14600 Hubbell St · Detroit, MI 48227

$129,000

5 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 91 Days on market

Built 1924 4,356 sqft lot $99/sqft · 89% above area

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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

ARE YOU LOOKING FOR A 5-BED/1-BATH INVESTMENT OPPORTUNITY ON DETROIT'S WESTSIDE NEIGHBORHOOD? This is it! Detroit's strong rental market makes this property an attractive option for local or remote investors seeking a steady stream of rental income with a reliable tenant with a desirable rental history paying $1,500 monthly updated kitchen w/ lots of cabinets w/ counter space has plenty of storage & cooking areas . One-of-a-kind bathroom tastefully renovated w/ floor-to-ceiling ceramic tile, brand new vanities, toilets & walk-in shower & so easy to clean! Unfinished basement, but there is plenty of space to add an entertainment area, game room, home gym, or pantry storage. New updates include: PEX plumbing, electrical, vinyl windows, flooring, new kitchen cabinets, new walls. Located minutes away from Southfield, I-96 & Grand River Ave & Downtown, providing easy access to numerous grocery stores & restaurants. Schedule your private showing today! No Seller Financing.

Key facts

• Updated kitchen
• New updates
• 4,356 sq ft lot

Tags

• UPDATED KITCHEN
• ONE OF A KIND BATHROOM
• FULLY FENCED BACKYARD
• SPACIOUS FRONT DECK PORCH
• NEW UPDATES

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.

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 (+5.6%/yr); 385 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1,711/mo this rent would consume 56% 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 $892 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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 $20k; list at $129k implies a 562% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.33% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.3

CMA / ARV

• ARV (median comp): $68,076
• List price: $129,000
• Delta: 89.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14566 Lauder St	0.11mi	4/1.0 (-1)	1,312 (+0%)	18mo	$42,000	$32	74
14400 Hubbell St	0.15mi	4/1.5 (-1)	1,444 (+10%)	4mo	$108,000	$75	65
15100 Lesure St	0.53mi	4/3.0 (-1)	1,303 (-0%)	10mo	$40,000	$31	54
15451 Freeland St	0.60mi	4/2.0 (-1)	1,300 (-1%)	15mo	$128,750	$99	50
14531 Whitcomb St	0.42mi	4/3.0 (-1)	1,407 (+8%)	8mo	$210,000	$149	49
14069 Marlowe St	0.42mi	4/1.0 (-1)	1,200 (-8%)	18mo	$36,000	$30	47
15756 Lauder St	0.74mi	4/1.0 (-1)	1,347 (+3%)	13mo	$138,000	$102	44
14324 Lauder St	0.25mi	4/2.0 (-1)	1,140 (-13%)	18mo	$150,000	$132	43
15044 Prest St	0.53mi	4/1.0 (-1)	1,439 (+10%)	17mo	$40,000	$28	39
15487 Stansbury St	0.69mi	4/2.0 (-1)	1,345 (+3%)	20mo	$55,000	$41	37
14911 Tracey St	0.46mi	4/1.5 (-1)	1,495 (+14%)	18mo	$89,000	$60	33
15375 Sussex St	0.62mi	4/1.5 (-1)	1,500 (+15%)	12mo	$92,000	$61	29

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.30×
• Total profit: $10,937
• Equity at exit: $19,234

10-year hold

• IRR: 19.0%
• Equity multiple: 2.79×
• Total profit: $64,556
• Equity at exit: $11,154

Cash invested: $36,120 (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: 385
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$676
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $427

Break-even live

Break-even rent $1,170

Max offer price $129,000

Occupancy floor 70%

Sensitivity live

Price	-10% $500	-5% $464	+0% $427	+5% $391	+10% $354
Rent	-10% $292	-5% $360	+0% $427	+5% $495	+10% $563
Rate	-1.0pp $492	-0.5pp $460	base $427	+0.5pp $394	+1.0pp $360

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	0.04mi
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	24d	1	0.33mi
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	44d	1	0.33mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	0.49mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	44d	1	0.85mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	44d	1	0.92mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	0.92mi
16837 Winthrop St Detroit, MI	5.0	2.0	1500	$2,000	$1.33	20d	1	1.46mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	4d	1	1.47mi

Listing history 26 events

1. 2026-06-01
   days on market $129,000 Active 91 DOM
2. 2026-05-31
   days on market $129,000 Active 90 DOM
3. 2026-03-02
   listed $129,000 Active 1017-char remark

   Show marketing remark (1030 chars)

   ARE YOU LOOKING FOR A 5-BED/1-BATH INVESTMENT OPPORTUNITY ON DETROIT’S WESTSIDE NEIGHBORHOOD? This is it! Detroit’s strong rental market makes this property an attractive option for local or remote investors seeking a steady stream of rental income with a reliable tenant with a desirable rental history paying $1,500 monthly updated kitchen w/ lots of cabinets w/ counter space has plenty of storage & cooking areas . One-of-a-kind bathroom tastefully renovated w/ floor-to-ceiling ceramic tile, brand new vanities, toilets & walk-in shower & so easy to clean! Unfinished basement, but there is plenty of space to add an entertainment area, game room, home gym, or pantry storage. New updates include: PEX plumbing, electrical, vinyl windows, flooring, new kitchen cabinets, new walls. Located minutes away from Southfield, I-96 & Grand River Ave & Downtown, providing easy access to numerous grocery stores & restaurants. Schedule your private showing today! No Seller Financing.

