9591 Hubbell St · Detroit, MI 48227

$49,920

3 bd · 1.0 ba · 1,171 sqft · SingleFamily public records · 24 Days on market

Built 1945 4,356 sqft lot $43/sqft · 6% above area Est $80k · 37% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Excellent oppurtunity! Solid brick bungalow in a nice area! Roof and windows have been updated! Basement and 1 car garage! Great place to live or invest in!

Key facts

• Brick bungalow
• Updated windows
• Basement

Tags

• BRICK BUNGALOW
• UPDATED ROOF
• UPDATED WINDOWS
• BASEMENT
• 1 CAR GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story with ground-level entry and steps
• Construction: Brick construction; Block foundation; Above-grade finished living area and additional below-grade finished space
• Exterior features: Front porch; Paved road access

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.7% 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 rising fast (+5.6%/yr); 385 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); 58% 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).
• This rent runs 44% of the median local income ($37k/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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($49k) 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,171 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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: 2.71% ✓
• Cap rate: 23.68%
• Cash-on-cash: 62.11%
• DSCR: 3.76
• GRM: 3.1

CMA / ARV

• ARV (median comp): $79,610
• List price: $49,920
• Delta: -37.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9930 Whitcomb St	0.38mi	3/1.0	1,078 (-8%)	2mo	$35,000	$32	68
8849 Lauder St	0.55mi	3/1.0	1,200 (+2%)	5mo	$41,500	$35	66
9599 Whitcomb St	0.39mi	3/1.0	1,060 (-10%)	1mo	$55,000	$52	65
9606 Sussex St	0.31mi	3/2.0	1,060 (-10%)	4mo	$76,000	$72	63
9180 Hartwell St	0.69mi	3/1.5	1,174 (+0%)	5mo	$62,000	$53	62
9987 Winthrop St	0.58mi	3/1.5	1,218 (+4%)	5mo	$40,000	$33	60
9316 Whitcomb St	0.43mi	3/1.5	1,029 (-12%)	4mo	$100,000	$97	54
11406 Strathmoor St	0.36mi	4/2.5 (+1)	1,294 (+10%)	1mo	$76,000	$59	54
8871 Sussex St	0.62mi	3/1.0	1,049 (-10%)	1mo	$118,000	$112	53
9119 Littlefield St	0.75mi	3/1.0	1,298 (+11%)	2mo	$60,000	$46	45
9555 Montrose St	0.62mi	3/1.0	999 (-15%)	3mo	$45,000	$45	44
9163 Montrose St	0.69mi	3/1.0	1,000 (-15%)	4mo	$29,000	$29	40

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: 64.0%
• Equity multiple: 3.98×
• Total profit: $41,626
• Equity at exit: $7,443

10-year hold

• IRR: 69.2%
• Equity multiple: 8.96×
• Total profit: $111,310
• Equity at exit: $4,316

Cash invested: $13,978 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $749/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $723

Break-even live

Break-even rent $437

Max offer price $49,920

Occupancy floor 42%

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: $12,480
• Closing costs: $1,498
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	0.02mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	0.12mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	43d	1	0.13mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	0.29mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	0.30mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	0.30mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	0.34mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	16d	1	0.37mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	43d	1	0.48mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	0.51mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.53mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	0.55mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.57mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	0.57mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	43d	1	0.59mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	0.60mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	0.60mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	0.63mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	0.68mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	0.75mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	0.78mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.79mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	4d	1	0.80mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	43d	1	0.84mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	21d	1	0.88mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	0.91mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	21d	1	0.91mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	43d	1	0.92mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	43d	1	0.99mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	1.04mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	16d	1	1.05mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	43d	1	1.06mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	43d	1	1.07mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	1.12mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	1.12mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	10d	1	1.16mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	43d	1	1.28mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	43d	1	1.29mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	1.30mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	1.31mi

Listing history 4 events

1. 2026-05-18
   status Pending 156-char remark

   Show marketing remark (156 chars)

   Excellent oppurtunity! Solid brick bungalow in a nice area! Roof and windows have been updated! Basement and 1 car garage! Great place to live or invest in!

2. 2026-05-18
   status Pending 160-char remark

   Show marketing remark (156 chars)

   Excellent oppurtunity! Solid brick bungalow in a nice area! Roof and windows have been updated! Basement and 1 car garage! Great place to live or invest in!

3. 2026-04-23
   listed $49,920 Active 156-char remark

   Show marketing remark (156 chars)

   Excellent oppurtunity! Solid brick bungalow in a nice area! Roof and windows have been updated! Basement and 1 car garage! Great place to live or invest in!

4. 2026-04-23
   listed $49,920 Active 160-char remark

   Show marketing remark (156 chars)

   Excellent oppurtunity! Solid brick bungalow in a nice area! Roof and windows have been updated! Basement and 1 car garage! Great place to live or invest in!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°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: $16,230
• − Mortgage interest: −$2,796
• − Property taxes: −$749
• − Insurance: −$250
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$1,452
• Taxable income: $8,386
• Est. tax owed @ 24.0%: −$2,013
• After-tax cash flow: $6,669/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

+0.0% since first listed

4 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-04-23 Listed $49,920 REALCOMP
• 2026-04-23 Listed $49,920 MiRealSource-MiMLS

Property tax history

+10.9%/yr

Latest (2025): $5,156 · +0.5% YoY. Source: county tax records.