9385 Hartwell St · Detroit, MI 48228

$71,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 278 Days on market

Built 1955 5,663 sqft lot $75/sqft · 18% above area Est $60k · 18% 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
• 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

Tenant occupied ranch on Detroit's West Side. Current rent 930 / month. Lease and ledger available upon request. No showings prior to accepted offer. BATVAI.

Key facts

• 5,663 sq ft lot
• Built 1955
• Listed 277 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $62k (12.0% 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 soft (-2.3%/yr); 369 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); 65% 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 44% of the median local income ($31k/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 $491 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.59% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.74%
• DSCR: 1.88
• GRM: 5.3

CMA / ARV

• ARV (median comp): $60,141
• List price: $71,000
• Delta: 18.06%
• 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
9222 Hartwell St	0.16mi	3/1.0 (+1)	1,000 (+6%)	5mo	$70,000	$70	73
9614 Schaefer Hwy	0.18mi	3/1.0 (+1)	909 (-4%)	10mo	$60,000	$66	72
11318 Littlefield St	0.43mi	2/1.0	877 (-7%)	5mo	$57,500	$66	64
9366 Steel St	0.34mi	3/1.0 (+1)	900 (-5%)	10mo	$59,000	$66	63
11337 Steel St	0.55mi	3/1.0 (+1)	880 (-7%)	1mo	$35,000	$40	58
8938 Hartwell St	0.30mi	3/1.5 (+1)	1,042 (+10%)	7mo	$100,000	$96	56
9402 Terry St	0.70mi	3/1.0 (+1)	929 (-2%)	9mo	$49,000	$53	52
9574 Marlowe St	0.61mi	2/2.0	1,000 (+6%)	10mo	$70,000	$70	50
11437 Manor St	0.74mi	3/1.0 (+1)	1,006 (+7%)	5mo	$53,900	$54	45
10048 Lauder St	0.75mi	3/1.0 (+1)	1,012 (+7%)	14mo	$100,000	$99	37
8885 Marlowe St	0.71mi	3/1.0 (+1)	1,029 (+9%)	13mo	$45,000	$44	36
13737 Wadsworth St	0.74mi	3/1.0 (+1)	1,060 (+12%)	9mo	$45,000	$42	33

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: 8.1%
• Equity multiple: 1.31×
• Total profit: $6,083
• Equity at exit: $10,586

10-year hold

• IRR: 14.4%
• Equity multiple: 1.99×
• Total profit: $19,612
• Equity at exit: $6,139

Cash invested: $19,880 (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: 369
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$372
• Tax from tax record: −$161 /mo · $1,926/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $327

Break-even live

Break-even rent $712

Max offer price $71,000

Occupancy floor 66%

Sensitivity live

Price	-10% $367	-5% $347	+0% $327	+5% $307	+10% $287
Rent	-10% $238	-5% $283	+0% $327	+5% $371	+10% $416
Rate	-1.0pp $363	-0.5pp $345	base $327	+0.5pp $309	+1.0pp $290

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: $17,750
• Closing costs: $2,130
• 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	0.06mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	0.35mi
9419 Meyers Rd Detroit, MI	1.0	1.0	720	$894	$1.24	44d	1	0.45mi
9415 Meyers Rd Detroit, MI	1.0	1.0	720	$897	$1.25	44d	1	0.45mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	0.50mi
13310 Plymouth Rd Unit 1 Detroit, MI	1.0	1.0	650	$645	$0.99	44d	1	0.58mi
13310 Plymouth Rd Unit 05 Detroit, MI	1.0	1.0	650	$595	$0.92	44d	1	0.58mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	0.60mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.64mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.65mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	0.65mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	0.69mi
12775 Plymouth Rd Apt 11 Detroit, MI	1.0	1.0	725	$635	$0.88	44d	1	0.69mi
12775 Plymouth Rd Apt 23 Detroit, MI	1.0	1.0	650	$605	$0.93	44d	1	0.69mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	0.77mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	44d	1	0.79mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	0.81mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	0.84mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	0.86mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.90mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	0.92mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	0.99mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.00mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	1.01mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	18d	1	1.01mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.04mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.04mi
11411 Wyoming Ave Unit 102 Detroit, MI	1.0	1.0	600	$925	$1.54	44d	1	1.06mi
11411 Wyoming Ave Detroit, MI	1.0	1.0	750	$850	$1.13	25d	1	1.06mi
11411 Wyoming Ave Apt 205 Detroit, MI	1.0	1.0	800	$1,000	$1.25	11d	1	1.06mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.06mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	44d	1	1.06mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	1.10mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	1.14mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	1.15mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	1.18mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	1.19mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	1.24mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	1.24mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	1.32mi

