606 E Milton Ave · Hazel Park, MI 48030

$158,900

3 bd · 1.0 ba · 978 sqft · SingleFamily public records · 220 Days on market

Built 1955 4,356 sqft lot Est $161k · at est.

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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 +19.9/30.0
• ARV discount +8.2/15.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home. 3 Bedrooms and 1 full bath. Freshly painted and waiting for new owner. Centrally located on quite street. Move in ready, you can't miss this beautiful house. All measurements are approximate. Buyer to verify all measurements. Listing Agent related to seller.

Key facts

• Quiet street
• Centrally located
• Move in ready

Tags

• CENTRALLY LOCATED
• QUIET STREET
• MOVE IN READY

Property features AI

Finance

• Other: Residential property in FORD PARK SUB; Directions: East John R. between 8 and 9 Mile
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Detached garage (1 car)
• Security: No security details provided
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding; Asphalt roof; Above-grade finished area reported (approx. 1,000)
• Exterior features: Patio; Paved road access; Lot dimensions approx. 40 x 107 (0.1 acre)

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Bedrooms included in 5-room layout
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Crawl space basement; Total of 5 rooms
• Laundry & utility: No specific laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 6.2% in Hazel Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 81/100 on livability (#65 in MI, #1,385 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools D.
• Hazel Park School District (suburban): math 10% / reading 24% proficiency, ranked #490 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 135 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 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.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $19k; list at $159k implies a 736% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 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 1955 — 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 D-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. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $161,370
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20747 Caledonia Ave	0.16mi	3/1.0	909 (-7%)	2mo	$144,900	$159	80
1218 E Milton Ave	0.34mi	3/1.0	1,021 (+4%)	1mo	$155,000	$152	76
21330 Caledonia Ave	0.17mi	3/1.5	898 (-8%)	1mo	$175,000	$195	76
145 W Bernhard Ave	0.37mi	2/1.0 (-1)	968 (-1%)	2mo	$60,000	$62	74
1107 E Muir Ave	0.31mi	3/1.0	1,081 (+10%)	1mo	$147,900	$137	67
1448 E Webster St	0.68mi	3/1.0	985 (+1%)	0mo	$205,000	$208	67
20401 Greeley St	0.62mi	3/1.0	928 (-5%)	1mo	$55,000	$59	62
1032 E Maxlow Ave	0.30mi	2/1.5 (-1)	867 (-11%)	1mo	$185,000	$213	60
720 E Robert Ave	0.58mi	3/1.0	1,056 (+8%)	2mo	$150,000	$142	58
1491 E Webster St	0.66mi	3/1.0	908 (-7%)	2mo	$180,000	$198	56
352 E Goulson Ave	0.68mi	2/1.0 (-1)	924 (-6%)	2mo	$216,000	$234	53
1727 E Elza Ave	0.67mi	3/2.0	1,123 (+15%)	1mo	$185,000	$165	39

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-13,700
• Equity at exit: $23,693

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,146
• Equity at exit: $13,739

Cash invested: $44,492 (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 48030

• Rents YoY: 2.9%
• Active inventory: 135
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$833
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $192

Break-even live

Break-even rent $1,348

Max offer price $158,900

Occupancy floor 83%

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	0.09mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	0.26mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	0.36mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	24d	1	0.38mi
90 W Meyers Ave Hazel Park, MI	2.0	1.0	831	$1,800	$2.17	24d	1	0.46mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	0.46mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	24d	1	0.60mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	18d	1	0.65mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.78mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	21d	1	0.80mi
2023 Ardmore Dr Ferndale, MI	2.0	1.0	771	$1,250	$1.62	24d	1	0.86mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	20d	1	0.87mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	21d	1	0.88mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	0.89mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	24d	1	0.91mi
790 Jewell St Ferndale, MI	2.0	1.0	800	$1,445	$1.81	24d	1	1.01mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	10d	1	1.01mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	24d	1	1.10mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	1.14mi
23773 Hazelwood Ave Hazel Park, MI	2.0	1.0	671	$1,400	$2.09	12d	1	1.21mi
1291 W State Fair Ave Detroit, MI	1.0–2.0	1.0	700	$950	$1.36	12d	2	1.27mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	1.31mi
1045 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	715	$1,209	$1.69	24d	3	1.34mi
1770 E Woodward Heights Blvd Hazel Park, MI	2.0	1.0	850	$1,525	$1.79	12d	1	1.45mi
1770 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	712	$1,400	$1.96	5d	1	1.45mi
1770 E Woodward Heights Blvd Unit E3 Hazel Park, MI	2.0	1.0	850	$1,300	$1.53	24d	1	1.45mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	1.49mi

Listing history 41 events

1. 2026-06-18
   days on market $158,900 Active 220 DOM
2. 2026-06-17
   days on market $158,900 Active 219 DOM
3. 2026-06-16
   days on market $158,900 Active 218 DOM
4. 2026-06-15
   days on market $158,900 Active 217 DOM
5. 2026-06-13
   days on market $158,900 Active 215 DOM
6. 2026-06-13
   days on market $158,900 Active 214 DOM
7. 2026-06-09
   days on market $158,900 Active 211 DOM
8. 2026-06-08
   days on market $158,900 Active 210 DOM
9. 2026-06-07
   days on market $158,900 Active 209 DOM
10. 2026-06-04
    days on market $158,900 Active 206 DOM
11. 2026-06-03
    days on market $158,900 Active 205 DOM
12. 2026-06-02
    days on market $158,900 Active 204 DOM
13. 2026-06-01
    days on market $158,900 Active 203 DOM
14. 2026-05-31
    days on market $158,900 Active 202 DOM
15. 2025-12-18
    price $158,900 278-char remark

    Show marketing remark (278 chars)

    Great starter home. 3 Bedrooms and 1 full bath. Freshly painted and waiting for new owner. Centrally located on quite street. Move in ready, you can't miss this beautiful house. All measurements are approximate. Buyer to verify all measurements. Listing Agent related to seller.

