9352 Hartwell St · Detroit, MI 48228

$96,000

3 bd · 1.0 ba · 835 sqft · SingleFamily public records · 354 Days on market

Built 1941 4,356 sqft lot $115/sqft · 58% above area

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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

INVESTMENT OPPORTUNITY: Brick home in attractive neighborhood. Home is currently rented at $1,050.00 Home is currently rented, do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer.

Key facts

• 4,356 sq ft lot
• Built 1941
• Listed 354 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

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); 367 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $1,250/mo this rent would consume 49% 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 $664 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 354 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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.

Risks & watch-outs

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

Recommended offer $84,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 354 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 1.30% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 6.4

CMA / ARV

• ARV (median comp): $60,864
• List price: $96,000
• Delta: 57.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9359 Steel St	0.29mi	3/1.0	802 (-4%)	15mo	$40,000	$50	67
9614 Schaefer Hwy	0.22mi	3/1.0	909 (+9%)	10mo	$60,000	$66	67
9366 Steel St	0.31mi	3/1.0	900 (+8%)	10mo	$59,000	$66	64
11337 Steel St	0.56mi	3/1.0	880 (+5%)	1mo	$35,000	$40	64
11318 Littlefield St	0.46mi	2/1.0 (-1)	877 (+5%)	6mo	$57,500	$66	61
9600 Schaefer Hwy	0.20mi	3/1.0	909 (+9%)	21mo	$86,000	$95	58
9654 Marlowe St	0.67mi	3/1.0	826 (-1%)	15mo	$95,000	$115	54
9149 Cheyenne St	0.22mi	3/1.0	955 (+14%)	18mo	$85,000	$89	50
9265 Birwood St	0.67mi	3/1.0	908 (+9%)	15mo	$57,000	$63	42
9402 Terry St	0.73mi	3/1.0	929 (+11%)	9mo	$49,000	$53	40
9575 Lauder St	0.72mi	3/1.0	901 (+8%)	19mo	$70,000	$78	37
9425 Marlowe St	0.65mi	2/1.0 (-1)	712 (-15%)	10mo	$47,500	$67	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-281
• Equity at exit: $14,314

10-year hold

• IRR: 5.9%
• Equity multiple: 1.38×
• Total profit: $10,085
• Equity at exit: $8,300

Cash invested: $26,880 (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 48228

• Rents YoY: -2.3%
• Active inventory: 367
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$503
• Tax from tax record: −$147 /mo · $1,764/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $297

Break-even live

Break-even rent $874

Max offer price $96,000

Occupancy floor 71%

Sensitivity live

Price	-10% $351	-5% $324	+0% $297	+5% $270	+10% $242
Rent	-10% $198	-5% $247	+0% $297	+5% $346	+10% $395
Rate	-1.0pp $345	-0.5pp $321	base $297	+0.5pp $272	+1.0pp $247

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	45d	1	0.02mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	45d	1	0.43mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	45d	1	0.47mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	45d	1	0.65mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.65mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	0.67mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	0.70mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	45d	1	0.72mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	45d	1	0.74mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	45d	1	0.75mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.81mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	0.86mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	0.92mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	0.92mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	19d	1	0.97mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	45d	1	0.97mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	45d	1	0.99mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	45d	1	0.99mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	45d	1	1.06mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	26d	1	1.08mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	26d	1	1.12mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	18d	1	1.14mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	18d	1	1.18mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	14d	1	1.21mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	45d	1	1.22mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	18d	1	1.24mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	18d	1	1.24mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	26d	1	1.26mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	26d	1	1.27mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	1.27mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	19d	1	1.37mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	26d	1	1.38mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	18d	1	1.43mi

Listing history 30 events

1. 2026-06-21
   days on market $96,000 Active 354 DOM
2. 2026-06-18
   days on market $96,000 Active 351 DOM
3. 2026-06-17
   days on market $96,000 Active 350 DOM
4. 2026-06-15
   days on market $96,000 Active 348 DOM
5. 2026-06-13
   days on market $96,000 Active 346 DOM
6. 2026-06-13
   days on market $96,000 Active 345 DOM
7. 2026-06-09
   days on market $96,000 Active 342 DOM
8. 2026-06-08
   days on market $96,000 Active 341 DOM
9. 2026-06-07
   days on market $96,000 Active 340 DOM
10. 2026-06-04
    days on market $96,000 Active 337 DOM
11. 2026-06-03
    days on market $96,000 Active 336 DOM
12. 2026-06-01
    days on market $96,000 Active 334 DOM
13. 2026-05-31
    days on market $96,000 Active 333 DOM
14. 2025-07-03
    listed $96,000 Active 218-char remark

    Show marketing remark (218 chars)

    INVESTMENT OPPORTUNITY: Brick home in attractive neighborhood. Home is currently rented at $1,050.00 Home is currently rented, do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer.

15. 2025-07-02
    listed $96,000 Active 218-char remark

    Show marketing remark (218 chars)

    INVESTMENT OPPORTUNITY: Brick home in attractive neighborhood. Home is currently rented at $1,050.00 Home is currently rented, do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer.

16. 2025-07-02
    listed $96,000 Active

    Show marketing remark (218 chars)

    INVESTMENT OPPORTUNITY: Brick home in attractive neighborhood. Home is currently rented at $1,050.00 Home is currently rented, do not disturb tenant. Showings and inspections will be scheduled only upon accepted offer.

17. 2025-06-22
    historical
18. 2025-06-21
    historical
19. 2025-04-17
    status Active
20. 2025-04-17
    historical
21. 2024-12-21
    listed $96,000 Active
22. 2024-12-21
    listed $96,000 Active
23. 2024-11-16
    historical
24. 2024-11-15
    historical
25. 2024-04-22
    listed $105,000 Active
26. 2024-04-22
    listed $105,000 Active
27. 2022-03-07
    soldstatus $91,000
28. 2022-02-17
    soldstatus $55,000
29. 2000-07-31
    soldstatus $40,000
30. 1992-05-13
    soldstatus $50,000

ⓘ 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: $1,764 · $147/mo
• Projected year-2 tax: $1,764 · $147/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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,995
• − Mortgage interest: −$5,377
• − Property taxes: −$1,764
• − Insurance: −$480
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,793
• Taxable income: $2,182
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $3,038/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

+92.0% since first listed

17 events — show timeline

• 2025-07-03 Listed $96,000 REALCOMP
• 2025-07-02 Listed $96,000 MiRealSource-MiMLS
• 2025-07-02 Listed $96,000 SW Michigan MLS
• 2025-06-22 Listing Removed — MiRealSource-MiMLS
• 2025-06-21 Listing Removed — REALCOMP
• 2025-04-17 Relisted — REALCOMP
• 2025-04-17 Listing Removed — REALCOMP
• 2024-12-21 Listed $96,000 REALCOMP
• 2024-12-21 Listed $96,000 MiRealSource-MiMLS
• 2024-11-16 Listing Removed — MiRealSource-MiMLS
• 2024-11-15 Listing Removed — REALCOMP
• 2024-04-22 Listed $105,000 MiRealSource-MiMLS
• 2024-04-22 Listed $105,000 REALCOMP
• 2022-03-07 Sold (Public Records) $91,000 Public Records
• 2022-02-17 Sold (Public Records) $55,000 Public Records
• 2000-07-31 Sold (Public Records) $40,000 Public Records
• 1992-05-13 Sold (Public Records) $50,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,764 · -9.8% YoY. Source: county tax records.