14623 Hubbell St · Detroit, MI 48227

$93,000

3 bd · 1.0 ba · 1,393 sqft · SingleFamily public records · 77 Days on market

Built 1925 3,485 sqft lot $67/sqft · 80% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well maintained gem! This is an immediate income producing property with a tenant in place and strong rental performance. Cash paying tenant paying $1,475 monthly who desires to stay. Step inside to find minimal maintenance, including updated kitchen and bath, modern flooring, and fresh neutral finishes throughout. Updates also include newer roof and plumbing. This property also features a large upstairs bedroom that increases rental appeal and flexibility for tenant use. No rehab needed. Start collecting rent day one! Schedule your showings today!

Key facts

• Updated bath
• Newer roof
• Newer plumbing

Tags

• UPDATED KITCHEN
• UPDATED BATH
• NEWER ROOF
• NEWER PLUMBING
• LARGE UPSTAIRS BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $87k (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); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 44% 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 $643 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 29y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,420 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1925 — 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: 1.45% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.74%
• DSCR: 1.79
• GRM: 5.8

CMA / ARV

• ARV (median comp): $51,658
• List price: $93,000
• Delta: 80.03%
• 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
14644 Hubbell St	0.04mi	3/1.0	1,248 (-10%)	2mo	$45,000	$36	80
14400 Hubbell St	0.17mi	4/1.5 (+1)	1,444 (+4%)	4mo	$108,000	$75	75
14232 Lauder St	0.34mi	3/1.0	1,272 (-9%)	2mo	$60,000	$47	68
14905 Littlefield St	0.69mi	3/1.0	1,368 (-2%)	1mo	$52,000	$38	64
15328 Prest St E	0.59mi	3/1.5	1,298 (-7%)	3mo	$66,999	$52	56
15110 Cruse St	0.46mi	3/1.0	1,560 (+12%)	4mo	$75,000	$48	55
14321 Ardmore St	0.34mi	2/2.0 (-1)	1,188 (-15%)	2mo	$11,000	$9	50
14063 Freeland St	0.49mi	2/1.0 (-1)	1,219 (-12%)	2mo	$23,000	$19	50
15053 Littlefield St	0.73mi	3/2.0	1,286 (-8%)	2mo	$75,000	$58	47
15748 Freeland St	0.72mi	3/1.0	1,243 (-11%)	4mo	$78,000	$63	45
15763 Robson St	0.75mi	2/1.5 (-1)	1,485 (+7%)	3mo	$58,500	$39	45
15721 Robson St	0.69mi	3/2.0	1,193 (-14%)	4mo	$190,000	$159	36

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: 12.2%
• Equity multiple: 1.50×
• Total profit: $13,081
• Equity at exit: $13,867

10-year hold

• IRR: 23.2%
• Equity multiple: 3.25×
• Total profit: $58,682
• Equity at exit: $8,041

Cash invested: $26,040 (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: 385
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$488
• Tax from tax record: −$151 /mo · $1,810/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $385

Break-even live

Break-even rent $857

Max offer price $93,000

Occupancy floor 66%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	0.07mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	0.09mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	43d	1	0.23mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	0.25mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	0.29mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.37mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	0.41mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	0.47mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.47mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	0.48mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	0.49mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.50mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.50mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	0.50mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.50mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	16d	1	0.58mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.58mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	20d	1	0.61mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.64mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	43d	1	0.66mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	0.70mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	16d	1	0.74mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	0.75mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	0.76mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.76mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	21d	1	0.78mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	43d	1	0.80mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	43d	1	0.80mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.81mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	43d	1	0.86mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	16d	1	0.88mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	0.91mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	0.91mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	0.93mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	43d	1	0.95mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	16d	1	0.95mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	0.97mi
14510 Asbury Park Detroit, MI	2.0	1.0	1771	$1,250	$0.71	43d	1	0.97mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	0.97mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	15d	1	1.02mi

Listing history 41 events

1. 2026-06-18
   days on market $93,000 Active 77 DOM
2. 2026-06-17
   days on market $93,000 Active 76 DOM
3. 2026-06-15
   days on market $93,000 Active 74 DOM
4. 2026-06-13
   days on market $93,000 Active 72 DOM
5. 2026-06-13
   days on market $93,000 Active 71 DOM
6. 2026-06-09
   days on market $93,000 Active 68 DOM
7. 2026-06-08
   days on market $93,000 Active 67 DOM
8. 2026-06-07
   days on market $93,000 Active 66 DOM
9. 2026-06-04
   pricedays on market $93,000 Active 63 DOM
10. 2026-06-03
    days on market $95,000 Active 62 DOM
11. 2026-06-02
    days on market $95,000 Active 61 DOM
12. 2026-06-01
    days on market $95,000 Active 60 DOM
13. 2026-05-31
    days on market $95,000 Active 59 DOM
14. 2026-05-01
    price $95,000 570-char remark

    Show marketing remark (570 chars)

    Welcome to this well maintained gem! This is an immediate income producing property with a tenant in place and strong rental performance. Cash paying tenant paying $1,475 monthly who desires to stay. Step inside to find minimal maintenance, including updated kitchen and bath, modern flooring, and fresh neutral finishes throughout. Updates also include newer roof and plumbing. This property also features a large upstairs bedroom that increases rental appeal and flexibility for tenant use. No rehab needed. Start collecting rent day one! Schedule your showings today!

