3684 Hunt St · Detroit, MI 48207 3235

$99,900

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 112 Days on market

Built 1905 Fair condition 3,049 sqft lot $72/sqft · 44% below area Est $180k · 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
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

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
• Ongoing development
• 3,049 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• STRONG RENTAL DEMAND
• ONGOING DEVELOPMENT

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $584 ($7k/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: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 9.9% 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: 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.
• Zoned schools: Bunche Preparatory Academy (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 401 students, 93% FRL); Martin Luther King Jr Senior High School (math 10% / reading 30%, grade F, #596 of 713 statewide, top 86%, 821 students, 73% FRL).
• Market conditions: 1 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($91k) 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 $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 1.68% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.03%
• DSCR: 2.11
• GRM: 5.0

CMA / ARV

• ARV (median comp): $179,528
• List price: $99,900
• Delta: -44.35%
• 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
3658 Preston St	0.29mi	3/1.0	1,400 (+0%)	1mo	$64,000	$46	85
2559 Helen St	0.46mi	3/1.5	1,508 (+8%)	4mo	$85,000	$56	60
3238 Helen St	0.57mi	3/1.0	1,475 (+6%)	8mo	$58,425	$40	58
1400 Helen St	0.72mi	3/2.0	1,464 (+5%)	4mo	$220,000	$150	50
1831 Helen St St	0.55mi	3/1.5	1,230 (-12%)	8mo	$227,500	$185	46
1426 Canton St	0.67mi	4/1.5 (+1)	1,464 (+5%)	12mo	$170,000	$116	44
2908 Sheridan St	0.71mi	4/1.0 (+1)	1,405 (+1%)	22mo	$72,000	$51	42
2433 Townsend St	0.74mi	3/2.0	1,500 (+7%)	16mo	$295,000	$197	36
3515 #3 Ewald Cir	0.52mi	2/1.0 (-1)	1,188 (-15%)	16mo	$47,000	$40	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 2.76×
• Total profit: $49,257
• Equity at exit: $44,919

10-year hold

• IRR: 31.5%
• Equity multiple: 5.41×
• Total profit: $123,355
• Equity at exit: $69,226

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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 7 under contract
• Months of supply: 26.4 mo (4%/mo absorbed)
• Median asking: $300,000 ($202/sqft)
• Median days on market: 93 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: -36.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48207 3235

• Active inventory: 1
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$524
• Tax from tax record: −$175 /mo · $2,096/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $584

Break-even live

Break-even rent $937

Max offer price $99,900

Occupancy floor 60%

Sensitivity live

Price	-10% $640	-5% $612	+0% $584	+5% $555	+10% $527
Rent	-10% $451	-5% $517	+0% $584	+5% $650	+10% $716
Rate	-1.0pp $634	-0.5pp $609	base $584	+0.5pp $558	+1.0pp $531

