9538 Hazelton · Detroit, MI 48239

$170,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 3 Days on market

Built 1952 3,920 sqft lot Est $184k · 8% under

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +11.0/15.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this move-in ready ranch Offering 1,100 square feet of comfortable living space, this well-maintained home features 3 bedrooms and 1.5 baths. Recent updates provide peace of mind, including a newer roof (2022), updated basement flooring and finishes (2023), and a new electrical panel (2023). The cozy kitchen is equipped with stainless steel appliances, making it both functional and inviting for everyday living. Smart features like digital door locks and an Amazon delivery lockbox add convenience and modern appeal. Step outside to a spacious yard with a 2-car detached garage, offering plenty of storage and parking. Ideally situated on the east corner of Telegraph and W. Chicago, this home provides easy access to major roads, shopping, dining, and everyday amenities. Book your showing today

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-3 ($-39/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (24.4% below list).
• Recommended offer: $128k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: crime F, employment F.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Vandenberg Elementary School (math 5% / reading 15%, grade F, #1,230 of 1,397 statewide, top 91%, 279 students, 82% FRL); John D Pierce Middle School (math 8% / reading 29%, grade F, #432 of 493 statewide, top 88%, 602 students, 68% FRL); Lee M Thurston High School (math 12% / reading 32%, grade F, #582 of 713 statewide, top 83%, 883 students, 62% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 193 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $70k; list at $170k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,496 (24.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.76% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $184,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9375 Riverview	0.35mi	3/1.5	1,108 (+0%)	6mo	$210,000	$190	76
9025 Appleton	0.47mi	3/1.0	1,092 (-1%)	6mo	$205,000	$188	71
11302 Grayfield	0.31mi	3/1.5	1,033 (-6%)	5mo	$90,000	$87	69
9943 Grayfield	0.20mi	3/1.5	1,228 (+11%)	2mo	$205,000	$167	68
13756 W Outer Dr	0.50mi	3/1.0	1,036 (-6%)	5mo	$103,500	$100	62
8841 Virgil	0.54mi	3/1.0	1,013 (-8%)	3mo	$185,000	$183	58
11428 Riverdale	0.43mi	3/2.0	1,220 (+10%)	2mo	$211,000	$173	57
11339 Bramell	0.37mi	3/1.0	1,254 (+14%)	5mo	$125,000	$100	56
11387 Bramell	0.41mi	3/1.0	1,257 (+14%)	2mo	$87,000	$69	56
11768 Hazelton	0.63mi	3/1.0	1,233 (+12%)	1mo	$197,000	$160	50
11770 Riverdale	0.64mi	3/2.0	1,228 (+11%)	1mo	$190,000	$155	47
8915 Wormer Ave	0.73mi	3/1.0	981 (-11%)	1mo	$183,500	$187	47

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-27,509
• Equity at exit: $25,348

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-23,198
• Equity at exit: $14,698

Cash invested: $47,600 (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 48239

• Rents YoY: 3.2%
• Active inventory: 193
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$891
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-3

Break-even live

Break-even rent $1,289

Max offer price $169,422

Occupancy floor 95%

Sensitivity live

Price	-10% $93	-5% $45	+0% $-3	+5% $-51	+10% $-100
Rent	-10% $-105	-5% $-54	+0% $-3	+5% $47	+10% $98
Rate	-1.0pp $82	-0.5pp $40	base $-3	+0.5pp $-47	+1.0pp $-92

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8254 W Parkway St Redford, MI	3.0	1.0	1220	$1,350	$1.11	14d	1	0.86mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.97mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.98mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.98mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.99mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	1.00mi
23851 Fullerton Ave Detroit, MI	1.0–2.0	1.0	700	$999	$1.43	45d	1	1.06mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	45d	1	1.08mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	45d	1	1.12mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	45d	1	1.20mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.23mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.23mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.24mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.24mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.24mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.24mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	1.25mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.25mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.25mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	7d	4	1.26mi
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	17d	1	1.27mi
7618 Hazelton St Dearborn Heights, MI	3.0	1.0	1310	$1,700	$1.30	19d	1	1.27mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	6d	1	1.27mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	45d	1	1.30mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	45d	6	1.32mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	45d	1	1.39mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	45d	1	1.44mi
23610 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.48mi
23626 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.49mi
23618 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.49mi
23614 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.49mi
23622 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.49mi
23652 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	26d	1	1.49mi
23602 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.49mi
23606 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.49mi
14000 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.50mi
23644 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.50mi
23648 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$1,050	$1.40	45d	1	1.50mi
14005 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.50mi

Listing history 6 events

1. 2026-04-25
   status Pending 810-char remark

   Show marketing remark (810 chars)