4. 2026-03-02
   listed $129,000 Active 1030-char remark

   Show marketing remark (1030 chars)

   ARE YOU LOOKING FOR A 5-BED/1-BATH INVESTMENT OPPORTUNITY ON DETROIT’S WESTSIDE NEIGHBORHOOD? This is it! Detroit’s strong rental market makes this property an attractive option for local or remote investors seeking a steady stream of rental income with a reliable tenant with a desirable rental history paying $1,500 monthly updated kitchen w/ lots of cabinets w/ counter space has plenty of storage & cooking areas . One-of-a-kind bathroom tastefully renovated w/ floor-to-ceiling ceramic tile, brand new vanities, toilets & walk-in shower & so easy to clean! Unfinished basement, but there is plenty of space to add an entertainment area, game room, home gym, or pantry storage. New updates include: PEX plumbing, electrical, vinyl windows, flooring, new kitchen cabinets, new walls. Located minutes away from Southfield, I-96 & Grand River Ave & Downtown, providing easy access to numerous grocery stores & restaurants. Schedule your private showing today! No Seller Financing.

5. 2026-03-01
   historical
6. 2026-03-01
   historical
7. 2025-12-28
   listed $129,000 Active
8. 2025-12-28
   listed $129,000 Active
9. 2025-12-21
   historical
10. 2025-12-16
    historical
11. 2025-12-16
    historical
12. 2025-10-31
    price $139,000
13. 2025-10-31
    price $139,000
14. 2025-09-20
    listed $149,000 Active
15. 2025-09-20
    listed $149,000 Active
16. 2025-09-15
    historical
17. 2018-06-14
    soldstatus $19,500
18. 2016-10-24
    historical
19. 2016-10-24
    historical
20. 2016-10-12
    price $9,700
21. 2016-10-12
    price $9,700
22. 2016-09-15
    price $10,700
23. 2016-09-15
    price $10,700
24. 2016-08-29
    listed $13,200 Active
25. 2016-08-29
    listed $13,200 Active
26. 1999-04-15
    soldstatus $9,500

ⓘ 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: $2,330 · $194/mo
• Projected year-2 tax: $2,330 · $194/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 2/10 Low 7 d/yr ≥98°F today · 14 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: $20,534
• − Mortgage interest: −$7,226
• − Property taxes: −$2,330
• − Insurance: −$645
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$3,753
• Taxable income: $3,294
• Est. tax owed @ 24.0%: −$791
• After-tax cash flow: $4,338/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

+1257.9% since first listed

24 events — show timeline

• 2026-03-02 Listed $129,000 REALCOMP
• 2026-03-02 Listed $129,000 MiRealSource-MiMLS
• 2026-03-01 Listing Removed — REALCOMP
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-28 Listed $129,000 MiRealSource-MiMLS
• 2025-12-28 Listed $129,000 REALCOMP
• 2025-12-21 Coming Soon — MiRealSource-MiMLS
• 2025-12-16 Listing Removed — MiRealSource-MiMLS
• 2025-12-16 Listing Removed — REALCOMP
• 2025-10-31 Price Changed $139,000 MiRealSource-MiMLS
• 2025-10-31 Price Changed $139,000 REALCOMP
• 2025-09-20 Listed $149,000 MiRealSource-MiMLS
• 2025-09-20 Listed $149,000 REALCOMP
• 2025-09-15 Coming Soon — MiRealSource-MiMLS
• 2018-06-14 Sold (Public Records) $19,500 Public Records
• 2016-10-24 Listing Removed — REALCOMP
• 2016-10-24 Listing Removed — MiRealSource-MiMLS
• 2016-10-12 Price Changed $9,700 MiRealSource-MiMLS
• 2016-10-12 Price Changed $9,700 REALCOMP
• 2016-09-15 Price Changed $10,700 MiRealSource-MiMLS
• 2016-09-15 Price Changed $10,700 REALCOMP
• 2016-08-29 Listed $13,200 MiRealSource-MiMLS
• 2016-08-29 Listed $13,200 REALCOMP
• 1999-04-15 Sold (Public Records) $9,500 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,330 · +129.0% YoY. Source: county tax records.