
    historical
17. 2012-05-18
    listed $49,900
18. 2012-04-19
    historical
19. 2012-04-19
    historical
20. 2012-03-14
    listed $49,900
21. 2012-03-14
    listed $49,900
22. 1998-02-03
    soldstatus $59,000
23. 1996-10-08
    soldstatus $55,000
24. 1994-10-17
    soldstatus $35,000
25. 1994-10-17
    soldstatus $25,500

ⓘ 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: $2,425 · $202/mo
• Projected year-2 tax: $2,425 · $202/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 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,640
• − Mortgage interest: −$7,562
• − Property taxes: −$2,425
• − Insurance: −$675
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$3,927
• Taxable income: $1,068
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,874/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

+285.7% since first listed

25 events — show timeline

• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-21 Pending — REALCOMP
• 2026-05-08 Listed $135,000 MiRealSource-MiMLS
• 2026-05-08 Listed $135,000 REALCOMP
• 2026-05-01 Coming Soon $135,000 MiRealSource-MiMLS
• 2025-05-18 Rental Removed $1,500 REALSOURCE
• 2025-05-07 Listed for Rent $1,500 REALSOURCE
• 2024-01-16 Listing Removed — MiRealSource-MiMLS
• 2024-01-16 Listing Removed — REALCOMP
• 2023-06-03 Listed $142,500 MiRealSource-MiMLS
• 2023-06-03 Listed $142,500 REALCOMP
• 2012-06-01 Listing Removed — REALCOMP
• 2012-06-01 Listing Removed — MiRealSource-MiMLS
• 2012-05-18 Listed $49,900 MiRealSource-MiMLS
• 2012-05-18 Listing Removed — MiRealSource-MiMLS
• 2012-05-18 Listed $49,900 REALCOMP
• 2012-05-18 Listed $49,900 MiRealSource-MiMLS
• 2012-04-19 Listing Removed — REALCOMP
• 2012-04-19 Listing Removed — MiRealSource-MiMLS
• 2012-03-14 Listed $49,900 REALCOMP
• 2012-03-14 Listed $49,900 MiRealSource-MiMLS
• 1998-02-03 Sold (Public Records) $59,000 Public Records
• 1996-10-08 Sold (Public Records) $55,000 Public Records
• 1994-10-17 Sold (Public Records) $25,500 Public Records
• 1994-10-17 Sold (Public Records) $35,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,425 · +2.1% YoY. Source: county tax records.