9116 Hartwell St · Detroit, MI 48228

$65,000

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 58 Days on market

Built 1946 4,356 sqft lot $61/sqft · 9% below area Est $71k · 9% under ↓ 39% since listing

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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 +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity at 9116 Hartwell in Detroit! This well-maintained property is currently tenant-occupied, generating $1,070 per month in 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

• 4,356 sq ft lot
• Built 1946
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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 soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• At $1,267/mo this rent would consume 50% of the median local household income ($31k/yr) (locally 4144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.95% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.20%
• DSCR: 2.17
• GRM: 4.3

CMA / ARV

• ARV (median comp): $71,497
• List price: $65,000
• Delta: -9.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8938 Hartwell St	0.04mi	3/1.5	1,042 (-3%)	7mo	$100,000	$96	86
9222 Hartwell St	0.10mi	3/1.0	1,000 (-7%)	5mo	$70,000	$70	80
9180 Hartwell St	0.06mi	3/1.5	1,174 (+10%)	5mo	$62,000	$53	75
9393 Meyers Rd	0.49mi	3/1.5	1,108 (+3%)	8mo	$75,000	$68	62
8590 Littlefield St	0.27mi	3/1.5	1,218 (+14%)	1mo	$100,000	$82	62
8234 Meyers Rd	0.65mi	3/1.5	1,087 (+1%)	8mo	$78,000	$72	58
9371 Lauder St	0.74mi	3/1.0	1,100 (+3%)	5mo	$40,250	$37	57
9248 Manor St	0.52mi	3/1.0	1,147 (+7%)	9mo	$150,000	$131	56
8875 Manor St	0.48mi	3/1.0	1,176 (+10%)	8mo	$125,000	$106	55
9982 Littlefield St	0.58mi	3/1.0	1,152 (+8%)	8mo	$47,000	$41	54
8999 Griggs St	0.72mi	3/2.0	1,196 (+12%)	0mo	$190,000	$159	43
8849 Lauder St	0.71mi	3/1.0	1,200 (+12%)	5mo	$41,500	$35	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.61×
• Total profit: $11,178
• Equity at exit: $9,692

10-year hold

• IRR: 21.9%
• Equity multiple: 2.56×
• Total profit: $28,439
• Equity at exit: $5,620

Cash invested: $18,200 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$341
• Tax from tax record: −$235 /mo · $2,824/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $397

Break-even live

Break-even rent $764

Max offer price $65,000

Occupancy floor 64%

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: $16,250
• Closing costs: $1,950
• 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	44d	1	0.23mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	0.29mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	0.59mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	0.63mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.67mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	0.75mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.76mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	0.78mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	44d	1	0.80mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	0.81mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.81mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	44d	1	0.83mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	0.83mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	0.83mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	0.84mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	0.89mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	0.90mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	0.98mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	0.98mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	17d	1	1.00mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	44d	1	1.02mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.02mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	1.03mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	1.05mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	1.07mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	2d	1	1.21mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	1.24mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	1.24mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.24mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	1.24mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.25mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.25mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	17d	1	1.27mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	1.29mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	1.29mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	1.31mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	1.31mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	17d	1	1.32mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	1.39mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	44d	1	1.41mi

Listing history 19 events

1. 2026-06-07
   statusdays on market $65,000 Pending 58 DOM
2. 2026-06-04
   days on market $65,000 Active 57 DOM
3. 2026-06-03
   days on market $65,000 Active 56 DOM
4. 2026-06-02
   days on market $65,000 Active 55 DOM
5. 2026-06-01
   days on market $65,000 Active 54 DOM
6. 2026-05-31
   days on market $65,000 Active 53 DOM
7. 2026-05-07
   price $65,000 467-char remark

   Show marketing remark (479 chars)

   Turnkey investment opportunity at 9116 Hartwell in Detroit! This well-maintained property is currently tenant-occupied, generating $1,070 per month in 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.

8. 2026-05-07
   price $65,000 479-char remark

   Show marketing remark (479 chars)

   Turnkey investment opportunity at 9116 Hartwell in Detroit! This well-maintained property is currently tenant-occupied, generating $1,070 per month in 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.

9. 2026-04-08
   listed $70,000 Active 479-char remark

   Show marketing remark (467 chars)

   Turnkey investment opportunity at 9116 Hartwell in Detroit! This well-maintained property is currently tenant-occupied, generating $1,070 per month in 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.

10. 2026-04-08
    listed $70,000 Active 467-char remark

    Show marketing remark (467 chars)

    Turnkey investment opportunity at 9116 Hartwell in Detroit! This well-maintained property is currently tenant-occupied, generating $1,070 per month in 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.

11. 2025-08-29
    historical $1,070
12. 2025-08-17
    price $1,070
13. 2025-08-06
    price $1,120
14. 2025-07-05
    listed $1,220
15. 2024-07-18
    soldstatus $1,232,000
16. 2018-10-31
    soldstatus $265,500
17. 2010-04-16
    soldstatus $7,000
18. 2010-03-23
    listed $7,900
19. 2009-01-26
    soldstatus $107,000

ⓘ 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: $2,824 · $235/mo
• Projected year-2 tax: $2,824 · $235/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: $15,200
• − Mortgage interest: −$3,641
• − Property taxes: −$2,824
• − Insurance: −$325
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$1,891
• Taxable income: $4,087
• Est. tax owed @ 24.0%: −$981
• After-tax cash flow: $3,788/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

-39.3% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $65,000 MiRealSource-MiMLS
• 2026-05-07 Price Changed $65,000 REALCOMP
• 2026-04-08 Listed $70,000 REALCOMP
• 2026-04-08 Listed $70,000 MiRealSource-MiMLS
• 2025-08-29 Rental Removed $1,070 PROPERTYWARE
• 2025-08-17 Price Changed $1,070 PROPERTYWARE
• 2025-08-06 Price Changed $1,120 PROPERTYWARE
• 2025-07-05 Listed for Rent $1,220 PROPERTYWARE
• 2024-07-18 Sold (Public Records) $1,232,000 Public Records
• 2018-10-31 Sold (Public Records) $265,500 Public Records
• 2010-04-16 Sold (MLS) $7,000 REALCOMP
• 2010-03-23 Listed $7,900 REALCOMP
• 2009-01-26 Sold (Public Records) $107,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,824 · +39.5% YoY. Source: county tax records.