15. 2026-04-30
    price $95,000 570-char remark

    Show marketing remark (570 chars)

    Welcome to this well maintained gem! This is an immediate income producing property with a tenant in place and strong rental performance. Cash paying tenant paying $1,475 monthly who desires to stay. Step inside to find minimal maintenance, including updated kitchen and bath, modern flooring, and fresh neutral finishes throughout. Updates also include newer roof and plumbing. This property also features a large upstairs bedroom that increases rental appeal and flexibility for tenant use. No rehab needed. Start collecting rent day one! Schedule your showings today!

16. 2026-04-02
    listed $99,000 Active 570-char remark

    Show marketing remark (570 chars)

    Welcome to this well maintained gem! This is an immediate income producing property with a tenant in place and strong rental performance. Cash paying tenant paying $1,475 monthly who desires to stay. Step inside to find minimal maintenance, including updated kitchen and bath, modern flooring, and fresh neutral finishes throughout. Updates also include newer roof and plumbing. This property also features a large upstairs bedroom that increases rental appeal and flexibility for tenant use. No rehab needed. Start collecting rent day one! Schedule your showings today!

17. 2026-04-02
    listed $99,000 Active 570-char remark

    Show marketing remark (570 chars)

    Welcome to this well maintained gem! This is an immediate income producing property with a tenant in place and strong rental performance. Cash paying tenant paying $1,475 monthly who desires to stay. Step inside to find minimal maintenance, including updated kitchen and bath, modern flooring, and fresh neutral finishes throughout. Updates also include newer roof and plumbing. This property also features a large upstairs bedroom that increases rental appeal and flexibility for tenant use. No rehab needed. Start collecting rent day one! Schedule your showings today!

18. 2026-03-28
    historical
19. 2026-03-28
    historical
20. 2026-02-18
    price $99,000
21. 2026-02-18
    price $99,000
22. 2026-01-10
    listed $100,000 Active
23. 2026-01-09
    listed $100,000 Active
24. 2026-01-06
    historical
25. 2026-01-06
    historical
26. 2025-12-13
    listed $105,000 Active
27. 2025-12-13
    listed $105,000 Active
28. 2022-02-10
    soldstatus $73,000
29. 2022-02-07
    soldstatus $73,000 Sold
30. 2022-02-07
    soldstatus $73,000 Closed
31. 2022-01-22
    status Pending
32. 2022-01-22
    status Pending
33. 2022-01-12
    listed $73,000 Active
34. 2022-01-12
    listed $73,000 Active
35. 2008-10-08
    soldstatus $3,300
36. 2008-08-08
    listed $5,900
37. 2006-01-09
    soldstatus $65,000
38. 1997-11-13
    historical
39. 1997-11-05
    historical
40. 1997-09-12
    listed $35,000
41. 1997-06-12
    listed $35,000

ⓘ 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: $1,810 · $151/mo
• Projected year-2 tax: $1,810 · $151/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 2/10 Low 7 d/yr ≥98°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: $16,134
• − Mortgage interest: −$5,209
• − Property taxes: −$1,810
• − Insurance: −$465
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,705
• Taxable income: $3,363
• Est. tax owed @ 24.0%: −$807
• After-tax cash flow: $3,812/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

+171.4% since first listed

28 events — show timeline

• 2026-05-01 Price Changed $95,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $95,000 REALCOMP
• 2026-04-02 Listed $99,000 REALCOMP
• 2026-04-02 Listed $99,000 MiRealSource-MiMLS
• 2026-03-28 Listing Removed — MiRealSource-MiMLS
• 2026-03-28 Listing Removed — REALCOMP
• 2026-02-18 Price Changed $99,000 MiRealSource-MiMLS
• 2026-02-18 Price Changed $99,000 REALCOMP
• 2026-01-10 Listed $100,000 REALCOMP
• 2026-01-09 Listed $100,000 MiRealSource-MiMLS
• 2026-01-06 Listing Removed — REALCOMP
• 2026-01-06 Listing Removed — MiRealSource-MiMLS
• 2025-12-13 Listed $105,000 REALCOMP
• 2025-12-13 Listed $105,000 MiRealSource-MiMLS
• 2022-02-10 Sold (Public Records) $73,000 Public Records
• 2022-02-07 Sold (MLS) $73,000 MiRealSource-MiMLS
• 2022-02-07 Sold (MLS) $73,000 REALCOMP
• 2022-01-22 Pending — MiRealSource-MiMLS
• 2022-01-22 Pending — REALCOMP
• 2022-01-12 Listed $73,000 MiRealSource-MiMLS
• 2022-01-12 Listed $73,000 REALCOMP
• 2008-10-08 Sold (MLS) $3,300 REALCOMP
• 2008-08-08 Listed $5,900 REALCOMP
• 2006-01-09 Sold (Public Records) $65,000 Public Records
• 1997-11-13 Listing Removed — REALCOMP
• 1997-11-05 Listing Removed — REALCOMP
• 1997-09-12 Listed $35,000 REALCOMP
• 1997-06-12 Listed $35,000 REALCOMP

Property tax history

+5.0%/yr

Latest (2025): $1,810 · -39.8% YoY. Source: county tax records.