10030 Hartwell St · Detroit, MI 48227

$87,000

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 80 Days on market

Built 1929 5,227 sqft lot $68/sqft · 37% above area Est $63k · 37% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom, 1 bath home with appliances included and a 1-car detached garage. Roof is less than 5 years old and several windows have been updated.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1929

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $82k (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 fast (+5.6%/yr); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 43% of the median local income ($37k/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 $601 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 + 5.6% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 12y ago; this cycle's ask is 6344% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $73k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,780 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1929 — 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: 1.52% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.60%
• DSCR: 1.92
• GRM: 5.5

CMA / ARV

• ARV (median comp): $63,411
• List price: $87,000
• Delta: 37.20%
• 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
9119 Littlefield St	0.62mi	3/1.0	1,298 (+2%)	2mo	$60,000	$46	66
12096 Meyers Rd	0.65mi	3/1.0	1,248 (-2%)	0mo	$30,000	$24	66
9576 Hubbell St	0.60mi	3/2.0	1,270 (-0%)	6mo	$134,900	$106	62
11406 Strathmoor St	0.52mi	4/2.5 (+1)	1,294 (+1%)	1mo	$76,000	$59	62
9412 Steel St	0.46mi	3/1.5	1,353 (+6%)	7mo	$95,000	$70	61
12027 Manor St	0.62mi	3/1.0	1,340 (+5%)	3mo	$86,750	$65	60
10340 Maplelawn St	0.71mi	3/2.0	1,296 (+2%)	5mo	$27,000	$21	56
10405 Orangelawn St	0.65mi	3/1.5	1,350 (+6%)	3mo	$7,000	$5	56
9180 Hartwell St	0.56mi	3/1.5	1,174 (-8%)	5mo	$62,000	$53	54
11431 Marlowe St	0.67mi	3/1.0	1,172 (-8%)	6mo	$48,000	$41	51
9141 Hartwell St	0.60mi	3/1.5	1,431 (+12%)	6mo	$90,000	$63	45
10300 Orangelawn St	0.75mi	3/1.0	1,092 (-14%)	4mo	$52,000	$48	38

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: 15.9%
• Equity multiple: 1.66×
• Total profit: $16,095
• Equity at exit: $12,972

10-year hold

• IRR: 26.4%
• Equity multiple: 3.62×
• Total profit: $63,717
• Equity at exit: $7,522

Cash invested: $24,360 (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: 391
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$456
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $418

Break-even live

Break-even rent $791

Max offer price $87,000

Occupancy floor 63%

Sensitivity live

Price	-10% $467	-5% $443	+0% $418	+5% $393	+10% $369
Rent	-10% $314	-5% $366	+0% $418	+5% $470	+10% $522
Rate	-1.0pp $462	-0.5pp $440	base $418	+0.5pp $396	+1.0pp $373

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	45d	1	0.39mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	45d	1	0.40mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	45d	1	0.41mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	45d	1	0.48mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.48mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	45d	1	0.48mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	0.67mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	18d	1	0.69mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	45d	1	0.70mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	45d	1	0.73mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	0.75mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	45d	1	0.76mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	45d	1	0.77mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	0.83mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	0.83mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	45d	1	0.84mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	0.93mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	0.93mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	0.94mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	0.95mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	0.95mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	1.01mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	18d	1	1.01mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	6d	1	1.03mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	18d	1	1.06mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	18d	1	1.08mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	1.08mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.16mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	45d	1	1.17mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	18d	1	1.21mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	18d	1	1.25mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	45d	1	1.29mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	45d	1	1.30mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	18d	1	1.32mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	45d	1	1.34mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	1.38mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	45d	1	1.39mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	45d	1	1.39mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	23d	1	1.40mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	6d	1	1.43mi

Listing history 48 events

1. 2026-06-21
   days on market $87,000 Active 80 DOM
2. 2026-06-18
   days on market $87,000 Active 77 DOM
3. 2026-06-17
   days on market $87,000 Active 76 DOM
4. 2026-06-15
   days on market $87,000 Active 74 DOM
5. 2026-06-13
   days on market $87,000 Active 72 DOM
6. 2026-06-13
   days on market $87,000 Active 71 DOM
7. 2026-06-09
   days on market $87,000 Active 68 DOM
8. 2026-06-08
   days on market $87,000 Active 67 DOM
9. 2026-06-07
   days on market $87,000 Active 66 DOM
10. 2026-06-04
    days on market $87,000 Active 63 DOM
11. 2026-06-03
    days on market $87,000 Active 62 DOM
12. 2026-06-02
    days on market $87,000 Active 61 DOM
13. 2026-06-01
    days on market $87,000 Active 60 DOM
14. 2026-05-31
    days on market $87,000 Active 59 DOM
15. 2026-04-24
    historical $1,350
16. 2026-04-22
    historical $1,350
17. 2026-04-21
    listed $1,350
18. 2026-04-15
    listed $1,350
19. 2026-04-02
    listed $87,000 Active 149-char remark

    Show marketing remark (149 chars)

    Three bedroom, 1 bath home with appliances included and a 1-car detached garage. Roof is less than 5 years old and several windows have been updated.

