2678 Hazelwood St · Detroit, MI 48206

$30,000

3 bd · 1.0 ba · 1,426 sqft · SingleFamily public records · 199 Days on market

Built 1921 3,049 sqft lot $21/sqft · 59% below area ↓ 14% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Great opportunity to add a solid income-producing property to your portfolio after a full renovation. This 3-bedroom, 1 bath home at a give away price. Super solid rental location. Go today, tomorrow means SOLD.

Key facts

• Full renovation
• 3,049 sq ft lot
• Built 1921

Tags

• INCOME PRODUCING PROPERTY
• FULL RENOVATION
• SOLID RENTAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 41.6% vs local median 10.2% in Detroit — 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 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, 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.
• Market conditions: Rents rising fast (+5.2%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 38% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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 1921 — 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: 4.73% ✓
• Cap rate: 41.65%
• Cash-on-cash: 126.27%
• DSCR: 6.62
• GRM: 1.8

CMA / ARV

• ARV (median comp): $72,609
• List price: $30,000
• Delta: -58.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2930 Taylor St	0.13mi	3/1.5	1,554 (+9%)	5mo	$46,000	$30	73
3011 Virginia Park St	0.45mi	3/1.5	1,360 (-5%)	2mo	$35,000	$26	68
2921 W Euclid St	0.37mi	3/2.0	1,339 (-6%)	2mo	$20,000	$15	67
2688 W Philadelphia St W	0.27mi	4/1.5 (+1)	1,564 (+10%)	3mo	$52,000	$33	62
3007 W Philadelphia St	0.35mi	4/1.5 (+1)	1,334 (-6%)	5mo	$106,000	$79	62
3781 Taylor St	0.51mi	4/1.0 (+1)	1,505 (+6%)	3mo	$39,500	$26	59
3232 Montgomery Ave	0.57mi	3/2.5	1,494 (+5%)	2mo	$166,000	$111	58
3226 Glynn Ct	0.63mi	3/1.5	1,300 (-9%)	6mo	$15,000	$12	49
3286 Columbus St	0.64mi	3/1.0	1,272 (-11%)	6mo	$13,600	$11	47
3299 Montgomery St	0.62mi	4/1.5 (+1)	1,308 (-8%)	5mo	$79,000	$60	46
3275 Collingwood St	0.73mi	4/1.5 (+1)	1,600 (+12%)	2mo	$64,000	$40	37
2064 Glynn Ct	0.71mi	4/1.5 (+1)	1,624 (+14%)	4mo	$118,556	$73	34

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.51×
• Total profit: $54,684
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 16.96×
• Total profit: $134,047
• Equity at exit: $2,594

Cash invested: $8,400 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$157
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $884

