466 W Maxlow Ave · Hazel Park, MI 48030

$170,000

2 bd · 1.0 ba · 771 sqft · SingleFamily public records · 47 Days on market

Built 1929 3,746 sqft lot Est $170k · at est.

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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 +16.4/30.0
• ARV discount +7.4/15.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• 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

Renovated 3-bed, 1-bath bungalow on the Ferndale/Hazel Park border with quick access to I-696/I-75. Corner lot with new sidewalks and a rare fenced private land strip behind the garage. 2026 updates include new flooring, lighting, ceilings, kitchen appliances, bathroom glaze/vanity, washer/dryer, sump pump, and vapor barrier. Roof approx. 2 years old. Turnkey home with great attic storage. Ideal for first-time buyers or investors.

Key facts

• New sidewalks
• Great attic storage
• Corner lot

Tags

• CORNER LOT
• FENCED PRIVATE LAND STRIP
• NEW SIDEWALKS
• GREAT ATTIC STORAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water
• Home design: Single family residence; Residential property; Built in 1929
• Construction: Aluminum siding; Asphalt roof; Built in 1929
• Exterior features: Lot of about 0.09 acres

Interior

• Kitchen: Oven; Microwave; Refrigerator; Dishwasher; Disposal
• Bedrooms: Primary bedroom (15 x 8); Bedroom 2 (10 x 10); Bedroom 3 (10 x 9)
• Bathrooms: 1 full bathroom (6 x 5)
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Total of 6 rooms; Crawl space basement
• Laundry & utility: Washer; Dryer; Dedicated laundry room (9 x 7)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (13.1% below list).
• Recommended offer: $148k (13.1% below list) — sets the bar for 1% rule.

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+.
• 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.
• Zoned schools: Hazel Park Junior High School (math 11% / reading 30%, grade F, #418 of 493 statewide, top 85%, 430 students, 78% FRL); Hazel Park High School (math 12% / reading 27%, grade F, #622 of 713 statewide, top 88%, 587 students, 73% FRL).
• Market conditions: Rents rising (+2.9%/yr); 141 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 47 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 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 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,796 (13.1% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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 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?
5. 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?
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: 0.87% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $169,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1811 E Marshall St	0.16mi	2/1.0	776 (+1%)	5mo	$162,500	$209	87
1449 Jewell St	0.12mi	2/1.0	731 (-5%)	1mo	$168,000	$230	85
1669 Jarvis St	0.33mi	2/1.0	750 (-3%)	4mo	$210,000	$280	77
1900 College St	0.34mi	2/1.0	830 (+8%)	1mo	$215,000	$259	70
1939 Almont St	0.71mi	2/1.0	765 (-1%)	3mo	$180,500	$236	63
872 Channing St	0.51mi	2/1.0	707 (-8%)	2mo	$128,000	$181	60
533 E Milton Ave	0.55mi	2/1.0	810 (+5%)	7mo	$85,000	$105	60
23067 Stauber Ave	0.68mi	2/1.0	835 (+8%)	3mo	$139,000	$166	52
28 W Jarvis Ave	0.43mi	2/1.0	884 (+15%)	6mo	$180,000	$204	50
334 E Milton Ave	0.47mi	3/1.0 (+1)	861 (+12%)	5mo	$75,000	$87	50
441 Jewell St	0.61mi	2/1.0	667 (-14%)	3mo	$198,000	$297	47
23108 Pilgrim Ave	0.72mi	2/1.0	682 (-12%)	3mo	$150,000	$220	44

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-21,621
• Equity at exit: $25,348

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-11,728
• 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 48030

• Rents YoY: 2.9%
• Active inventory: 141
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$891
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $96

Break-even live

Break-even rent $1,356

Max offer price $170,000

Occupancy floor 88%

Sensitivity live

Price	-10% $192	-5% $144	+0% $96	+5% $48	+10% $0
Rent	-10% $-21	-5% $38	+0% $96	+5% $154	+10% $213
Rate	-1.0pp $182	-0.5pp $139	base $96	+0.5pp $52	+1.0pp $7