Listing history 30 events

1. 2026-06-21
   days on market $71,000 Active 278 DOM
2. 2026-06-18
   days on market $71,000 Active 275 DOM
3. 2026-06-17
   days on market $71,000 Active 274 DOM
4. 2026-06-15
   days on market $71,000 Active 272 DOM
5. 2026-06-13
   days on market $71,000 Active 270 DOM
6. 2026-06-13
   days on market $71,000 Active 269 DOM
7. 2026-06-09
   days on market $71,000 Active 266 DOM
8. 2026-06-08
   days on market $71,000 Active 265 DOM
9. 2026-06-07
   days on market $71,000 Active 264 DOM
10. 2026-06-04
    days on market $71,000 Active 261 DOM
11. 2026-06-03
    days on market $71,000 Active 260 DOM
12. 2026-06-01
    days on market $71,000 Active 258 DOM
13. 2026-05-31
    days on market $71,000 Active 257 DOM
14. 2026-03-18
    price $71,000 157-char remark

    Show marketing remark (157 chars)

    Tenant occupied ranch on Detroit's West Side. Current rent 930 / month. Lease and ledger available upon request. No showings prior to accepted offer. BATVAI.

15. 2026-03-17
    price $71,000 157-char remark

    Show marketing remark (157 chars)

    Tenant occupied ranch on Detroit's West Side. Current rent 930 / month. Lease and ledger available upon request. No showings prior to accepted offer. BATVAI.

16. 2025-11-12
    price $73,000 157-char remark

    Show marketing remark (157 chars)

    Tenant occupied ranch on Detroit's West Side. Current rent 930 / month. Lease and ledger available upon request. No showings prior to accepted offer. BATVAI.

17. 2025-11-11
    price $73,000 157-char remark

    Show marketing remark (157 chars)

    Tenant occupied ranch on Detroit's West Side. Current rent 930 / month. Lease and ledger available upon request. No showings prior to accepted offer. BATVAI.

18. 2025-09-16
    listed $75,000 Active 157-char remark

    Show marketing remark (157 chars)

    Tenant occupied ranch on Detroit's West Side. Current rent 930 / month. Lease and ledger available upon request. No showings prior to accepted offer. BATVAI.

19. 2025-09-16
    listed $75,000 Active 157-char remark

    Show marketing remark (157 chars)

    Tenant occupied ranch on Detroit's West Side. Current rent 930 / month. Lease and ledger available upon request. No showings prior to accepted offer. BATVAI.

20. 2021-11-08
    soldstatus $71,000
21. 2021-11-08
    soldstatus $51,000
22. 2017-12-04
    soldstatus $49,900
23. 2012-09-27
    historical
24. 2012-09-25
    historical
25. 2012-08-06
    listed $2,400
26. 2012-08-06
    listed $2,400
27. 2012-05-04
    historical
28. 2012-05-04
    historical
29. 2011-08-08
    listed $5,000
30. 2011-08-08
    listed $5,000

ⓘ 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: $1,926 · $161/mo
• Projected year-2 tax: $1,926 · $161/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: $13,511
• − Mortgage interest: −$3,977
• − Property taxes: −$1,926
• − Insurance: −$355
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$2,065
• Taxable income: $3,025
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $3,198/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

+1320.0% since first listed

17 events — show timeline

• 2026-03-18 Price Changed $71,000 MiRealSource-MiMLS
• 2026-03-17 Price Changed $71,000 REALCOMP
• 2025-11-12 Price Changed $73,000 MiRealSource-MiMLS
• 2025-11-11 Price Changed $73,000 REALCOMP
• 2025-09-16 Listed $75,000 REALCOMP
• 2025-09-16 Listed $75,000 MiRealSource-MiMLS
• 2021-11-08 Sold (Public Records) $51,000 Public Records
• 2021-11-08 Sold (Public Records) $71,000 Public Records
• 2017-12-04 Sold (Public Records) $49,900 Public Records
• 2012-09-27 Listing Removed — MiRealSource-MiMLS
• 2012-09-25 Listing Removed — REALCOMP
• 2012-08-06 Listed $2,400 REALCOMP
• 2012-08-06 Listed $2,400 MiRealSource-MiMLS
• 2012-05-04 Listing Removed — MiRealSource-MiMLS
• 2012-05-04 Listing Removed — REALCOMP
• 2011-08-08 Listed $5,000 MiRealSource-MiMLS
• 2011-08-08 Listed $5,000 REALCOMP

Property tax history

+6.3%/yr

Latest (2025): $1,926 · -10.0% YoY. Source: county tax records.