1436 Hartwig Dr · Troy, MI 48085

$180,000

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 3 Days on market

Built 1947 0.39 ac lot Est $318k · 43% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing potential in a great location on a large, park-like yard. The house is gutted and will need a full rehab. Foundation repairs have been professionally made with a transferable warranty. But the best use is likely as a tear down to build new. Listing agent has an ownership interest

Key facts

• Large park-like yard
• Foundation repairs
• 0.39 acre lot

Tags

• LARGE PARK-LIKE YARD
• FOUNDATION REPAIRS
• TRANSFERABLE WARRANTY

Property features AI

Exterior

• Parking: Attached tandem garage with 2 spaces
• Utilities: Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Above-grade finished area approximately 1,316
• Construction: Block and vinyl siding exterior
• Exterior features: Paved road access; Lot roughly 100 x 170 (0.39 acres); No pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Crawl space basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Cap rate 11.0% vs local median 3.6% in Troy — 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 78/100 on livability (#113 in MI, #2,684 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: health & safety D+, amenities F, commute F.
• Troy School District (urban): math 68% / reading 75% proficiency, ranked #8 of 540 in MI (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 120 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 4y ago 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.
• Current owner paid $115k; list at $180k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.52% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.69%
• DSCR: 1.74
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $318,472
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Michelson Rd	0.44mi	3/1.0	1,292 (-2%)	8mo	$219,999	$170	70
380 E South Blvd	0.25mi	3/3.0	1,416 (+8%)	1mo	$325,000	$230	67
772 Marengo Dr	0.75mi	3/1.0	1,261 (-4%)	6mo	$305,000	$242	53
862 Hannah Ave	0.65mi	3/1.0	1,215 (-8%)	9mo	$315,000	$259	50
1731 W Auburn Rd	0.40mi	2/1.5 (-1)	1,176 (-11%)	8mo	$320,000	$272	50
1457 Cambria Dr	0.11mi	3/2.0	1,500 (+14%)	23mo	$300,000	$200	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.31×
• Total profit: $15,648
• Equity at exit: $26,839

10-year hold

• IRR: 17.2%
• Equity multiple: 2.42×
• Total profit: $71,814
• Equity at exit: $15,563

Cash invested: $50,400 (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 48085

• Active inventory: 120
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,734 high
• Mortgage (P&I): −$944
• Tax from tax record: −$440 /mo · $5,279/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $701

Break-even live

Break-even rent $1,847

Max offer price $180,000

Occupancy floor 69%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1128 Alameda Blvd Unit 1128 Troy, MI	2.0	2.0	1457	$2,150	$1.48	22d	1	0.36mi
1070 Villa Park Dr Troy, MI	3.0	1.5	1200	$1,792	$1.49	2d	3	0.64mi
5944 Willow Grv Troy, MI	3.0	2.0	1850	$4,250	$2.30	43d	1	0.95mi
2845 Hartwick Dr Rochester, MI	3.0	3.5	1805	$2,800	$1.55	14d	1	1.27mi
3465 Hazelton Ave Rochester Hills, MI	3.0	1.5	1240	$3,690	$2.98	3d	1	1.35mi
1629 Emerson Cir #95 Rochester Hills, MI	2.0	1.0	950	$1,390	$1.46	43d	1	1.36mi
1750 Melville Dr Rochester Hills, MI	1.0–2.0	1.0–2.0	875	$1,639	$1.87	3d	1	1.39mi
3113 Emmons Ave Rochester Hills, MI	2.0	2.0	1200	$1,800	$1.50	16d	1	1.49mi

Listing history 24 events

1. 2026-05-27
   listed $180,000 Active
2. 2026-05-26
   listed $180,000 Active 288-char remark

   Show marketing remark (288 chars)

   Amazing potential in a great location on a large, park-like yard. The house is gutted and will need a full rehab. Foundation repairs have been professionally made with a transferable warranty. But the best use is likely as a tear down to build new. Listing agent has an ownership interest

3. 2025-07-03
   historical
4. 2025-07-03
   status Active
5. 2024-12-17
   status Pending
6. 2024-05-10
   status Pending
7. 2024-05-10
   status Pending
8. 2024-05-10
   historical
9. 2024-03-21
   listed $195,000 Active
10. 2024-03-21
    listed $195,000 Active
11. 2023-12-11
    historical
12. 2023-12-11
    historical
13. 2023-08-25
    listed $199,900 Active
14. 2023-08-25
    listed $199,900 Active
15. 2023-08-20
    historical
16. 2023-08-20
    historical
17. 2023-05-26
    listed $199,900 Active
18. 2023-05-26
    listed $199,900 Active
19. 2023-04-14
    soldstatus $115,000
20. 2022-12-07
    historical
21. 2022-12-07
    historical
22. 2022-11-02
    listed $235,000 Active
23. 2022-10-29
    listed $235,000 Active
24. 1993-04-26
    soldstatus $21,200

ⓘ 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: $5,279 · $440/mo
• Projected year-2 tax: $5,279 · $440/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 ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,807
• − Mortgage interest: −$10,083
• − Property taxes: −$5,279
• − Insurance: −$900
• − Repairs & maintenance: −$2,625
• − Management: −$2,625
• − Depreciation: −$5,236
• Taxable income: $6,060
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $6,957/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: Troy School District
• NCES district ID: 2634260
• Math proficiency: 68% ▼ -3.00%
• Reading proficiency: 75% ▼ -2.00%
• Median HH income: $90,920
• Composite: 64.5/100
• National rank: #539
• State rank: #8 of 540 in MI

Livability — Troy

• Score: 78/100
• State rank: #113
• US rank: #2684

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment A+ Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troy, MI
• County: Oakland County · 1,009,092 people
• City population: 87,898
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,231
• Household income: $146,390
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 39.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 21% Two or more races 5% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Italian 3% Slovak 2%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Indo-European 9% Chinese 4% Other Asian/Pacific 4%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -326.83%
• Current HPI: 184.4445
• Rent YoY: —
• 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

+749.1% since first listed

24 events — show timeline

• 2026-05-27 Listed $180,000 REALCOMP
• 2026-05-26 Listed $180,000 MiRealSource-MiMLS
• 2025-07-03 Listing Removed — MiRealSource-MiMLS
• 2025-07-03 Relisted — REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2024-05-10 Pending — REALCOMP
• 2024-05-10 Pending — MiRealSource-MiMLS
• 2024-05-10 Listing Removed — REALCOMP
• 2024-03-21 Listed $195,000 REALCOMP
• 2024-03-21 Listed $195,000 MiRealSource-MiMLS
• 2023-12-11 Listing Removed — MiRealSource-MiMLS
• 2023-12-11 Listing Removed — REALCOMP
• 2023-08-25 Listed $199,900 MiRealSource-MiMLS
• 2023-08-25 Listed $199,900 REALCOMP
• 2023-08-20 Listing Removed — MiRealSource-MiMLS
• 2023-08-20 Listing Removed — REALCOMP
• 2023-05-26 Listed $199,900 MiRealSource-MiMLS
• 2023-05-26 Listed $199,900 REALCOMP
• 2023-04-14 Sold (Public Records) $115,000 Public Records
• 2022-12-07 Listing Removed — MiRealSource-MiMLS
• 2022-12-07 Listing Removed — REALCOMP
• 2022-11-02 Listed $235,000 REALCOMP
• 2022-10-29 Listed $235,000 MiRealSource-MiMLS
• 1993-04-26 Sold (Public Records) $21,200 Public Records

Property tax history

+7.5%/yr

Latest (2025): $5,279 · +4.3% YoY. Source: county tax records.