   Welcome to this move-in ready ranch Offering 1,100 square feet of comfortable living space, this well-maintained home features 3 bedrooms and 1.5 baths. Recent updates provide peace of mind, including a newer roof (2022), updated basement flooring and finishes (2023), and a new electrical panel (2023). The cozy kitchen is equipped with stainless steel appliances, making it both functional and inviting for everyday living. Smart features like digital door locks and an Amazon delivery lockbox add convenience and modern appeal. Step outside to a spacious yard with a 2-car detached garage, offering plenty of storage and parking. Ideally situated on the east corner of Telegraph and W. Chicago, this home provides easy access to major roads, shopping, dining, and everyday amenities. Book your showing today

2. 2026-04-25
   status Pending

   Show marketing remark (810 chars)

   Welcome to this move-in ready ranch Offering 1,100 square feet of comfortable living space, this well-maintained home features 3 bedrooms and 1.5 baths. Recent updates provide peace of mind, including a newer roof (2022), updated basement flooring and finishes (2023), and a new electrical panel (2023). The cozy kitchen is equipped with stainless steel appliances, making it both functional and inviting for everyday living. Smart features like digital door locks and an Amazon delivery lockbox add convenience and modern appeal. Step outside to a spacious yard with a 2-car detached garage, offering plenty of storage and parking. Ideally situated on the east corner of Telegraph and W. Chicago, this home provides easy access to major roads, shopping, dining, and everyday amenities. Book your showing today

3. 2026-04-23
   listed $170,000 Active 810-char remark

   Show marketing remark (810 chars)

   Welcome to this move-in ready ranch Offering 1,100 square feet of comfortable living space, this well-maintained home features 3 bedrooms and 1.5 baths. Recent updates provide peace of mind, including a newer roof (2022), updated basement flooring and finishes (2023), and a new electrical panel (2023). The cozy kitchen is equipped with stainless steel appliances, making it both functional and inviting for everyday living. Smart features like digital door locks and an Amazon delivery lockbox add convenience and modern appeal. Step outside to a spacious yard with a 2-car detached garage, offering plenty of storage and parking. Ideally situated on the east corner of Telegraph and W. Chicago, this home provides easy access to major roads, shopping, dining, and everyday amenities. Book your showing today

4. 2026-04-23
   listed $170,000 Active

   Show marketing remark (810 chars)

   Welcome to this move-in ready ranch Offering 1,100 square feet of comfortable living space, this well-maintained home features 3 bedrooms and 1.5 baths. Recent updates provide peace of mind, including a newer roof (2022), updated basement flooring and finishes (2023), and a new electrical panel (2023). The cozy kitchen is equipped with stainless steel appliances, making it both functional and inviting for everyday living. Smart features like digital door locks and an Amazon delivery lockbox add convenience and modern appeal. Step outside to a spacious yard with a 2-car detached garage, offering plenty of storage and parking. Ideally situated on the east corner of Telegraph and W. Chicago, this home provides easy access to major roads, shopping, dining, and everyday amenities. Book your showing today

5. 2026-04-21
   historical $170,000 810-char remark

   Show marketing remark (810 chars)

   Welcome to this move-in ready ranch Offering 1,100 square feet of comfortable living space, this well-maintained home features 3 bedrooms and 1.5 baths. Recent updates provide peace of mind, including a newer roof (2022), updated basement flooring and finishes (2023), and a new electrical panel (2023). The cozy kitchen is equipped with stainless steel appliances, making it both functional and inviting for everyday living. Smart features like digital door locks and an Amazon delivery lockbox add convenience and modern appeal. Step outside to a spacious yard with a 2-car detached garage, offering plenty of storage and parking. Ideally situated on the east corner of Telegraph and W. Chicago, this home provides easy access to major roads, shopping, dining, and everyday amenities. Book your showing today

6. 1996-08-26
   soldstatus $69,900

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $1,645 · $137/mo
• Expected delta: +$973/yr (+$81/mo · 144.6%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,420
• − Mortgage interest: −$9,523
• − Property taxes: −$673
• − Insurance: −$850
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$4,945
• Taxable loss: −$3,038
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $690/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 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

• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+143.2% since first listed

6 events — show timeline

• 2026-04-25 Pending — MiRealSource-MiMLS
• 2026-04-25 Pending — REALCOMP
• 2026-04-23 Listed $170,000 MiRealSource-MiMLS
• 2026-04-23 Listed $170,000 REALCOMP
• 2026-04-21 Coming Soon $170,000 MiRealSource-MiMLS
• 1996-08-26 Sold (Public Records) $69,900 Public Records

Property tax history

-7.4%/yr

Latest (2025): $673 · -66.6% YoY. Source: county tax records.