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 33 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	93d	1	0.51mi
3323 Gratiot Ave Unit R Detroit, MI	2.0	1.0	1200	$975	$0.81	93d	1	0.51mi
3755 Ellery St Unit 1 Detroit, MI	2.0	1.0	915	$1,200	$1.31	73d	1	0.51mi
374 E Grand Blvd Unit 2A Detroit, MI	2.0	2.0	1450	$2,750	$1.90	93d	1	0.67mi
1440 Robert Bradby Dr Detroit, MI	2.0	2.0	1250	$1,472	$1.18	93d	1	0.69mi
3460 Field St Detroit, MI	2.0	1.0	1000	$1,260	$1.26	54d	1	0.69mi
4221 Moran St Detroit, MI	2.0	1.0	1384	$1,500	$1.08	18d	1	0.75mi
7410 Kercheval Ave Unit 212 Detroit, MI	2.0	2.0	1017	$1,950	$1.92	93d	1	0.76mi
2001 Chene St Detroit, MI	1.0–2.0	1.0	900	$1,069	$1.19	36d	1	0.76mi
3962 Helen St Detroit, MI	3.0	1.0	1300	$1,500	$1.15	29d	1	0.78mi
2280 E Vernor Hwy Detroit, MI	2.0–3.0	2.0	922	$1,111	$1.20	36d	1	0.81mi
1454 Townsend St #101 Detroit, MI	2.0	2.0	1268	$2,500	$1.97	52d	1	0.88mi
1464 Baldwin St Detroit, MI	3.0	1.0	1250	$1,523	$1.22	22d	1	0.93mi
6533 E Jefferson Ave Detroit, MI	2.0	1.0–2.0	1094	$1,500	$1.37	66d	2	0.94mi
6533 E Jefferson Ave Detroit, MI	2.0	1.0–2.0	1181	$1,500	$1.27	73d	3	0.94mi
6533 E Jefferson Ave #421 Detroit, MI	2.0	1.0	1063	$2,200	$2.07	64d	1	0.95mi
1436 Baldwin St Detroit, MI	3.0	2.0	1400	$1,850	$1.32	27d	1	0.95mi
625 Field St Detroit, MI	3.0	1.5	900	$882	$0.98	67d	1	0.98mi
250 E Harbortown Dr #1507 Detroit, MI	2.0	2.0	1214	$2,495	$2.06	31d	1	1.09mi
3304 Spinnaker Ln #47 Detroit, MI	2.0	2.5	1461	$2,400	$1.64	21d	1	1.11mi
7918 E Lafayette St #4 Detroit, MI	3.0	1.0	1150	$1,800	$1.57	67d	1	1.15mi
1989 Orleans St Detroit, MI	2.0	2.0	964	$1,700	$1.76	93d	1	1.18mi
2003 Orleans St Unit 528 Detroit, MI	4.0	2.0	1800	$2,500	$1.39	93d	1	1.18mi
7700 E Jefferson Ave Detroit, MI	2.0	1.0	877	$1,795	$2.05	93d	1	1.21mi
3500 E Jefferson Detroit, MI	1.0–2.0	1.0–2.0	1012	$2,645	$2.61	13d	5	1.22mi
500 River Pl Dr Detroit, MI	1.0–2.0	1.0–2.0	950	$1,900	$2.00	22d	1	1.26mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$996	$0.83	10d	1	1.33mi
8100 E Jefferson Ave Detroit, MI	3.0	1.0–3.0	1089	$2,210	$2.03	7d	21	1.38mi
1544 1566 E LAFAYETTE St Detroit, MI	2.0	1.0–2.0	865	$2,515	$2.91	9d	21	1.40mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	73d	1	1.42mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,326	$1.33	29d	1	1.43mi
1 Lafayette Plaisance St Detroit, MI	2.0	1.0	840	$2,356	$2.80	9d	25	1.44mi
3670 Chrysler Dr Detroit, MI	1.0–2.0	1.0–1.5	877	$1,550	$1.77	93d	1	1.48mi

Property features AI

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residentialGround-level entry
• Construction: Vinyl siding
• Exterior features: Paved road accessLot dimensions approximately 30 x 105.25 (0.07 acres)

Interior

• Bedrooms: Total of 3 rooms (bedrooms and living areas combined)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)No central cooling
• Interior features: Unfinished basement