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	26d	1	0.14mi
90 W Meyers Ave Hazel Park, MI	2.0	1.0	831	$1,800	$2.17	26d	1	0.31mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	26d	1	0.33mi
27 E Milton Ave Hazel Park, MI	1.0	1.0	568	$1,050	$1.85	16d	1	0.40mi
790 Jewell St Ferndale, MI	2.0	1.0	800	$1,445	$1.81	26d	1	0.45mi
2023 Ardmore Dr Ferndale, MI	2.0	1.0	771	$1,250	$1.62	26d	1	0.49mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	26d	1	0.50mi
429 E Milton Ave Hazel Park, MI	3.0	2.0	1075	$1,595	$1.48	1d	1	0.50mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	23d	1	0.57mi
690 E Marshall St Unit Lower Ferndale, MI	1.0	1.0	700	$1,295	$1.85	12d	1	0.61mi
2033 Wrenson St Ferndale, MI	3.0	1.0	816	$1,675	$2.05	0d	1	0.84mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,281	$5.11	0d	1	0.84mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	26d	1	0.92mi
224 Fielding St Ferndale, MI	2.0	1.0	1000	$1,800	$1.80	26d	1	0.96mi
226 Fielding St Ferndale, MI	2.0	1.0	1000	$1,500	$1.50	26d	1	0.97mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	0d	1	0.98mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	26d	1	0.99mi
552 E Saratoga St Unit Upper Unit Ferndale, MI	2.0	1.0	700	$1,300	$1.86	26d	1	0.99mi
1291 W State Fair Ave Detroit, MI	1.0–2.0	1.0	700	$950	$1.36	14d	2	1.01mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.03mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	12d	1	1.06mi
353 W Webster St Ferndale, MI	2.0	1.0	900	$1,525	$1.69	18d	1	1.09mi
550 Rosewood St Unit 202 Ferndale, MI	1.0	1.0	655	$1,200	$1.83	1d	1	1.11mi
425 Vester St Unit A Ferndale, MI	2.0	1.0	525	$1,349	$2.57	7d	1	1.12mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	20d	1	1.17mi
22111 Woodward Ave Ferndale, MI	2.0	1.0	816	$3,355	$4.11	18d	1	1.18mi
501 E Breckenridge St Ferndale, MI	3.0	1.0	946	$1,800	$1.90	26d	1	1.20mi
23773 Hazelwood Ave Hazel Park, MI	2.0	1.0	671	$1,400	$2.09	14d	1	1.20mi
901 Saint Louis St Ferndale, MI	2.0	1.0	800	$1,395	$1.74	45d	1	1.24mi
901 Saint Louis St Unit 901-02 Ferndale, MI	2.0	1.0	800	$1,395	$1.74	26d	1	1.24mi
453 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$2,500	$2.50	5d	1	1.28mi
455 E Cambourne St Unit 2 Ferndale, MI	2.0	1.0	900	$2,400	$2.67	5d	1	1.29mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	22d	1	1.30mi
900 Laprairie St Ferndale, MI	1.0	1.0	700	$1,015	$1.45	45d	1	1.30mi
400 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$1,400	$1.40	12d	1	1.32mi
2215 Browning St Ferndale, MI	2.0	1.0	739	$1,350	$1.83	6d	1	1.33mi
1800 Browning St Ferndale, MI	2.0	1.0	809	$1,600	$1.98	7d	1	1.37mi
1045 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	715	$1,209	$1.69	26d	3	1.42mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	23d	1	1.42mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	26d	1	1.42mi

Listing history 18 events

1. 2026-06-21
   days on market $170,000 Active 47 DOM
2. 2026-06-18
   days on market $170,000 Active 44 DOM
3. 2026-06-17
   days on market $170,000 Active 43 DOM
4. 2026-06-16
   days on market $170,000 Active 42 DOM
5. 2026-06-15
   days on market $170,000 Active 41 DOM
6. 2026-06-13
   days on market $170,000 Active 39 DOM
7. 2026-06-13
   days on market $170,000 Active 38 DOM
8. 2026-06-09
   days on market $170,000 Active 35 DOM
9. 2026-06-08
   days on market $170,000 Active 34 DOM
10. 2026-06-07
    days on market $170,000 Active 33 DOM
11. 2026-06-04
    days on market $170,000 Active 30 DOM
12. 2026-06-03
    days on market $170,000 Active 29 DOM
13. 2026-06-02
    days on market $170,000 Active 28 DOM
14. 2026-06-01
    days on market $170,000 Active 27 DOM
15. 2026-05-31
    days on market $170,000 Active 26 DOM
16. 2026-05-05
    listed $170,000 Active

    Show marketing remark (434 chars)

    Renovated 3-bed, 1-bath bungalow on the Ferndale/Hazel Park border with quick access to I-696/I-75. Corner lot with new sidewalks and a rare fenced private land strip behind the garage. 2026 updates include new flooring, lighting, ceilings, kitchen appliances, bathroom glaze/vanity, washer/dryer, sump pump, and vapor barrier. Roof approx. 2 years old. Turnkey home with great attic storage. Ideal for first-time buyers or investors.

17. 2026-05-05
    listed $170,000 Active 434-char remark

    Show marketing remark (434 chars)

    Renovated 3-bed, 1-bath bungalow on the Ferndale/Hazel Park border with quick access to I-696/I-75. Corner lot with new sidewalks and a rare fenced private land strip behind the garage. 2026 updates include new flooring, lighting, ceilings, kitchen appliances, bathroom glaze/vanity, washer/dryer, sump pump, and vapor barrier. Roof approx. 2 years old. Turnkey home with great attic storage. Ideal for first-time buyers or investors.

18. 2026-05-05
    listed $170,000 Active 434-char remark

    Show marketing remark (434 chars)

    Renovated 3-bed, 1-bath bungalow on the Ferndale/Hazel Park border with quick access to I-696/I-75. Corner lot with new sidewalks and a rare fenced private land strip behind the garage. 2026 updates include new flooring, lighting, ceilings, kitchen appliances, bathroom glaze/vanity, washer/dryer, sump pump, and vapor barrier. Roof approx. 2 years old. Turnkey home with great attic storage. Ideal for first-time buyers or investors.

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,964 · $164/mo
• Expected delta: +$654/yr (+$54/mo · 49.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,736
• − Mortgage interest: −$9,523
• − Property taxes: −$1,311
• − Insurance: −$850
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$4,945
• Taxable loss: −$1,731
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $1,568/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

+0.0% since first listed

3 events — show timeline

• 2026-05-05 Listed $170,000 MiRealSource-MiMLS
• 2026-05-05 Listed $170,000 REALCOMP
• 2026-05-05 Listed $170,000 SW Michigan MLS

Property tax history

+2.9%/yr

Latest (2025): $1,311 · +1.9% YoY. Source: county tax records.