16. 2025-12-18
    price $158,900

    Show marketing remark (278 chars)

    Great starter home. 3 Bedrooms and 1 full bath. Freshly painted and waiting for new owner. Centrally located on quite street. Move in ready, you can't miss this beautiful house. All measurements are approximate. Buyer to verify all measurements. Listing Agent related to seller.

17. 2025-11-10
    listed $155,900 Active

    Show marketing remark (278 chars)

    Great starter home. 3 Bedrooms and 1 full bath. Freshly painted and waiting for new owner. Centrally located on quite street. Move in ready, you can't miss this beautiful house. All measurements are approximate. Buyer to verify all measurements. Listing Agent related to seller.

18. 2025-11-10
    listed $155,900 Active 278-char remark

    Show marketing remark (278 chars)

    Great starter home. 3 Bedrooms and 1 full bath. Freshly painted and waiting for new owner. Centrally located on quite street. Move in ready, you can't miss this beautiful house. All measurements are approximate. Buyer to verify all measurements. Listing Agent related to seller.

19. 2025-11-04
    historical
20. 2025-11-04
    historical
21. 2025-08-20
    price $158,900
22. 2025-08-20
    price $158,900
23. 2025-07-16
    price $159,900
24. 2025-07-15
    price $159,900
25. 2025-05-16
    listed $164,900 Active
26. 2025-05-16
    listed $164,900 Active
27. 2025-05-06
    historical
28. 2025-05-06
    historical
29. 2025-03-05
    price $164,000
30. 2025-03-05
    price $164,000
31. 2024-11-15
    price $165,000
32. 2024-11-15
    price $165,000
33. 2024-09-27
    price $167,000
34. 2024-09-26
    price $167,000
35. 2024-08-05
    price $169,000
36. 2024-08-05
    price $169,000
37. 2024-06-29
    listed $169,900 Active
38. 2024-06-29
    listed $169,900 Active
39. 1992-03-06
    soldstatus $19,000
40. 1987-11-01
    soldstatus $28,500
41. 1975-07-01
    soldstatus $21,900

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $2,214 · $184/mo
• Expected delta: +$233/yr (+$19/mo · 11.8%)

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,082
• − Mortgage interest: −$8,901
• − Property taxes: −$1,981
• − Insurance: −$794
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$4,623
• Taxable loss: −$270
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $2,365/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: Hazel Park School District
• NCES district ID: 2618030
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 1.00%
• Median HH income: $36,181
• Composite: 14.05/100
• National rank: #9466
• State rank: #490 of 540 in MI

Livability — Hazel Park

• Score: 81/100
• State rank: #65
• US rank: #1385

Category grades

Amenities B+ Commute A+ Cost of living A+ Crime B Employment D+ Housing A+ Health & safety B- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazel Park, MI
• County: Oakland County · 1,009,092 people
• City population: 14,963
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 14,963
• Household income: $67,073
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 432.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 10% Black 10% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 11% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Arabic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -184.32%
• Current HPI: 285.5923
• Rent YoY: ▲ 2.90%
• 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

+625.6% since first listed

27 events — show timeline

• 2025-12-18 Price Changed $158,900 MiRealSource-MiMLS
• 2025-12-18 Price Changed $158,900 REALCOMP
• 2025-11-10 Listed $155,900 REALCOMP
• 2025-11-10 Listed $155,900 MiRealSource-MiMLS
• 2025-11-04 Listing Removed — REALCOMP
• 2025-11-04 Listing Removed — MiRealSource-MiMLS
• 2025-08-20 Price Changed $158,900 MiRealSource-MiMLS
• 2025-08-20 Price Changed $158,900 REALCOMP
• 2025-07-16 Price Changed $159,900 MiRealSource-MiMLS
• 2025-07-15 Price Changed $159,900 REALCOMP
• 2025-05-16 Listed $164,900 REALCOMP
• 2025-05-16 Listed $164,900 MiRealSource-MiMLS
• 2025-05-06 Listing Removed — REALCOMP
• 2025-05-06 Listing Removed — MiRealSource-MiMLS
• 2025-03-05 Price Changed $164,000 MiRealSource-MiMLS
• 2025-03-05 Price Changed $164,000 REALCOMP
• 2024-11-15 Price Changed $165,000 MiRealSource-MiMLS
• 2024-11-15 Price Changed $165,000 REALCOMP
• 2024-09-27 Price Changed $167,000 MiRealSource-MiMLS
• 2024-09-26 Price Changed $167,000 REALCOMP
• 2024-08-05 Price Changed $169,000 MiRealSource-MiMLS
• 2024-08-05 Price Changed $169,000 REALCOMP
• 2024-06-29 Listed $169,900 REALCOMP
• 2024-06-29 Listed $169,900 MiRealSource-MiMLS
• 1992-03-06 Sold (Public Records) $19,000 Public Records
• 1987-11-01 Sold (Public Records) $28,500 Public Records
• 1975-07-01 Sold (Public Records) $21,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,981 · +2.1% YoY. Source: county tax records.