8614 Hubbell St · Detroit, MI 48228

$62,000

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 107 Days on market

Built 1943 4,792 sqft lot $61/sqft · at area comps Est $59k · at est.

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.6/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors or buyers looking to build equity on Detroit's west side. Property is being sold as is and offers strong potential. Cash preferred. Seller may consider conventional financing if buyer installs a functional furnace and hot water tank prior to closing. Buyer to verify all information and measurements. Schedule your showing today.

Key facts

• 4,792 sq ft lot
• Built 1943
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $56k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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: Rents soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $1,290/mo this rent would consume 50% of the median local household income ($31k/yr) (locally 4144% 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 $429 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 + 0.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $8k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,420 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.08% ✓
• Cap rate: 17.64%
• Cash-on-cash: 40.52%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (median comp): $59,435
• List price: $62,000
• Delta: 4.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8254 Sussex St	0.40mi	3/1.0	1,006 (-1%)	3mo	$108,000	$107	78
8871 Sussex St	0.38mi	3/1.0	1,049 (+4%)	1mo	$118,000	$112	75
8348 Terry St	0.22mi	3/1.0	932 (-8%)	4mo	$82,500	$89	73
8277 Sussex St	0.41mi	3/1.0	1,038 (+3%)	4mo	$120,000	$116	73
8160 Sussex St	0.45mi	3/1.0	960 (-5%)	1mo	$58,000	$60	70
8255 Marlowe St	0.24mi	3/1.0	915 (-10%)	4mo	$27,400	$30	70
8121 Hubbell ST St	0.33mi	3/1.0	918 (-9%)	2mo	$48,500	$53	67
9316 Whitcomb St	0.57mi	3/1.5	1,029 (+2%)	4mo	$100,000	$97	65
8125 Hubbell St	0.32mi	3/1.0	864 (-15%)	4mo	$52,500	$61	57
8154 Decatur St	0.48mi	3/1.0	864 (-15%)	1mo	$70,000	$81	53
9606 Sussex St	0.74mi	3/2.0	1,060 (+5%)	4mo	$76,000	$72	51
7733 Barrie St	0.71mi	2/1.0 (-1)	909 (-10%)	4mo	$140,000	$154	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 2.36×
• Total profit: $23,530
• Equity at exit: $9,244

10-year hold

• IRR: 38.8%
• Equity multiple: 4.11×
• Total profit: $54,047
• Equity at exit: $5,361

Cash invested: $17,360 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$325
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $586

Break-even live

Break-even rent $548

Max offer price $62,000

Occupancy floor 50%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	0.31mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	43d	1	0.37mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	0.39mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	21d	1	0.45mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	43d	1	0.49mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	0.54mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	0.54mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	43d	1	0.55mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	0.62mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	0.67mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	0.70mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	0.76mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	0.80mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	0.85mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	0.85mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	43d	1	0.90mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	43d	1	0.91mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.92mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	0.96mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	0.97mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	16d	1	0.99mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	4d	1	1.04mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	1.04mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	1.05mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	1.06mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	14d	1	1.11mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.11mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.12mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	1.17mi
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	16d	1	1.17mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	43d	1	1.20mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.22mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	1.35mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	1.35mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	43d	1	1.36mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	43d	1	1.39mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	43d	1	1.39mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	43d	1	1.42mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	1.43mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	10d	1	1.44mi

Listing history 35 events

1. 2026-06-18
   days on market $62,000 Active 107 DOM
2. 2026-06-17
   days on market $62,000 Active 106 DOM
3. 2026-06-15
   days on market $62,000 Active 104 DOM
4. 2026-06-13
   days on market $62,000 Active 102 DOM
5. 2026-06-13
   days on market $62,000 Active 101 DOM
6. 2026-06-09
   days on market $62,000 Active 98 DOM
7. 2026-06-08
   days on market $62,000 Active 97 DOM
8. 2026-06-07
   pricedays on market $62,000 Active 96 DOM
9. 2026-06-04
   days on market $65,000 Active 93 DOM
10. 2026-06-03
    days on market $65,000 Active 92 DOM
11. 2026-06-01
    days on market $65,000 Active 90 DOM
12. 2026-05-31
    days on market $65,000 Active 89 DOM
13. 2026-04-05
    price $65,000 361-char remark

    Show marketing remark (367 chars)

    Great opportunity for investors or buyers looking to build equity on Detroit’s west side. Property is being sold as is and offers strong potential. Cash preferred. Seller may consider conventional financing if buyer installs a functional furnace and hot water tank prior to closing. Buyer to verify all information and measurements. Schedule your showing today.

