13431 Hartwell St · Detroit, MI 48227

$149,999

5 bd · 1.5 ba · 1,799 sqft · SingleFamily public records · 9 Days on market

Built 1941 9,583 sqft lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home in the heart of Detroit! This stunning 5-bedroom, 2-bath brick home has been fully updated from top to bottom. Inside, you'll find a brand-new kitchen, refreshed bathrooms, and freshly painted interiors, all with re-stained hardwood floors. The home features a full, spacious basement, a two-car garage with a brand-new garage door, and a new roof - both on the house and the garage. Plus, it's conveniently located next to a major highway, offering easy access to the entire city. Outside, enjoy a large yard with raspberry and blackberry trees, all enclosed by a new privacy fence. Don't miss out - schedule your tour TODAY! BATAVI

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1941

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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: Rents rising fast (+5.6%/yr); 385 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,603/mo this rent would consume 53% of the median local household income ($37k/yr) (locally 2371% 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 $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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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 $15k; list at $150k implies a 907% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,999

Questions for the listing agent

1. Built in 1941 — 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: 1.07% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $80,955
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13431 Hartwell St	0.00mi	5/2.0	1,850 (+3%)	1mo	$160,000	$86	92
13244 Ardmore St	0.37mi	4/2.0 (-1)	1,650 (-8%)	18mo	$51,000	$31	47
13255 Lauder St	0.71mi	4/2.0 (-1)	1,786 (-1%)	22mo	$111,000	$62	41
13416 Marlowe St	0.61mi	5/2.0	2,000 (+11%)	16mo	$90,000	$45	37
12645 Monte Vista St	0.68mi	4/1.0 (-1)	1,750 (-3%)	24mo	$70,000	$40	37
12090 Ward Ave	0.74mi	4/1.0 (-1)	1,634 (-9%)	14mo	$60,000	$37	32

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,104
• Equity at exit: $22,365

10-year hold

• IRR: 12.6%
• Equity multiple: 2.11×
• Total profit: $46,600
• Equity at exit: $12,969

Cash invested: $42,000 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$787
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $332

Break-even live

Break-even rent $1,182

Max offer price $149,999

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	0.81mi
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	43d	1	1.16mi
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	24d	1	1.16mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	1.19mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	43d	1	1.25mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	1d	1	1.34mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	1.34mi

Listing history 16 events

1. 2026-04-16
   status Pending 660-char remark

   Show marketing remark (660 chars)

   Welcome to your dream home in the heart of Detroit! This stunning 5-bedroom, 2-bath brick home has been fully updated from top to bottom. Inside, you'll find a brand-new kitchen, refreshed bathrooms, and freshly painted interiors, all with re-stained hardwood floors. The home features a full, spacious basement, a two-car garage with a brand-new garage door, and a new roof - both on the house and the garage. Plus, it's conveniently located next to a major highway, offering easy access to the entire city. Outside, enjoy a large yard with raspberry and blackberry trees, all enclosed by a new privacy fence. Don't miss out - schedule your tour TODAY! BATAVI

2. 2026-04-16
   status Pending

   Show marketing remark (660 chars)

   Welcome to your dream home in the heart of Detroit! This stunning 5-bedroom, 2-bath brick home has been fully updated from top to bottom. Inside, you'll find a brand-new kitchen, refreshed bathrooms, and freshly painted interiors, all with re-stained hardwood floors. The home features a full, spacious basement, a two-car garage with a brand-new garage door, and a new roof - both on the house and the garage. Plus, it's conveniently located next to a major highway, offering easy access to the entire city. Outside, enjoy a large yard with raspberry and blackberry trees, all enclosed by a new privacy fence. Don't miss out - schedule your tour TODAY! BATAVI

3. 2026-04-07
   listed $149,999 Active

   Show marketing remark (660 chars)

   Welcome to your dream home in the heart of Detroit! This stunning 5-bedroom, 2-bath brick home has been fully updated from top to bottom. Inside, you'll find a brand-new kitchen, refreshed bathrooms, and freshly painted interiors, all with re-stained hardwood floors. The home features a full, spacious basement, a two-car garage with a brand-new garage door, and a new roof - both on the house and the garage. Plus, it's conveniently located next to a major highway, offering easy access to the entire city. Outside, enjoy a large yard with raspberry and blackberry trees, all enclosed by a new privacy fence. Don't miss out - schedule your tour TODAY! BATAVI

4. 2026-04-07
   listed $149,999 Active 660-char remark

   Show marketing remark (660 chars)

   Welcome to your dream home in the heart of Detroit! This stunning 5-bedroom, 2-bath brick home has been fully updated from top to bottom. Inside, you'll find a brand-new kitchen, refreshed bathrooms, and freshly painted interiors, all with re-stained hardwood floors. The home features a full, spacious basement, a two-car garage with a brand-new garage door, and a new roof - both on the house and the garage. Plus, it's conveniently located next to a major highway, offering easy access to the entire city. Outside, enjoy a large yard with raspberry and blackberry trees, all enclosed by a new privacy fence. Don't miss out - schedule your tour TODAY! BATAVI

5. 2025-08-04
   historical Accepting Backup Offers
6. 2025-08-04
   historical Active Under Contract
7. 2025-08-04
   historical
8. 2025-07-14
   listed $60,000 Active
9. 2025-07-14
   listed $60,000 Active
10. 2015-01-02
    soldstatus $14,900 Sold
11. 2015-01-02
    soldstatus $14,900
12. 2014-11-20
    historical
13. 2014-11-20
    historical
14. 2014-10-20
    listed $14,900 Active
15. 2014-10-20
    listed $14,900
16. 2001-07-19
    soldstatus $59,344

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: +$645/yr (+$54/mo · 63.3%)

ⓘ 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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,236
• − Mortgage interest: −$8,402
• − Property taxes: −$1,020
• − Insurance: −$750
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$4,364
• Taxable income: $1,623
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $3,598/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+152.8% since first listed

16 events — show timeline

• 2026-04-16 Pending — MiRealSource-MiMLS
• 2026-04-16 Pending — REALCOMP
• 2026-04-07 Listed $149,999 REALCOMP
• 2026-04-07 Listed $149,999 MiRealSource-MiMLS
• 2025-08-04 Contingent — MiRealSource-MiMLS
• 2025-08-04 Contingent — REALCOMP
• 2025-08-04 Listing Removed — MiRealSource-MiMLS
• 2025-07-14 Listed $60,000 REALCOMP
• 2025-07-14 Listed $60,000 MiRealSource-MiMLS
• 2015-01-02 Sold (MLS) $14,900 MiRealSource-MiMLS
• 2015-01-02 Sold (MLS) $14,900 REALCOMP
• 2014-11-20 Listing Removed — MiRealSource-MiMLS
• 2014-11-20 Listing Removed — REALCOMP
• 2014-10-20 Listed $14,900 MiRealSource-MiMLS
• 2014-10-20 Listed $14,900 REALCOMP
• 2001-07-19 Sold (Public Records) $59,344 Public Records

Property tax history

-3.6%/yr

Latest (2025): $1,020 · -55.1% YoY. Source: county tax records.