20. 2026-04-02
    listed $87,000 Active 149-char remark

    Show marketing remark (149 chars)

    Three bedroom, 1 bath home with appliances included and a 1-car detached garage. Roof is less than 5 years old and several windows have been updated.

21. 2023-08-01
    soldstatus $73,000
22. 2023-07-24
    soldstatus $73,000 Sold
23. 2023-07-24
    soldstatus $73,000 Closed
24. 2023-05-16
    status Pending
25. 2023-05-16
    status Pending
26. 2023-04-24
    historical Accepting Backup Offers
27. 2023-04-24
    historical Accepting Backup Offers
28. 2023-04-11
    listed $84,000 Active
29. 2023-04-11
    listed $84,000 Active
30. 2022-12-08
    historical
31. 2022-12-07
    historical
32. 2022-10-24
    price $70,000
33. 2022-10-24
    price $70,000
34. 2022-09-20
    listed $75,000 Active
35. 2022-09-20
    listed $75,000 Active
36. 2020-08-14
    soldstatus $25,000 Sold
37. 2020-08-14
    soldstatus $25,000 Closed
38. 2020-08-07
    status Pending
39. 2020-08-05
    historical
40. 2020-07-10
    status Pending
41. 2020-07-10
    status Pending
42. 2020-06-20
    listed $35,000 Active
43. 2020-06-20
    listed $35,000 Active
44. 2014-11-26
    soldstatus $1,000
45. 2014-11-26
    soldstatus $1,000
46. 2014-10-24
    historical
47. 2014-10-14
    listed $1,000
48. 2014-10-14
    listed $1,000

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $1,589 · $132/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 ≥97°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: $15,843
• − Mortgage interest: −$4,873
• − Property taxes: −$1,589
• − Insurance: −$435
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,531
• Taxable income: $3,880
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $4,086/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

+35.0% since first listed

34 events — show timeline

• 2026-04-24 Rental Removed $1,350 BUILDIUM
• 2026-04-22 Rental Removed $1,350 REALSOURCE
• 2026-04-21 Listed for Rent $1,350 REALSOURCE
• 2026-04-15 Listed for Rent $1,350 BUILDIUM
• 2026-04-02 Listed $87,000 REALCOMP
• 2026-04-02 Listed $87,000 MiRealSource-MiMLS
• 2023-08-01 Sold (Public Records) $73,000 Public Records
• 2023-07-24 Sold (MLS) $73,000 MiRealSource-MiMLS
• 2023-07-24 Sold (MLS) $73,000 REALCOMP
• 2023-05-16 Pending — MiRealSource-MiMLS
• 2023-05-16 Pending — REALCOMP
• 2023-04-24 Contingent — MiRealSource-MiMLS
• 2023-04-24 Contingent — REALCOMP
• 2023-04-11 Listed $84,000 MiRealSource-MiMLS
• 2023-04-11 Listed $84,000 REALCOMP
• 2022-12-08 Listing Removed — MiRealSource-MiMLS
• 2022-12-07 Listing Removed — REALCOMP
• 2022-10-24 Price Changed $70,000 MiRealSource-MiMLS
• 2022-10-24 Price Changed $70,000 REALCOMP
• 2022-09-20 Listed $75,000 MiRealSource-MiMLS
• 2022-09-20 Listed $75,000 REALCOMP
• 2020-08-14 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2020-08-14 Sold (MLS) $25,000 REALCOMP
• 2020-08-07 Pending — REALCOMP
• 2020-08-05 Listing Removed — REALCOMP
• 2020-07-10 Pending — MiRealSource-MiMLS
• 2020-07-10 Pending — REALCOMP
• 2020-06-20 Listed $35,000 MiRealSource-MiMLS
• 2020-06-20 Listed $35,000 REALCOMP
• 2014-11-26 Sold (MLS) $1,000 MiRealSource-MiMLS
• 2014-11-26 Sold (MLS) $1,000 REALCOMP
• 2014-10-24 Listing Removed — MiRealSource-MiMLS
• 2014-10-14 Listed $1,000 MiRealSource-MiMLS
• 2014-10-14 Listed $1,000 REALCOMP

Property tax history

+0.4%/yr

Latest (2025): $1,589 · -54.1% YoY. Source: county tax records.