3684 Hunt St · Detroit, MI 48207

$99,900

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 69 Days on market

Built 1905 3,049 sqft lot $72/sqft · 44% below area Est $177k · 44% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Appreciation +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Motivated Seller – Tenant-Occupied Investment Opportunity in Growing Detroit Area Welcome to 3684 Hunt Street, a 1,396-square-foot single-family home offering immediate investment potential in one of Detroit’s rapidly revitalizing neighborhoods. This 3-bedroom, 1-bathroom property is currently tenant-occupied, providing the opportunity for instant rental income from day one. Being sold as-is, this home is ideal for investors looking to expand their portfolio or buyers seeking a value-add opportunity in a high-demand area. Conveniently located just minutes from Downtown Detroit, the property is near popular destinations such as Eastern Market, Belle Isle, and the Island View neighborhood—an area experiencing continued growth and revitalization. With strong rental demand and ongoing development nearby, this property presents a compelling opportunity for both seasoned and first-time investors. Don’t miss your chance—motivated sellers are ready to make a deal.

Key facts

• Strong rental demand
• High-demand area
• 3,049 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• IMMEDIATE INVESTMENT POTENTIAL
• STRONG RENTAL DEMAND
• HIGH-DEMAND AREA

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$176,943) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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 (+3.5%/yr); 244 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 43% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 (-2.8% appreciation + 3.5% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 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 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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: 1.73% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.91%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (median comp): $176,943
• List price: $99,900
• Delta: -43.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2559 Helen St	0.46mi	3/1.5	1,508 (+8%)	3mo	$85,000	$56	61
3238 Helen St	0.57mi	3/1.0	1,475 (+6%)	6mo	$58,425	$40	59
1400 Helen St	0.72mi	3/2.0	1,464 (+5%)	3mo	$220,000	$150	52
1831 Helen St St	0.55mi	3/1.5	1,230 (-12%)	7mo	$227,500	$185	47
1426 Canton St	0.67mi	4/1.5 (+1)	1,464 (+5%)	10mo	$170,000	$116	45
2908 Sheridan St	0.71mi	4/1.0 (+1)	1,405 (+1%)	21mo	$72,000	$51	44
2433 Townsend St	0.74mi	3/2.0	1,500 (+7%)	14mo	$295,000	$197	37
3515 #3 Ewald Cir	0.52mi	2/1.0 (-1)	1,188 (-15%)	14mo	$47,000	$40	34
370 E Grand Blvd	0.69mi	3/2.5	1,575 (+13%)	23mo	$248,000	$157	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.79% appreciation · 3.53% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.13×
• Total profit: $31,499
• Equity at exit: $15,827

10-year hold

• IRR: 34.3%
• Equity multiple: 4.26×
• Total profit: $91,102
• Equity at exit: $10,246

Cash invested: $27,972 (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 48207

• Home prices YoY: -2.0%
• Rents YoY: 3.5%
• Active inventory: 244
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$524
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $720