14. 2026-04-05
    price $65,000 367-char remark

    Show marketing remark (367 chars)

    Great opportunity for investors or buyers looking to build equity on Detroit’s west side. Property is being sold as is and offers strong potential. Cash preferred. Seller may consider conventional financing if buyer installs a functional furnace and hot water tank prior to closing. Buyer to verify all information and measurements. Schedule your showing today.

15. 2026-03-03
    listed $69,900 Active 361-char remark

    Show marketing remark (367 chars)

    Great opportunity for investors or buyers looking to build equity on Detroit’s west side. Property is being sold as is and offers strong potential. Cash preferred. Seller may consider conventional financing if buyer installs a functional furnace and hot water tank prior to closing. Buyer to verify all information and measurements. Schedule your showing today.

16. 2026-03-03
    listed $69,900 Active 367-char remark

    Show marketing remark (367 chars)

    Great opportunity for investors or buyers looking to build equity on Detroit’s west side. Property is being sold as is and offers strong potential. Cash preferred. Seller may consider conventional financing if buyer installs a functional furnace and hot water tank prior to closing. Buyer to verify all information and measurements. Schedule your showing today.

17. 2021-03-30
    soldstatus $65,550
18. 2020-09-21
    soldstatus $30,000 Sold
19. 2020-09-21
    soldstatus $30,000 Closed
20. 2020-09-04
    status Pending
21. 2020-09-01
    historical
22. 2020-07-30
    status Pending
23. 2020-07-30
    status Pending
24. 2020-07-10
    status Active
25. 2020-07-08
    historical
26. 2020-05-08
    status Active
27. 2020-05-05
    historical
28. 2020-03-04
    price $35,000
29. 2020-03-03
    price $35,000
30. 2020-01-25
    price $45,000
31. 2020-01-24
    price $45,000
32. 2020-01-10
    status Active
33. 2020-01-07
    historical
34. 2019-12-15
    listed $50,000 Active
35. 2019-12-15
    listed $50,000 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: $979 · $82/mo
• Projected year-2 tax: $979 · $82/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 6/10 Major FEMA zone X (unshaded) · 72% 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: $15,474
• − Mortgage interest: −$3,473
• − Property taxes: −$979
• − Insurance: −$310
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$1,804
• Taxable income: $6,433
• Est. tax owed @ 24.0%: −$1,544
• After-tax cash flow: $5,490/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+30.0% since first listed

23 events — show timeline

• 2026-04-05 Price Changed $65,000 MiRealSource-MiMLS
• 2026-04-05 Price Changed $65,000 REALCOMP
• 2026-03-03 Listed $69,900 REALCOMP
• 2026-03-03 Listed $69,900 MiRealSource-MiMLS
• 2021-03-30 Sold (Public Records) $65,550 Public Records
• 2020-09-21 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2020-09-21 Sold (MLS) $30,000 REALCOMP
• 2020-09-04 Pending — REALCOMP
• 2020-09-01 Listing Removed — REALCOMP
• 2020-07-30 Pending — MiRealSource-MiMLS
• 2020-07-30 Pending — REALCOMP
• 2020-07-10 Relisted — REALCOMP
• 2020-07-08 Listing Removed — REALCOMP
• 2020-05-08 Relisted — REALCOMP
• 2020-05-05 Listing Removed — REALCOMP
• 2020-03-04 Price Changed $35,000 MiRealSource-MiMLS
• 2020-03-03 Price Changed $35,000 REALCOMP
• 2020-01-25 Price Changed $45,000 MiRealSource-MiMLS
• 2020-01-24 Price Changed $45,000 REALCOMP
• 2020-01-10 Relisted — REALCOMP
• 2020-01-07 Listing Removed — REALCOMP
• 2019-12-15 Listed $50,000 MiRealSource-MiMLS
• 2019-12-15 Listed $50,000 REALCOMP

Property tax history

-2.9%/yr

Latest (2025): $979 · -8.1% YoY. Source: county tax records.