1726 E Goulson Ave · Hazel Park, MI 48030

$112,000

3 bd · 1.0 ba · 847 sqft · SingleFamily public records · 36 Days on market

Built 1928 7,841 sqft lot Est $125k · 11% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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 opportunity for investors or first time home buyers on this 3 Bedroom bungalow in Hazel Park. This home has been a licensed rental for years. Can be moved into as-is but can also be updated more to flip. Great enclosed front porch. Large, open living room/dining room space. Nice Kitchen. Huge upper primary bedroom. Two more bedrooms on the main floor, along with the full bath, laundry closet, and a nice mud room off the back, which leads to a 222' deep rear lot with shed. Plenty of room to expand or add a garage and still have a huge yard.

Key facts

• 7,841 sq ft lot
• Built 1928
• Listed 36 days

Property features AI

Finance

• Other: Paved road; Lot approximately 0.18 acre (35 x 222); Subdivision: JANOWSKIS FERNDALE; Directions: South of 9 Mile and west of Dequindre; Cross street: 9 Mile and Dequindre

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One-and-a-half stories; Ground-level entry with steps; Residential property
• Construction: Vinyl siding
• Exterior features: Enclosed porch; Porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 6.2% in Hazel Park — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $774 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $68k; list at $112k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,640 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.07%
• DSCR: 1.71
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $125,356
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1644 E Goulson Ave	0.04mi	3/1.0	952 (+12%)	0mo	$139,950	$147	77
2120 Pearl Ave	0.32mi	2/1.0 (-1)	756 (-11%)	1mo	$113,000	$149	61
23392 Cayuga Ave	0.61mi	2/1.0 (-1)	875 (+3%)	1mo	$145,000	$166	61
1032 E Maxlow Ave	0.66mi	2/1.5 (-1)	867 (+2%)	1mo	$185,000	$213	58
2184 Garrick Ave	0.45mi	3/1.0	960 (+13%)	1mo	$95,100	$99	56
1721 E Woodward Heights Blvd	0.64mi	4/2.0 (+1)	868 (+2%)	2mo	$117,200	$135	56
23067 Hazelwood Ave	0.68mi	3/1.0	918 (+8%)	1mo	$120,000	$131	54
23036 Couzens Ave	0.45mi	3/1.0	973 (+15%)	1mo	$215,000	$221	54
23384 Vassar Ave	0.64mi	3/1.0	940 (+11%)	0mo	$212,000	$226	52
23442 Melville Ave	0.43mi	2/1.0 (-1)	729 (-14%)	0mo	$90,000	$123	51
23345 Tawas Ave	0.68mi	2/1.0 (-1)	930 (+10%)	1mo	$118,000	$127	46
23440 Couzens Ave	0.60mi	2/1.0 (-1)	745 (-12%)	2mo	$110,000	$148	45

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $8,492
• Equity at exit: $16,700

10-year hold

• IRR: 16.2%
• Equity multiple: 2.32×
• Total profit: $41,405
• Equity at exit: $9,684

Cash invested: $31,360 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$587
• Tax from tax record: −$189 /mo · $2,271/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $420

Break-even live

Break-even rent $1,042

Max offer price $112,000

Occupancy floor 68%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	20d	1	0.13mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	24d	1	0.20mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	18d	1	0.45mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	22d	1	0.51mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	2d	1	0.54mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	44d	1	0.59mi
1770 E Woodward Heights Blvd Unit E3 Hazel Park, MI	2.0	1.0	850	$1,300	$1.53	24d	1	0.60mi
1770 E Woodward Heights Blvd Hazel Park, MI	2.0	1.0	850	$1,525	$1.79	13d	1	0.60mi
1770 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	712	$1,400	$1.96	5d	1	0.60mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	24d	1	0.65mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	0.68mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	11d	1	0.70mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	0.77mi
1045 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	715	$1,209	$1.69	24d	3	0.78mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	0.79mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	2d	1	0.82mi
23773 Hazelwood Ave Hazel Park, MI	2.0	1.0	671	$1,400	$2.09	13d	1	0.85mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	24d	1	1.01mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	1.04mi
90 W Meyers Ave Hazel Park, MI	2.0	1.0	831	$1,800	$2.17	24d	1	1.04mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	22d	1	1.07mi
25151 Dequindre Rd Madison Heights, MI	3.0	2.0	1088	$1,279	$1.18	24d	1	1.20mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	1.21mi
2023 Ardmore Dr Ferndale, MI	2.0	1.0	771	$1,250	$1.62	24d	1	1.26mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	24d	1	1.30mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	24d	1	1.44mi

Listing history 19 events

1. 2026-05-22
   status Pending 551-char remark

   Show marketing remark (551 chars)

   Great opportunity for investors or first time home buyers on this 3 Bedroom bungalow in Hazel Park. This home has been a licensed rental for years. Can be moved into as-is but can also be updated more to flip. Great enclosed front porch. Large, open living room/dining room space. Nice Kitchen. Huge upper primary bedroom. Two more bedrooms on the main floor, along with the full bath, laundry closet, and a nice mud room off the back, which leads to a 222' deep rear lot with shed. Plenty of room to expand or add a garage and still have a huge yard.

2. 2026-05-22
   status Pending

   Show marketing remark (551 chars)

   Great opportunity for investors or first time home buyers on this 3 Bedroom bungalow in Hazel Park. This home has been a licensed rental for years. Can be moved into as-is but can also be updated more to flip. Great enclosed front porch. Large, open living room/dining room space. Nice Kitchen. Huge upper primary bedroom. Two more bedrooms on the main floor, along with the full bath, laundry closet, and a nice mud room off the back, which leads to a 222' deep rear lot with shed. Plenty of room to expand or add a garage and still have a huge yard.

