15748 Hubbell St · Detroit, MI 48227

$150,000

4 bd · 2.0 ba · 2,281 sqft · Townhouse public records · 197 Days on market

Built 1954 4,356 sqft lot ↓ 6% since listing

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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 +14.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +4.3/10.0
• 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

Welcome to this beautifully maintained 4-bedroom, 2-bath home nestled in a quiet, tree-lined Detroit neighborhood. Perfect for first-time buyers, small families, or anyone looking for a cozy urban retreat, this home combines comfort, style, and convenience. Both bedrooms offer generous closet space and natural light, while the full bathroom has been tastefully updated with contemporary finishes. One of the standout features is the private balcony - perfect for morning coffee, evening relaxation, or taking in the neighborhood view. Additional highlights include a full basement with storage potential, off-street parking, and a fenced backyard ideal for pets, gardening, or outdoor gatherings. Located just minutes from downtown Detroit, major highways, and local parks, this home offers the perfect blend of suburban tranquility and city access. * * One unit-upstairs is currently occupied with tenants * *

Key facts

• 4,356 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry with steps; Brick exterior; Approximately 2,281 above-grade finished square feet
• Construction: Brick construction
• Exterior features: Balcony; Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $25 ($295/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• 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.
• Zoned schools: Coleman A Young Elementary School (math 24% / reading 24%, grade F, #980 of 1,397 statewide, top 74%, 416 students, 93% FRL); Henry Ford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 712 students, 86% FRL) — zoned schools at 90% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 392 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $1,655/mo this rent would consume 54% of the median local household income ($37k/yr) (locally 2371% 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 $1k of loan paydown is wiped out by about $4k 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 197 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.10% ✓
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.57×
• Total profit: $-18,141
• Equity at exit: $22,365

10-year hold

• IRR: 1.8%
• Equity multiple: 1.14×
• Total profit: $6,083
• Equity at exit: $12,969

Cash invested: $42,000 (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: 392
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$434 /mo · $5,208/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $25

Break-even live

Break-even rent $1,624

Max offer price $150,000

Occupancy floor 94%

Sensitivity live

Price	-10% $109	-5% $67	+0% $25	+5% $-18	+10% $-60
Rent	-10% $-106	-5% $-41	+0% $25	+5% $90	+10% $155
Rate	-1.0pp $100	-0.5pp $63	base $25	+0.5pp $-14	+1.0pp $-54

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	45d	1	0.45mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	45d	1	0.78mi
14669 Rutherford St Detroit, MI	4.0	2.0	2359	$1,950	$0.83	45d	1	1.09mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	16d	1	1.17mi

Listing history 7 events

1. 2026-05-02
   status Pending
2. 2026-05-01
   status Pending 914-char remark

   Show marketing remark (914 chars)

   Welcome to this beautifully maintained 4-bedroom, 2-bath home nestled in a quiet, tree-lined Detroit neighborhood. Perfect for first-time buyers, small families, or anyone looking for a cozy urban retreat, this home combines comfort, style, and convenience. Both bedrooms offer generous closet space and natural light, while the full bathroom has been tastefully updated with contemporary finishes. One of the standout features is the private balcony - perfect for morning coffee, evening relaxation, or taking in the neighborhood view. Additional highlights include a full basement with storage potential, off-street parking, and a fenced backyard ideal for pets, gardening, or outdoor gatherings. Located just minutes from downtown Detroit, major highways, and local parks, this home offers the perfect blend of suburban tranquility and city access. * * One unit-upstairs is currently occupied with tenants * *

3. 2025-11-20
   price $150,000 914-char remark

   Show marketing remark (914 chars)

   Welcome to this beautifully maintained 4-bedroom, 2-bath home nestled in a quiet, tree-lined Detroit neighborhood. Perfect for first-time buyers, small families, or anyone looking for a cozy urban retreat, this home combines comfort, style, and convenience. Both bedrooms offer generous closet space and natural light, while the full bathroom has been tastefully updated with contemporary finishes. One of the standout features is the private balcony - perfect for morning coffee, evening relaxation, or taking in the neighborhood view. Additional highlights include a full basement with storage potential, off-street parking, and a fenced backyard ideal for pets, gardening, or outdoor gatherings. Located just minutes from downtown Detroit, major highways, and local parks, this home offers the perfect blend of suburban tranquility and city access. * * One unit-upstairs is currently occupied with tenants * *

