9230 Hartwell St · Detroit, MI 48228

$125,000

4 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 29 Days on market

Built 1941 4,356 sqft lot Est $84k · 49% over

---

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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a convenient northwest Detroit neighborhood, this updated 4-bedroom bungalow offers a great blend of character and modern improvements. Recent updates include a refreshed kitchen and new flooring, creating a clean, move-in-ready feel throughout the home. With a flexible layout and generous living space, this property offers comfort and functionality for a variety of lifestyles. Enjoy easy access to nearby shopping, dining, parks, and everyday conveniences, along with quick connections to major roadways for an easy commute. Just minutes from attractions like Rouge Park, Detroit Golf Club, and the vibrant dining and entertainment options of Downtown Detroit, this home combines neighborhood charm with access to some of the city's best amenities.

Key facts

• New flooring
• Flexible layout
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW FLOORING
• FLEXIBLE LAYOUT
• GENEROUS LIVING SPACE
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior; Block foundation; Asphalt roof; Built area above grade: 1,196 (square feet)
• Exterior features: Fenced backyard; Paved road access

Interior

• Kitchen: Free-standing gas range; Range hood; Free-standing refrigerator; Dishwasher is not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Wood-burning fireplace in the living room; Unfinished basement; Seven total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% 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 soft (-2.3%/yr); 363 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1,409/mo this rent would consume 55% 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($123k) 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 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $83,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9180 Hartwell St	0.05mi	3/1.5 (-1)	1,174 (-2%)	5mo	$62,000	$53	84
9119 Littlefield St	0.11mi	3/1.0 (-1)	1,298 (+8%)	2mo	$60,000	$46	74
8590 Littlefield St	0.37mi	3/1.5 (-1)	1,218 (+2%)	1mo	$100,000	$82	72
9145 Pinehurst St	0.54mi	3/1.5 (-1)	1,240 (+4%)	5mo	$66,000	$53	57
8999 Griggs St	0.73mi	3/2.0 (-1)	1,196 (0%)	0mo	$190,000	$159	57
8849 Lauder St	0.74mi	3/1.0 (-1)	1,200 (+0%)	5mo	$41,500	$35	56
8130 Ward St	0.68mi	3/1.0 (-1)	1,278 (+7%)	1mo	$157,000	$123	51
9412 Steel St	0.36mi	3/1.5 (-1)	1,353 (+13%)	7mo	$95,000	$70	49
9206 Pinehurst St	0.56mi	3/1.5 (-1)	1,308 (+9%)	3mo	$45,000	$34	48
10327 Kramer St	0.74mi	3/1.5 (-1)	1,273 (+6%)	0mo	$133,770	$105	47
9576 Hubbell St	0.63mi	3/2.0 (-1)	1,270 (+6%)	6mo	$134,900	$106	46
9371 Lauder St	0.71mi	3/1.0 (-1)	1,100 (-8%)	5mo	$40,250	$37	44

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,820
• Equity at exit: $18,638

10-year hold

• IRR: 2.3%
• Equity multiple: 1.14×
• Total profit: $4,999
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$656
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $307

Break-even live

Break-even rent $1,020

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	0.09mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	0.19mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	0.51mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	0.70mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	43d	1	0.74mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	0.86mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	0.92mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	16d	1	0.93mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	43d	1	0.93mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	0.94mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	0.95mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	1.03mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	21d	1	1.10mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	43d	1	1.11mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.13mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.16mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	1.17mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	1.21mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	1.23mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	1.24mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	1.26mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	1d	1	1.28mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	16d	1	1.33mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	14d	1	1.33mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	43d	1	1.40mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	4d	1	1.44mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	16d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $125,000 Active 29 DOM
2. 2026-06-17
   days on market $125,000 Active 28 DOM
3. 2026-06-15
   days on market $125,000 Active 26 DOM
4. 2026-06-13
   days on market $125,000 Active 24 DOM
5. 2026-06-13
   days on market $125,000 Active 23 DOM
6. 2026-06-09
   days on market $125,000 Active 20 DOM
7. 2026-06-08
   days on market $125,000 Active 19 DOM
8. 2026-06-07
   days on market $125,000 Active 18 DOM
9. 2026-06-04
   days on market $125,000 Active 15 DOM
10. 2026-06-03
    days on market $125,000 Active 14 DOM
11. 2026-06-02
    days on market $125,000 Active 13 DOM
12. 2026-06-01
    days on market $125,000 Active 12 DOM
13. 2026-05-31
    days on market $125,000 Active 11 DOM
14. 2026-05-20
    listed $125,000 Active

    Show marketing remark (763 chars)

    Located in a convenient northwest Detroit neighborhood, this updated 4-bedroom bungalow offers a great blend of character and modern improvements. Recent updates include a refreshed kitchen and new flooring, creating a clean, move-in-ready feel throughout the home. With a flexible layout and generous living space, this property offers comfort and functionality for a variety of lifestyles. Enjoy easy access to nearby shopping, dining, parks, and everyday conveniences, along with quick connections to major roadways for an easy commute. Just minutes from attractions like Rouge Park, Detroit Golf Club, and the vibrant dining and entertainment options of Downtown Detroit, this home combines neighborhood charm with access to some of the city's best amenities.

15. 2026-05-20
    listed $125,000 Active 763-char remark

    Show marketing remark (763 chars)

    Located in a convenient northwest Detroit neighborhood, this updated 4-bedroom bungalow offers a great blend of character and modern improvements. Recent updates include a refreshed kitchen and new flooring, creating a clean, move-in-ready feel throughout the home. With a flexible layout and generous living space, this property offers comfort and functionality for a variety of lifestyles. Enjoy easy access to nearby shopping, dining, parks, and everyday conveniences, along with quick connections to major roadways for an easy commute. Just minutes from attractions like Rouge Park, Detroit Golf Club, and the vibrant dining and entertainment options of Downtown Detroit, this home combines neighborhood charm with access to some of the city's best amenities.

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$374/yr (+$31/mo · 31.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $16,907
• − Mortgage interest: −$7,002
• − Property taxes: −$1,177
• − Insurance: −$625
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$3,636
• Taxable income: $1,762
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $3,266/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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $125,000 MiRealSource-MiMLS
• 2026-05-20 Listed $125,000 REALCOMP

Property tax history

-2.9%/yr

Latest (2025): $1,177 · -55.3% YoY. Source: county tax records.