1040 E Maxlow Ave · Hazel Park, MI 48030

$225,000

4 bd · 2.0 ba · 1,827 sqft · SingleFamily public records · 9 Days on market

Built 1956 4,356 sqft lot Est $217k · 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 +15.2/30.0
• ARV discount +5.9/15.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• 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

Updated, clean with new paint and hardwood floors throughout. 3 bedroom, 1 bath ranch home w/ central air. Kitchen includes newer black appliances with ice maker and dishwasher and updated bathroom. Large 2.5 car garage with opener and a full bright basement with washer and dryer. The home is located between 8 and 9 mile with access to I75 and 696 freeways, easy access.

Key facts

• Dishwasher
• New paint
• Ice maker

Tags

• NEW PAINT
• HARDWOOD FLOORS
• NEWER BLACK APPLIANCES
• ICE MAKER
• DISHWASHER
• UPDATED BATHROOM

Property features AI

Finance

• Other: Pets allowed — contact for details

Exterior

• Parking: Detached garage with garage door opener; Garage faces side; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Ground-level entry with steps; Brick exterior; Faces not specified
• Construction: Built with brick construction; Block foundation; Asphalt roof; Full unfinished basement
• Exterior features: Porch; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bedrooms: Total of 6 rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Gas water heater; Disposal; Sump pump; Awning(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $78 ($942/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 $198k (11.9% below list).
• Recommended offer: $198k (11.9% 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: United Oaks Elementary School (math 12% / reading 17%, grade F, #1,185 of 1,397 statewide, top 86%, 350 students, 86% FRL); 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 19y ago; this cycle's ask is 13135% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $5k; list at $225k implies a 4400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,149 (11.9% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $217,413
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 E Elza Ave	0.14mi	3/2.0 (-1)	1,798 (-2%)	0mo	$225,000	$125	86
1451 E Pearl Ave	0.44mi	3/2.0 (-1)	1,787 (-2%)	4mo	$185,299	$104	68
1429 E Milton Ave	0.23mi	3/1.0 (-1)	1,975 (+8%)	3mo	$190,000	$96	64
1755 E George Ave	0.49mi	3/2.5 (-1)	1,935 (+6%)	1mo	$290,000	$150	59
1705 E Meyers Ave	0.42mi	3/2.5 (-1)	2,000 (+10%)	1mo	$367,000	$184	57
1844 E Jarvis Ave	0.57mi	3/2.5 (-1)	1,723 (-6%)	0mo	$310,000	$180	56
1028 E Pearl Ave	0.37mi	3/1.0 (-1)	1,679 (-8%)	7mo	$180,000	$107	54
1629 E Elza Ave	0.34mi	5/1.0 (+1)	2,062 (+13%)	1mo	$245,000	$119	53
1021 E Granet Ave	0.24mi	3/3.0 (-1)	2,098 (+15%)	3mo	$239,000	$114	52
115 W Elza Ave	0.61mi	3/1.0 (-1)	1,927 (+6%)	2mo	$184,000	$95	52
507 E Muir Ave	0.42mi	3/2.5 (-1)	2,057 (+13%)	0mo	$318,000	$155	52
2000 Pearl Ave	0.70mi	4/2.5	1,990 (+9%)	4mo	$200,900	$101	47

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-31,672
• Equity at exit: $33,548

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-22,007
• Equity at exit: $19,454

Cash invested: $63,000 (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 48030

• Rents YoY: 2.9%
• Active inventory: 141
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$213 /mo · $2,559/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $78

Break-even live

Break-even rent $1,882

Max offer price $225,000

Occupancy floor 91%

Sensitivity live

Price	-10% $206	-5% $142	+0% $78	+5% $15	+10% $-49
Rent	-10% $-78	-5% $0	+0% $78	+5% $157	+10% $235
Rate	-1.0pp $192	-0.5pp $136	base $78	+0.5pp $20	+1.0pp $-39

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	23d	1	0.30mi
329 W Muir Ave Hazel Park, MI	4.0	2.0	1606	$2,000	$1.25	12d	1	0.73mi
20008 Hull St Highland Park, MI	5.0	2.0	1332	$1,600	$1.20	18d	1	0.77mi
23304 Cayuga Ave Hazel Park, MI	4.0	2.0	1540	$2,150	$1.40	26d	1	0.84mi
1330 E Chesterfield St Ferndale, MI	4.0	2.0	1795	$2,800	$1.56	0d	1	0.95mi
20015 Lumpkin St Detroit, MI	4.0	3.0	2500	$1,800	$0.72	6d	1	0.96mi
23400 Reynolds Ave Hazel Park, MI	3.0	1.0	1305	$1,900	$1.46	7d	1	0.97mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	23d	1	1.09mi
2420 Woodward Hts Ferndale, MI	3.0	1.0	1316	$2,200	$1.67	26d	1	1.46mi
959 E Shevlin Ave Hazel Park, MI	3.0	1.0	1419	$1,750	$1.23	16d	1	1.48mi

Listing history 6 events

1. 2026-06-07
   days on market $225,000 Active 9 DOM
2. 2026-06-04
   days on market $225,000 Active 6 DOM
3. 2026-06-03
   days on market $225,000 Active 5 DOM
4. 2026-06-02
   days on market $225,000 Active 4 DOM
5. 2026-06-01
   days on market $225,000 Active 3 DOM
6. 2026-05-31
   days on market $225,000 Active 2 DOM

ⓘ 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: $2,559 · $213/mo
• Projected year-2 tax: $3,012 · $251/mo
• Expected delta: +$453/yr (+$38/mo · 17.7%)

ⓘ 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: $23,778
• − Mortgage interest: −$12,603
• − Property taxes: −$2,559
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$6,545
• Taxable loss: −$2,859
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $1,628/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

-90.7% since first listed

23 events — show timeline

• 2026-05-30 Listed for Rent $1,700 REALSOURCE
• 2026-05-29 Listed $225,000 REALCOMP
• 2026-05-29 Listed $225,000 MiRealSource-MiMLS
• 2026-05-01 Rental Removed $1,650 REALCOMP
• 2026-04-29 Price Changed $1,650 REALCOMP
• 2026-03-14 Listed for Rent $1,700 REALCOMP
• 2009-06-19 Sold (MLS) $5,000 REALCOMP
• 2009-03-11 Listing Removed — REALCOMP
• 2009-03-11 Listed $17,000 REALCOMP
• 2008-12-11 Listed $18,000 REALCOMP
• 2008-10-15 Listing Removed — REALCOMP
• 2008-09-11 Listed $26,000 REALCOMP
• 2008-08-18 Listing Removed — REALCOMP
• 2007-12-31 Listing Removed — MiRealSource-MiMLS
• 2007-04-12 Listed $109,900 MiRealSource-MiMLS
• 2007-04-12 Listed $109,900 REALCOMP
• 2004-06-03 Sold (Public Records) $108,000 Public Records
• 2003-04-22 Sold (Public Records) $100,000 Public Records
• 1999-07-30 Sold (Public Records) $80,000 Public Records
• 1997-09-24 Sold (Public Records) $35,000 Public Records
• 1982-11-01 Sold (Public Records) $35,000 Public Records
• 1977-02-01 Sold (Public Records) $25,900 Public Records
• 1973-05-01 Sold (Public Records) $18,250 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,559 · +2.1% YoY. Source: county tax records.