Break-even live

Break-even rent $817

Max offer price $99,900

Occupancy floor 53%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3325 Gratiot Ave Unit R Detroit, MI	2.0	1.0	1200	$1,000	$0.83	43d	1	0.51mi
3323 Gratiot Ave Unit R Detroit, MI	2.0	1.0	1200	$975	$0.81	43d	1	0.51mi
3755 Ellery St Unit 1 Detroit, MI	2.0	1.0	915	$1,200	$1.31	24d	1	0.51mi
2928 Prince Hall Dr Detroit, MI	2.0	2.0	1425	$2,000	$1.40	5d	1	0.63mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	17d	1	0.64mi
374 E Grand Blvd Unit 2A Detroit, MI	2.0	2.0	1450	$2,750	$1.90	43d	1	0.67mi
1440 Robert Bradby Dr Detroit, MI	2.0	2.0	1250	$1,472	$1.18	43d	1	0.69mi
3460 Field St Detroit, MI	2.0	1.0	1000	$1,260	$1.26	5d	1	0.69mi
7410 Kercheval Ave Unit 212 Detroit, MI	2.0	2.0	1017	$1,950	$1.92	43d	1	0.76mi
2001 Chene St Detroit, MI	2.0	1.0	950	$1,069	$1.13	43d	1	0.76mi
1941 Chene Ct Detroit, MI	1.0–2.0	1.0–2.0	795	$1,200	$1.51	12d	4	0.77mi
2280 E Vernor Hwy Detroit, MI	1.0–3.0	1.0–2.0	872	$1,111	$1.27	20d	1	0.81mi
1454 Townsend St #101 Detroit, MI	2.0	2.0	1268	$2,500	$1.97	3d	1	0.88mi
6533 E Jefferson Ave Detroit, MI	2.0	1.0–2.0	1181	$1,500	$1.27	24d	3	0.94mi
6533 E Jefferson Ave Detroit, MI	2.0	1.0–2.0	1094	$1,500	$1.37	17d	2	0.94mi
6533 E Jefferson Ave #421 Detroit, MI	2.0	1.0	1063	$2,200	$2.07	15d	1	0.95mi
625 Field St Detroit, MI	3.0	1.5	900	$882	$0.98	18d	1	0.98mi
8001 Kercheval Ave Detroit, MI	1.0–2.0	1.0–2.0	984	$2,270	$2.31	1d	3	1.01mi
7918 E Lafayette St #4 Detroit, MI	3.0	1.0	1150	$1,800	$1.57	18d	1	1.15mi
2003 Orleans St Unit 528 Detroit, MI	4.0	2.0	1800	$2,500	$1.39	44d	1	1.18mi
1989 Orleans St Detroit, MI	2.0	2.0	964	$1,700	$1.76	43d	1	1.18mi
7700 E Jefferson Ave Detroit, MI	2.0	1.0	877	$1,795	$2.05	43d	1	1.21mi
3500 E Jefferson Detroit, MI	1.0–2.0	1.0–2.0	1012	$2,560	$2.53	1d	5	1.22mi
500 River Pl Dr Detroit, MI	1.0–3.0	1.0–2.0	950	$2,000	$2.11	43d	1	1.26mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	17d	1	1.33mi
8100 E Jefferson Ave Detroit, MI	3.0	1.0–3.0	1089	$2,210	$2.03	19d	20	1.38mi
1544 1566 E LAFAYETTE St Detroit, MI	2.0	1.0–2.0	848	$2,515	$2.97	3d	16	1.40mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	1.42mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	43d	1	1.43mi
1 Lafayette Plaisance St Detroit, MI	2.0	1.0	840	$2,337	$2.78	1d	28	1.44mi
621 Orleans St Detroit, MI	1.0–2.0	1.0	775	$1,425	$1.84	2d	7	1.45mi
3670 Chrysler Dr Detroit, MI	1.0–2.0	1.0–1.5	877	$1,550	$1.77	43d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $99,900 Active 69 DOM
2. 2026-06-17
   days on market $99,900 Active 68 DOM
3. 2026-06-15
   days on market $99,900 Active 66 DOM
4. 2026-06-13
   days on market $99,900 Active 64 DOM
5. 2026-06-13
   days on market $99,900 Active 63 DOM
6. 2026-06-09
   days on market $99,900 Active 60 DOM
7. 2026-06-08
   days on market $99,900 Active 59 DOM
8. 2026-06-07
   days on market $99,900 Active 58 DOM
9. 2026-06-04
   days on market $99,900 Active 55 DOM
10. 2026-06-03
    days on market $99,900 Active 54 DOM
11. 2026-06-02
    days on market $99,900 Active 53 DOM
12. 2026-06-01
    days on market $99,900 Active 52 DOM
13. 2026-05-31
    days on market $99,900 Active 51 DOM
14. 2026-04-10
    listed $99,900 Active 1003-char remark

    Show marketing remark (993 chars)

    Motivated Seller – Tenant-Occupied Investment Opportunity in Growing Detroit Area Welcome to 3684 Hunt Street, a 1,396-square-foot single-family home offering immediate investment potential in one of Detroit's rapidly revitalizing neighborhoods. This 3-bedroom, 1-bathroom property is currently tenant-occupied, providing the opportunity for instant rental income from day one. Being sold as-is, this home is ideal for investors looking to expand their portfolio or buyers seeking a value-add opportunity in a high-demand area. Conveniently located just minutes from Downtown Detroit, the property is near popular destinations such as Eastern Market, Belle Isle, and the Island View neighborhood - an area experiencing continued growth and revitalization. With strong rental demand and ongoing development nearby, this property presents a compelling opportunity for both seasoned and first-time investors. Don't miss your chance - motivated sellers are ready to make a deal.

15. 2026-04-10
    listed $99,900 Active 993-char remark

    Show marketing remark (993 chars)

    Motivated Seller – Tenant-Occupied Investment Opportunity in Growing Detroit Area Welcome to 3684 Hunt Street, a 1,396-square-foot single-family home offering immediate investment potential in one of Detroit's rapidly revitalizing neighborhoods. This 3-bedroom, 1-bathroom property is currently tenant-occupied, providing the opportunity for instant rental income from day one. Being sold as-is, this home is ideal for investors looking to expand their portfolio or buyers seeking a value-add opportunity in a high-demand area. Conveniently located just minutes from Downtown Detroit, the property is near popular destinations such as Eastern Market, Belle Isle, and the Island View neighborhood - an area experiencing continued growth and revitalization. With strong rental demand and ongoing development nearby, this property presents a compelling opportunity for both seasoned and first-time investors. Don't miss your chance - motivated sellers are ready to make a deal.

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $1,249 · $104/mo
• Expected delta: +$289/yr (+$24/mo · 30.1%)

ⓘ 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 ≥95°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: $20,749
• − Mortgage interest: −$5,596
• − Property taxes: −$961
• − Insurance: −$500
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$2,906
• Taxable income: $7,467
• Est. tax owed @ 24.0%: −$1,792
• After-tax cash flow: $6,853/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): 20,848
• Household income: $47,831
• Rent vs Own: 74.2% rent · 25.8% own
• Severe rent burden: 2017.0

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 (74%)
• Race & ethnicity: Black 74% White 18% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -2.79%
• Current HPI: 136.6328
• Rent YoY: ▲ 3.53%
• 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

2 events — show timeline

• 2026-04-10 Listed $99,900 REALCOMP
• 2026-04-10 Listed $99,900 MiRealSource-MiMLS

Property tax history

+7.8%/yr

Latest (2025): $961 · -8.0% YoY. Source: county tax records.