Listing history 50 events

1. 2026-07-31
   days on market $99,900 Active 112 DOM
2. 2026-07-30
   days on market $99,900 Active 111 DOM
3. 2026-07-30
   days on market $99,900 Active 110 DOM
4. 2026-07-28
   days on market $99,900 Active 109 DOM
5. 2026-07-26
   days on market $99,900 Active 107 DOM
6. 2026-07-24
   days on market $99,900 Active 105 DOM
7. 2026-07-23
   listing id $99,900 Active 104 DOM
8. 2026-07-23
   days on market $99,900 Active 104 DOM
9. 2026-07-22
   days on market $99,900 Active 103 DOM
10. 2026-07-21
    days on market $99,900 Active 102 DOM
11. 2026-07-20
    days on market $99,900 Active 101 DOM
12. 2026-07-18
    days on market $99,900 Active 99 DOM
13. 2026-07-18
    days on market $99,900 Active 98 DOM
14. 2026-07-16
    days on market $99,900 Active 97 DOM
15. 2026-07-15
    days on market $99,900 Active 96 DOM
16. 2026-07-14
    days on market $99,900 Active 95 DOM
17. 2026-07-13
    days on market $99,900 Active 94 DOM
18. 2026-07-13
    days on market $99,900 Active 93 DOM
19. 2026-07-11
    days on market $99,900 Active 92 DOM
20. 2026-07-10
    days on market $99,900 Active 91 DOM
21. 2026-07-09
    days on market $99,900 Active 90 DOM
22. 2026-07-07
    days on market $99,900 Active 88 DOM
23. 2026-07-06
    days on market $99,900 Active 87 DOM
24. 2026-07-06
    days on market $99,900 Active 86 DOM
25. 2026-07-05
    days on market $99,900 Active 85 DOM
26. 2026-07-03
    days on market $99,900 Active 84 DOM
27. 2026-07-02
    days on market $99,900 Active 83 DOM
28. 2026-07-01
    days on market $99,900 Active 82 DOM
29. 2026-06-30
    days on market $99,900 Active 81 DOM
30. 2026-06-29
    days on market $99,900 Active 80 DOM
31. 2026-06-28
    days on market $99,900 Active 79 DOM
32. 2026-06-27
    days on market $99,900 Active 78 DOM
33. 2026-06-26
    days on market $99,900 Active 77 DOM
34. 2026-06-24
    days on market $99,900 Active 75 DOM
35. 2026-06-22
    days on market $99,900 Active 73 DOM
36. 2026-06-21
    days on market $99,900 Active 72 DOM
37. 2026-06-18
    days on market $99,900 Active 69 DOM
38. 2026-06-17
    days on market $99,900 Active 68 DOM
39. 2026-06-15
    days on market $99,900 Active 66 DOM
40. 2026-06-13
    days on market $99,900 Active 64 DOM
41. 2026-06-13
    days on market $99,900 Active 63 DOM
42. 2026-06-09
    days on market $99,900 Active 60 DOM
43. 2026-06-08
    days on market $99,900 Active 59 DOM
44. 2026-06-07
    days on market $99,900 Active 58 DOM
45. 2026-06-04
    days on market $99,900 Active 55 DOM
46. 2026-06-03
    days on market $99,900 Active 54 DOM
47. 2026-06-02
    days on market $99,900 Active 53 DOM
48. 2026-06-01
    days on market $99,900 Active 52 DOM
49. 2026-05-31
    days on market $99,900 Active 51 DOM
50. 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.

ⓘ 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: $2,096 · $175/mo
• Projected year-2 tax: $2,096 · $175/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 ≥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: $20,107
• − Mortgage interest: −$5,596
• − Property taxes: −$2,096
• − Insurance: −$500
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$2,906
• Taxable income: $5,792
• Est. tax owed @ 24.0%: −$1,390
• After-tax cash flow: $5,612/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab Est. rehab $34,900–$62,820 screening

This single-family home in Detroit's growing area requires moderate repairs and maintenance, with potential for significant value increase through painting and updating the kitchen and bathroom.

Components & finishes AI

Flooring tile Appliances white

Repairs flagged

• Minor Paint — Paint appears slightly worn, touch-up may be needed
• Minor Landscaping — Overgrown landscaping, needs trimming and maintenance

Value-add opportunities

• Both Painting and updating the kitchen and bathroom — Fresh paint and updated fixtures can improve both resale and rental value ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can attract more buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Bunche Preparatory Academy F MI #1,230/1,397 Nat'l #38,691/41,679 High Martin Luther King Jr Senior High School F MI #596/713 Nat'l #14,027/17,239

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

B Composite livability gradescore 73/100

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

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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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residentialGround-level entry
• Construction: Vinyl siding
• Exterior features: Paved road accessLot dimensions approximately 30 x 105.25 (0.07 acres)

Interior

• Bedrooms: Total of 3 rooms (bedrooms and living areas combined)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)No central cooling
• Interior features: Unfinished basement

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

+15.1%/yr

Latest (2025): $2,096 · +100.7% YoY. Source: county tax records.