Break-even live

Break-even rent $300

Max offer price $30,000

Occupancy floor 33%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	43d	1	0.19mi
2531 Pingree St Unit 2 (FL 2) Detroit, MI	3.0	1.0	893	$1,100	$1.23	2d	1	0.25mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	43d	1	0.27mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	24d	1	0.30mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	0.35mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	0.35mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	43d	1	0.35mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	3d	1	0.35mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	16d	1	0.42mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	16d	1	0.46mi
3757 Blaine St Detroit, MI	3.0	1.0	1169	$1,480	$1.27	16d	1	0.52mi
3759 Atkinson St Unit 2 Detroit, MI	2.0	1.0	919	$1,200	$1.31	24d	1	0.52mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	0.52mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	43d	1	0.60mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	43d	1	0.60mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	16d	1	0.61mi
1974 Virginia Park St Detroit, MI	2.0	2.0	1200	$1,995	$1.66	43d	1	0.64mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	0.65mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	43d	1	0.68mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	12d	1	0.68mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	24d	1	0.70mi
1710 Virginia Park St Detroit, MI	2.0	2.0	1350	$1,300	$0.96	5d	1	0.76mi
2045 Calvert St Detroit, MI	2.0	2.0	1400	$1,600	$1.14	43d	1	0.76mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	16d	1	0.76mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	1d	1	0.76mi
3012 Lothrop Detroit, MI	2.0	1.0	1800	$1,300	$0.72	2d	1	0.79mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	24d	1	0.80mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	24d	1	0.80mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	0.83mi
1542 W Euclid St Detroit, MI	2.0	1.0	1100	$1,150	$1.05	5d	1	0.86mi
1534 W Euclid St Detroit, MI	2.0	1.0	1200	$1,150	$0.96	12d	1	0.86mi
1534 W Euclid St Unit 1534 Euclid Detroit, MI	2.0	1.0	1200	$1,150	$0.96	43d	1	0.86mi
4016 Hogarth St Unit 4018 Hogarth Lower Detroit, MI	2.0	1.0	1200	$1,100	$0.92	3d	1	0.87mi
1800 W Bethune St Unit 1228665P Detroit, MI	2.0	1.0	904	$3,135	$3.47	43d	1	0.93mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	12d	1	0.94mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	0.95mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	0.95mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	16d	1	0.95mi
7640 Woodrow Wilson St Unit 1 Detroit, MI	3.0	1.5	1095	$1,400	$1.28	43d	1	0.98mi
1400 Seward Ave Unit 305 Detroit, MI	2.0	1.0	950	$1,295	$1.36	2d	1	0.99mi

Listing history 16 events

1. 2026-06-18
   days on market $30,000 Active 199 DOM
2. 2026-06-17
   days on market $30,000 Active 198 DOM
3. 2026-06-15
   days on market $30,000 Active 196 DOM
4. 2026-06-13
   days on market $30,000 Active 194 DOM
5. 2026-06-13
   days on market $30,000 Active 193 DOM
6. 2026-06-09
   days on market $30,000 Active 190 DOM
7. 2026-06-08
   days on market $30,000 Active 189 DOM
8. 2026-06-07
   days on market $30,000 Active 188 DOM
9. 2026-06-04
   days on market $30,000 Active 185 DOM
10. 2026-06-03
    days on market $30,000 Active 184 DOM
11. 2026-06-01
    days on market $30,000 Active 182 DOM
12. 2026-05-31
    days on market $30,000 Active 181 DOM
13. 2026-05-06
    price $30,000 229-char remark

    Show marketing remark (229 chars)

    Investor Special! Great opportunity to add a solid income-producing property to your portfolio after a full renovation. This 3-bedroom, 1 bath home at a give away price. Super solid rental location. Go today, tomorrow means SOLD.

14. 2026-05-06
    price $30,000 229-char remark

    Show marketing remark (229 chars)

    Investor Special! Great opportunity to add a solid income-producing property to your portfolio after a full renovation. This 3-bedroom, 1 bath home at a give away price. Super solid rental location. Go today, tomorrow means SOLD.

15. 2025-12-01
    listed $35,000 Active 229-char remark

    Show marketing remark (229 chars)

    Investor Special! Great opportunity to add a solid income-producing property to your portfolio after a full renovation. This 3-bedroom, 1 bath home at a give away price. Super solid rental location. Go today, tomorrow means SOLD.

16. 2025-12-01
    listed $35,000 Active 229-char remark

    Show marketing remark (229 chars)

    Investor Special! Great opportunity to add a solid income-producing property to your portfolio after a full renovation. This 3-bedroom, 1 bath home at a give away price. Super solid rental location. Go today, tomorrow means SOLD.

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $807 · $67/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,028
• − Mortgage interest: −$1,680
• − Property taxes: −$807
• − Insurance: −$150
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$873
• Taxable income: $10,793
• Est. tax owed @ 24.0%: −$2,590
• After-tax cash flow: $8,016/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

-14.3% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $30,000 MiRealSource-MiMLS
• 2026-05-06 Price Changed $30,000 REALCOMP
• 2025-12-01 Listed $35,000 REALCOMP
• 2025-12-01 Listed $35,000 MiRealSource-MiMLS

Property tax history

-4.2%/yr

Latest (2025): $807 · -54.7% YoY. Source: county tax records.