23432 Couzens Ave · Hazel Park, MI 48030

$159,900

2 bd · 1.0 ba · 742 sqft · SingleFamily public records · 17 Days on market

Built 1929 4,356 sqft lot Est $134k · 20% over

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Why this score? — see what drove the F 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 +14.7/30.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Fully Updated 3 Bedroom Ranch. .. NEW WINDOWS. .. Beautiful Kitchen with Quartz Countertops. .. Subway Backsplash. .. Fully Updated Bathroom. .. New Floors Throughout. .. Freshly Painted. .. Updated Plumbing/Electrical. .. New Doors & Fixtures. .. Spacious Layout. .. Fenced in Yard. .. .This Home Will Not Last Long. .. Schedule Your Showing Today!

Key facts

• New floors
• Quartz countertops
• Subway backsplash

Tags

• NEW WINDOWS
• QUARTZ COUNTERTOPS
• SUBWAY BACKSPLASH
• UPDATED BATHROOM
• NEW FLOORS
• UPDATED PLUMBING

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum and vinyl siding; Slab foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 110 (0.1 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $40 ($484/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (16.1% below list).
• Recommended offer: $134k (16.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#65 in MI, #1,385 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, schools D.
• Hazel Park School District (suburban): math 10% / reading 24% proficiency, ranked #490 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 141 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($158k) 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.
• Current owner paid $19k; list at $160k implies a 746% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,133 (16.1% below list)

Questions for the listing agent

1. Built in 1929 — 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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $133,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23440 Couzens Ave	0.01mi	2/1.0	745 (+0%)	2mo	$110,000	$148	97
23131 Tawas Ave	0.25mi	2/1.0	737 (-1%)	5mo	$53,550	$73	83
23818 Tawas Ave	0.22mi	2/1.0	716 (-4%)	3mo	$190,000	$265	82
23441 Hazelwood Ave	0.23mi	2/1.0	790 (+6%)	0mo	$142,500	$180	78
23442 Melville Ave	0.49mi	2/1.0	729 (-2%)	0mo	$90,000	$123	74
694 E Morehouse Ave	0.33mi	2/1.0	761 (+3%)	8mo	$100,000	$131	74
1320 E Goulson Ave	0.44mi	2/1.0	726 (-2%)	7mo	$136,000	$187	70
967 E Shevlin Ave	0.52mi	2/1.0	733 (-1%)	5mo	$130,000	$177	69
537 Andresen Ct	0.45mi	1/1.0 (-1)	767 (+3%)	3mo	$165,000	$215	66
1706 E Pearl Ave	0.70mi	3/1.0 (+1)	728 (-2%)	3mo	$165,000	$227	57
555 E Mahan Ave	0.73mi	2/1.0	696 (-6%)	2mo	$115,000	$165	54
1106 E Granet Ave	0.73mi	2/1.0	819 (+10%)	4mo	$172,000	$210	46

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-23,511
• Equity at exit: $23,842

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-17,851
• Equity at exit: $13,825

Cash invested: $44,772 (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 48030

• Rents YoY: 2.9%
• Active inventory: 141
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$839
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $40

Break-even live

Break-even rent $1,290

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $131	-5% $86	+0% $40	+5% $-5	+10% $-50
Rent	-10% $-66	-5% $-13	+0% $40	+5% $93	+10% $146
Rate	-1.0pp $121	-0.5pp $81	base $40	+0.5pp $-1	+1.0pp $-43

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1045 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	715	$1,209	$1.69	25d	3	0.22mi
23773 Hazelwood Ave Hazel Park, MI	2.0	1.0	671	$1,400	$2.09	13d	1	0.24mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	25d	1	0.25mi
1770 E Woodward Heights Blvd Unit C6 Hazel Park, MI	1.0	1.0	550	$1,100	$2.00	25d	1	0.50mi
1770 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	712	$1,400	$1.96	6d	1	0.50mi
1770 E Woodward Heights Blvd Unit C1 Hazel Park, MI	1.0	1.0	550	$1,350	$2.45	25d	1	0.50mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	19d	1	0.95mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	25d	1	1.03mi
2215 Browning St Ferndale, MI	2.0	1.0	739	$1,350	$1.83	5d	1	1.07mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	23d	1	1.10mi
27 E Milton Ave Hazel Park, MI	1.0	1.0	568	$1,050	$1.85	15d	1	1.15mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	25d	1	1.34mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	1.39mi

Listing history 11 events

1. 2026-06-21
   days on market $159,900 Active 17 DOM
2. 2026-06-18
   days on market $159,900 Active 14 DOM
3. 2026-06-17
   days on market $159,900 Active 13 DOM
4. 2026-06-16
   days on market $159,900 Active 12 DOM
5. 2026-06-15
   days on market $159,900 Active 11 DOM
6. 2026-06-13
   days on market $159,900 Active 9 DOM
7. 2026-06-13
   days on market $159,900 Active 8 DOM
8. 2026-06-09
   days on market $159,900 Active 5 DOM
9. 2026-06-08
   days on market $159,900 Active 4 DOM
10. 2026-06-07
    remarks 365-char remark
11. 2026-06-07
    listed $159,900 Active 3 DOM

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $1,916 · $160/mo
• Expected delta: +$546/yr (+$46/mo · 39.9%)

ⓘ 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) · 10% 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,096
• − Mortgage interest: −$8,957
• − Property taxes: −$1,370
• − Insurance: −$800
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$4,652
• Taxable loss: −$2,258
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $1,026/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: Hazel Park School District
• NCES district ID: 2618030
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 1.00%
• Median HH income: $36,181
• Composite: 14.05/100
• National rank: #9466
• State rank: #490 of 540 in MI

Livability — Hazel Park

• Score: 81/100
• State rank: #65
• US rank: #1385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazel Park, MI
• County: Oakland County · 1,009,092 people
• City population: 14,963
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 14,963
• Household income: $67,073
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 432.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 10% Black 10% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 11% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Arabic 1% Russian/Polish/Slavic 1%

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: ▼ -184.32%
• Current HPI: 285.5923
• Rent YoY: ▲ 2.90%
• 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

+746.0% since first listed

3 events — show timeline

• 2026-06-04 Listed $159,900 MiRealSource-MiMLS
• 2026-06-04 Listed $159,900 REALCOMP
• 1979-08-01 Sold (Public Records) $18,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,370 · +1.9% YoY. Source: county tax records.