19793 Hubbell St · Detroit, MI 48235

$95,000

3 bd · 1.0 ba · 725 sqft · SingleFamily public records · 64 Days on market

Built 1946 4,356 sqft lot $131/sqft · 14% above area Est $83k · 14% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity at 19793 Hubbell in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor’s portfolio. Whether you’re looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

Key facts

• Tenant occupied
• Cash flowing asset
• 4,356 sq ft lot

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• CONSISTENT RENTAL INCOME
• CASH FLOWING ASSET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% 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 (+3.2%/yr); 283 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 40% of the median local income ($39k/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 $657 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 (-3.0% appreciation + 3.2% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $95k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1946 — 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: 1.38% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $83,017
• List price: $95,000
• Delta: 14.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19733 Schaefer Hwy	0.49mi	2/1.0 (-1)	726 (+0%)	5mo	$25,000	$34	68
19451 Schaefer Hwy	0.51mi	2/1.0 (-1)	726 (+0%)	15mo	$58,000	$80	58
19913 Prevost St	0.72mi	2/1.0 (-1)	716 (-1%)	4mo	$27,900	$39	56
20028 Prevost St	0.72mi	3/1.0	716 (-1%)	15mo	$36,500	$51	52
19470 Forrer St	0.66mi	2/1.0 (-1)	771 (+6%)	6mo	$27,000	$35	49
19512 Prevost St	0.71mi	3/1.0	769 (+6%)	12mo	$48,000	$62	46
20401 Schaefer Hwy	0.61mi	3/1.0	768 (+6%)	23mo	$60,000	$78	43
19338 Sussex St	0.40mi	2/1.0 (-1)	808 (+11%)	23mo	$55,000	$68	38
19737 Forrer St	0.65mi	3/1.5	806 (+11%)	18mo	$42,000	$52	34
19203 Whitcomb St	0.53mi	2/1.0 (-1)	829 (+14%)	20mo	$60,000	$72	30

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $9,872
• Equity at exit: $14,165

10-year hold

• IRR: 18.8%
• Equity multiple: 2.58×
• Total profit: $42,103
• Equity at exit: $8,214

Cash invested: $26,600 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $391

Break-even live

Break-even rent $816

Max offer price $95,000

Occupancy floor 65%

Sensitivity live

Price	-10% $445	-5% $418	+0% $391	+5% $364	+10% $338
Rent	-10% $288	-5% $340	+0% $391	+5% $443	+10% $495
Rate	-1.0pp $439	-0.5pp $415	base $391	+0.5pp $367	+1.0pp $342

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	15d	5	0.79mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	13d	1	1.12mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.50mi

Listing history 41 events

1. 2026-06-18
   days on market $95,000 Active 64 DOM
2. 2026-06-17
   pricedays on market $95,000 Active 63 DOM
3. 2026-06-15
   days on market $105,000 Active 61 DOM
4. 2026-06-13
   days on market $105,000 Active 59 DOM
5. 2026-06-13
   days on market $105,000 Active 58 DOM
6. 2026-06-09
   days on market $105,000 Active 55 DOM
7. 2026-06-08
   days on market $105,000 Active 54 DOM
8. 2026-06-07
   days on market $105,000 Active 53 DOM
9. 2026-06-04
   days on market $105,000 Active 50 DOM
10. 2026-06-03
    days on market $105,000 Active 49 DOM
11. 2026-06-02
    days on market $105,000 Active 48 DOM
12. 2026-06-01
    days on market $105,000 Active 47 DOM
13. 2026-05-31
    days on market $105,000 Active 46 DOM
14. 2026-04-15
    listed $105,000 Active 458-char remark

    Show marketing remark (446 chars)

    Turnkey investment opportunity at 19793 Hubbell in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor's portfolio. Whether you're looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

15. 2026-04-15
    listed $105,000 Active 446-char remark

    Show marketing remark (446 chars)

    Turnkey investment opportunity at 19793 Hubbell in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor's portfolio. Whether you're looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

16. 2018-10-10
    soldstatus $38,000 Sold
17. 2018-10-10
    soldstatus $38,000 Closed
18. 2018-09-21
    status Pending
19. 2018-09-21
    status Pending
20. 2018-09-18
    listed $38,000 Active
21. 2018-09-18
    listed $38,000 Active
22. 2013-06-27
    soldstatus $33,000
23. 2013-06-27
    soldstatus $33,000
24. 2013-05-21
    historical
25. 2013-05-21
    historical
26. 2013-03-25
    historical
27. 2013-03-25
    historical
28. 2013-03-13
    listed $45,000
29. 2013-03-13
    listed $45,000
30. 2013-03-01
    listed $35,000
31. 2013-03-01
    listed $35,000
32. 2010-05-13
    soldstatus $14,650
33. 2010-05-13
    soldstatus $14,650
34. 2010-04-10
    historical
35. 2010-03-31
    listed $14,500
36. 2010-03-31
    listed $14,500
37. 2008-08-06
    soldstatus $130,000
38. 2008-02-15
    soldstatus $15,000
39. 2007-11-20
    listed $29,900
40. 2001-06-28
    soldstatus $85,000
41. 2000-04-10
    soldstatus $13,000

ⓘ 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: $1,279 · $107/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$92/yr (+$8/mo · 7.2%)

ⓘ 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 ≥98°F today · 15 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: $15,731
• − Mortgage interest: −$5,321
• − Property taxes: −$1,279
• − Insurance: −$475
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$2,764
• Taxable income: $3,376
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $3,886/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+707.7% since first listed

28 events — show timeline

• 2026-04-15 Listed $105,000 REALCOMP
• 2026-04-15 Listed $105,000 MiRealSource-MiMLS
• 2018-10-10 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2018-10-10 Sold (MLS) $38,000 REALCOMP
• 2018-09-21 Pending — MiRealSource-MiMLS
• 2018-09-21 Pending — REALCOMP
• 2018-09-18 Listed $38,000 MiRealSource-MiMLS
• 2018-09-18 Listed $38,000 REALCOMP
• 2013-06-27 Sold (MLS) $33,000 MiRealSource-MiMLS
• 2013-06-27 Sold (MLS) $33,000 REALCOMP
• 2013-05-21 Listing Removed — MiRealSource-MiMLS
• 2013-05-21 Listing Removed — REALCOMP
• 2013-03-25 Listing Removed — REALCOMP
• 2013-03-25 Listing Removed — MiRealSource-MiMLS
• 2013-03-13 Listed $45,000 REALCOMP
• 2013-03-13 Listed $45,000 MiRealSource-MiMLS
• 2013-03-01 Listed $35,000 MiRealSource-MiMLS
• 2013-03-01 Listed $35,000 REALCOMP
• 2010-05-13 Sold (MLS) $14,650 MiRealSource-MiMLS
• 2010-05-13 Sold (MLS) $14,650 REALCOMP
• 2010-04-10 Listing Removed — MiRealSource-MiMLS
• 2010-03-31 Listed $14,500 MiRealSource-MiMLS
• 2010-03-31 Listed $14,500 REALCOMP
• 2008-08-06 Sold (Public Records) $130,000 Public Records
• 2008-02-15 Sold (MLS) $15,000 REALCOMP
• 2007-11-20 Listed $29,900 REALCOMP
• 2001-06-28 Sold (Public Records) $85,000 Public Records
• 2000-04-10 Sold (Public Records) $13,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,279 · -73.7% YoY. Source: county tax records.