4. 2025-11-20
   price $150,000

   Show marketing remark (914 chars)

   Welcome to this beautifully maintained 4-bedroom, 2-bath home nestled in a quiet, tree-lined Detroit neighborhood. Perfect for first-time buyers, small families, or anyone looking for a cozy urban retreat, this home combines comfort, style, and convenience. Both bedrooms offer generous closet space and natural light, while the full bathroom has been tastefully updated with contemporary finishes. One of the standout features is the private balcony - perfect for morning coffee, evening relaxation, or taking in the neighborhood view. Additional highlights include a full basement with storage potential, off-street parking, and a fenced backyard ideal for pets, gardening, or outdoor gatherings. Located just minutes from downtown Detroit, major highways, and local parks, this home offers the perfect blend of suburban tranquility and city access. * * One unit-upstairs is currently occupied with tenants * *

5. 2025-10-17
   listed $160,000 Active 914-char remark

   Show marketing remark (914 chars)

   Welcome to this beautifully maintained 4-bedroom, 2-bath home nestled in a quiet, tree-lined Detroit neighborhood. Perfect for first-time buyers, small families, or anyone looking for a cozy urban retreat, this home combines comfort, style, and convenience. Both bedrooms offer generous closet space and natural light, while the full bathroom has been tastefully updated with contemporary finishes. One of the standout features is the private balcony - perfect for morning coffee, evening relaxation, or taking in the neighborhood view. Additional highlights include a full basement with storage potential, off-street parking, and a fenced backyard ideal for pets, gardening, or outdoor gatherings. Located just minutes from downtown Detroit, major highways, and local parks, this home offers the perfect blend of suburban tranquility and city access. * * One unit-upstairs is currently occupied with tenants * *

6. 2025-10-17
   listed $160,000 Active

   Show marketing remark (914 chars)

   Welcome to this beautifully maintained 4-bedroom, 2-bath home nestled in a quiet, tree-lined Detroit neighborhood. Perfect for first-time buyers, small families, or anyone looking for a cozy urban retreat, this home combines comfort, style, and convenience. Both bedrooms offer generous closet space and natural light, while the full bathroom has been tastefully updated with contemporary finishes. One of the standout features is the private balcony - perfect for morning coffee, evening relaxation, or taking in the neighborhood view. Additional highlights include a full basement with storage potential, off-street parking, and a fenced backyard ideal for pets, gardening, or outdoor gatherings. Located just minutes from downtown Detroit, major highways, and local parks, this home offers the perfect blend of suburban tranquility and city access. * * One unit-upstairs is currently occupied with tenants * *

7. 2025-10-16
   historical $160,000 914-char remark

   Show marketing remark (914 chars)

   Welcome to this beautifully maintained 4-bedroom, 2-bath home nestled in a quiet, tree-lined Detroit neighborhood. Perfect for first-time buyers, small families, or anyone looking for a cozy urban retreat, this home combines comfort, style, and convenience. Both bedrooms offer generous closet space and natural light, while the full bathroom has been tastefully updated with contemporary finishes. One of the standout features is the private balcony - perfect for morning coffee, evening relaxation, or taking in the neighborhood view. Additional highlights include a full basement with storage potential, off-street parking, and a fenced backyard ideal for pets, gardening, or outdoor gatherings. Located just minutes from downtown Detroit, major highways, and local parks, this home offers the perfect blend of suburban tranquility and city access. * * One unit-upstairs is currently occupied with tenants * *

ⓘ 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: $5,208 · $434/mo
• Projected year-2 tax: $5,208 · $434/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 ≥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: $19,863
• − Mortgage interest: −$8,402
• − Property taxes: −$5,208
• − Insurance: −$750
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$4,364
• Taxable loss: −$2,039
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $784/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

-6.2% since first listed

7 events — show timeline

• 2026-05-02 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2025-11-20 Price Changed $150,000 MiRealSource-MiMLS
• 2025-11-20 Price Changed $150,000 REALCOMP
• 2025-10-17 Listed $160,000 MiRealSource-MiMLS
• 2025-10-17 Listed $160,000 REALCOMP
• 2025-10-16 Coming Soon $160,000 MiRealSource-MiMLS

Property tax history

+7.9%/yr

Latest (2025): $5,208 · +106.9% YoY. Source: county tax records.