3. 2026-04-19
   historical Accepting Backup Offers 551-char remark

   Show marketing remark (551 chars)

   Great opportunity for investors or first time home buyers on this 3 Bedroom bungalow in Hazel Park. This home has been a licensed rental for years. Can be moved into as-is but can also be updated more to flip. Great enclosed front porch. Large, open living room/dining room space. Nice Kitchen. Huge upper primary bedroom. Two more bedrooms on the main floor, along with the full bath, laundry closet, and a nice mud room off the back, which leads to a 222' deep rear lot with shed. Plenty of room to expand or add a garage and still have a huge yard.

4. 2026-04-19
   historical Active Under Contract

   Show marketing remark (551 chars)

   Great opportunity for investors or first time home buyers on this 3 Bedroom bungalow in Hazel Park. This home has been a licensed rental for years. Can be moved into as-is but can also be updated more to flip. Great enclosed front porch. Large, open living room/dining room space. Nice Kitchen. Huge upper primary bedroom. Two more bedrooms on the main floor, along with the full bath, laundry closet, and a nice mud room off the back, which leads to a 222' deep rear lot with shed. Plenty of room to expand or add a garage and still have a huge yard.

5. 2026-04-17
   status Active
6. 2026-04-17
   historical
7. 2026-04-15
   listed $112,000 Active

   Show marketing remark (551 chars)

   Great opportunity for investors or first time home buyers on this 3 Bedroom bungalow in Hazel Park. This home has been a licensed rental for years. Can be moved into as-is but can also be updated more to flip. Great enclosed front porch. Large, open living room/dining room space. Nice Kitchen. Huge upper primary bedroom. Two more bedrooms on the main floor, along with the full bath, laundry closet, and a nice mud room off the back, which leads to a 222' deep rear lot with shed. Plenty of room to expand or add a garage and still have a huge yard.

8. 2026-04-15
   listed $112,000 Active 551-char remark

   Show marketing remark (551 chars)

   Great opportunity for investors or first time home buyers on this 3 Bedroom bungalow in Hazel Park. This home has been a licensed rental for years. Can be moved into as-is but can also be updated more to flip. Great enclosed front porch. Large, open living room/dining room space. Nice Kitchen. Huge upper primary bedroom. Two more bedrooms on the main floor, along with the full bath, laundry closet, and a nice mud room off the back, which leads to a 222' deep rear lot with shed. Plenty of room to expand or add a garage and still have a huge yard.

9. 2018-05-11
   soldstatus $68,500
10. 2018-05-03
    soldstatus $68,500 Sold 55-char remark

    Show marketing remark (55 chars)

    LSSD - NICE 3 BR BUNGALOW WITH UPDATED KITCHEN AND BATH

11. 2018-05-03
    soldstatus $68,500 Closed

    Show marketing remark (55 chars)

    LSSD - NICE 3 BR BUNGALOW WITH UPDATED KITCHEN AND BATH

12. 2018-04-10
    historical 55-char remark

    Show marketing remark (55 chars)

    LSSD - NICE 3 BR BUNGALOW WITH UPDATED KITCHEN AND BATH

13. 2018-04-10
    listed $68,500 55-char remark

    Show marketing remark (55 chars)

    LSSD - NICE 3 BR BUNGALOW WITH UPDATED KITCHEN AND BATH

14. 2018-04-10
    historical

    Show marketing remark (55 chars)

    LSSD - NICE 3 BR BUNGALOW WITH UPDATED KITCHEN AND BATH

15. 2018-04-10
    listed $68,500

    Show marketing remark (55 chars)

    LSSD - NICE 3 BR BUNGALOW WITH UPDATED KITCHEN AND BATH

16. 2001-12-26
    soldstatus $32,000
17. 1995-10-05
    soldstatus $30,000
18. 1990-02-09
    soldstatus $25,300
19. 1986-07-01
    soldstatus $17,400

ⓘ 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: $2,271 · $189/mo
• Projected year-2 tax: $2,271 · $189/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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,884
• − Mortgage interest: −$6,274
• − Property taxes: −$2,271
• − Insurance: −$560
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$3,258
• Taxable income: $3,499
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $4,199/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

+543.7% since first listed

19 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-04-19 Contingent — MiRealSource-MiMLS
• 2026-04-19 Contingent — REALCOMP
• 2026-04-17 Relisted — REALCOMP
• 2026-04-17 Listing Removed — REALCOMP
• 2026-04-15 Listed $112,000 REALCOMP
• 2026-04-15 Listed $112,000 MiRealSource-MiMLS
• 2018-05-11 Sold (Public Records) $68,500 Public Records
• 2018-05-03 Sold (MLS) $68,500 MiRealSource-MiMLS
• 2018-05-03 Sold (MLS) $68,500 REALCOMP
• 2018-04-10 Listed $68,500 MiRealSource-MiMLS
• 2018-04-10 Listing Removed — MiRealSource-MiMLS
• 2018-04-10 Listed $68,500 REALCOMP
• 2018-04-10 Listing Removed — REALCOMP
• 2001-12-26 Sold (Public Records) $32,000 Public Records
• 1995-10-05 Sold (Public Records) $30,000 Public Records
• 1990-02-09 Sold (Public Records) $25,300 Public Records
• 1986-07-01 Sold (Public Records) $17,400 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,271 · +2.1% YoY. Source: county tax records.