828 E Elza Ave · Hazel Park, MI 48030

$228,900

3 bd · 1.5 ba · 1,792 sqft · SingleFamily public records · 29 Days on market

Built 1950 4,356 sqft lot Est $224k · at est.

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Why this score? — see what drove the D 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 +16.3/30.0
• ARV discount +6.5/15.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated and move-in-ready home that perfectly blends modern finishes with classic charm! From the moment you arrive, you'll appreciate the clean curb appeal, fresh exterior updates, and inviting covered front porch - ideal for relaxing mornings or evening unwinding. Step inside to a bright, open living space featuring stylish wide-plank flooring, neutral paint tones, and recessed lighting throughout. The focal point of the living room is a stunning custom accent wall with a sleek, built-in fireplace, creating a warm and contemporary feel perfect for entertaining or everyday living. The full renovated kitchen is sure to impress, showcasing modern shaker cabinets, quartz countertops, and a clean updated design that combines both style and functionality. The home offers a functional layout with comfortable living areas and plenty of natural light. The finished basement adds valuable living space and features a full bathroom-perfect for guests, a home office, or additional entertaining space. Outside, enjoy a long driveway with a gated entry leading to a detached garage, offering ample parking and privacy. The backyard provides space for outdoor gatherings, pets, or future customization. Conveniently located near shopping, dining, and major roads, this home is a great opportunity for homeowners or investors alike. Don't miss your chance to own this stylish, turnkey property - schedule your showing today!

Key facts

• Covered front porch
• Quartz countertops
• Built-in fireplace

Tags

• COVERED FRONT PORCH
• CUSTOM ACCENT WALL
• BUILT-IN FIREPLACE
• FULLY RENOVATED KITCHEN
• MODERN SHAKER CABINETS
• QUARTZ COUNTERTOPS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; One level; Ground-level entry with steps; Stone and vinyl siding exterior
• Construction: Stone and vinyl siding construction
• Exterior features: Front porch; Paved road access; Lot approximately 0.1 acre (40 x 107.5)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Electric fireplace in the family room; Finished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $198k (13.4% below list).
• Recommended offer: $198k (13.4% 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+.
• 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.
• Zoned schools: United Oaks Elementary School (math 12% / reading 17%, grade F, #1,185 of 1,397 statewide, top 86%, 350 students, 86% FRL); Hazel Park Junior High School (math 11% / reading 30%, grade F, #418 of 493 statewide, top 85%, 430 students, 78% FRL); Hazel Park High School (math 12% / reading 27%, grade F, #622 of 713 statewide, top 88%, 587 students, 73% FRL).
• Market conditions: Rents rising (+2.9%/yr); 141 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $7k 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 29 days — a 2% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 4 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 $89k; list at $229k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,231 (13.4% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.87% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $224,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 E Elza Ave	0.00mi	3/2.0	1,798 (+0%)	0mo	$225,000	$125	97
21420 Caledonia Ave	0.12mi	3/1.0	1,620 (-10%)	8mo	$210,000	$130	70
1451 E Pearl Ave	0.55mi	3/2.0	1,787 (-0%)	4mo	$185,299	$104	69
1429 E Milton Ave	0.33mi	3/1.0	1,975 (+10%)	3mo	$190,000	$96	64
115 W Elza Ave	0.48mi	3/1.0	1,927 (+8%)	2mo	$184,000	$95	62
1028 E Pearl Ave	0.43mi	3/1.0	1,679 (-6%)	7mo	$180,000	$107	61
507 E Muir Ave	0.30mi	3/2.5	2,057 (+15%)	0mo	$318,000	$155	57
1844 E Jarvis Ave	0.71mi	3/2.5	1,723 (-4%)	0mo	$310,000	$180	56
1755 E George Ave	0.58mi	3/2.5	1,935 (+8%)	1mo	$290,000	$150	54
1705 E Meyers Ave	0.56mi	3/2.5	2,000 (+12%)	1mo	$367,000	$184	50
736 E Granet Ave	0.27mi	4/2.0 (+1)	1,523 (-15%)	7mo	$185,000	$121	50
23033 Cayuga Ave	0.73mi	3/1.5	1,544 (-14%)	4mo	$171,000	$111	40

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-29,303
• Equity at exit: $34,130

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-16,207
• Equity at exit: $19,791

Cash invested: $64,092 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,982 high
• Mortgage (P&I): −$1,200
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $126

Break-even live

Break-even rent $1,822

Max offer price $228,900

Occupancy floor 89%

Sensitivity live

Price	-10% $256	-5% $191	+0% $126	+5% $62	+10% $-3
Rent	-10% $-30	-5% $48	+0% $126	+5% $205	+10% $283
Rate	-1.0pp $242	-0.5pp $185	base $126	+0.5pp $67	+1.0pp $7

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: $57,225
• Closing costs: $6,867
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	24d	1	0.36mi
329 W Muir Ave Hazel Park, MI	4.0	2.0	1606	$2,000	$1.25	13d	1	0.64mi
23304 Cayuga Ave Hazel Park, MI	4.0	2.0	1540	$2,150	$1.40	26d	1	0.84mi
1330 E Chesterfield St Ferndale, MI	4.0	2.0	1795	$2,800	$1.56	0d	1	0.85mi
23400 Reynolds Ave Hazel Park, MI	3.0	1.0	1305	$1,900	$1.46	7d	1	0.94mi
20015 Lumpkin St Detroit, MI	4.0	3.0	2500	$1,800	$0.72	6d	1	1.03mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	24d	1	1.17mi
322 Jeff Keeton Dr Hazel Park, MI	2.0	2.5	1334	$2,275	$1.71	0d	1	1.23mi
394 Hilton Rd #101 Ferndale, MI	2.0	2.0	1506	$2,500	$1.66	5d	1	1.36mi
2420 Woodward Hts Ferndale, MI	3.0	1.0	1316	$2,200	$1.67	26d	1	1.40mi
691 E Mapledale Ave Hazel Park, MI	2.0	1.0	1333	$1,500	$1.13	13d	1	1.43mi
959 E Shevlin Ave Hazel Park, MI	3.0	1.0	1419	$1,750	$1.23	17d	1	1.48mi

Listing history 12 events

1. 2026-05-19
   status Pending 1451-char remark

   Show marketing remark (1451 chars)

   Welcome to this beautifully updated and move-in-ready home that perfectly blends modern finishes with classic charm! From the moment you arrive, you'll appreciate the clean curb appeal, fresh exterior updates, and inviting covered front porch - ideal for relaxing mornings or evening unwinding. Step inside to a bright, open living space featuring stylish wide-plank flooring, neutral paint tones, and recessed lighting throughout. The focal point of the living room is a stunning custom accent wall with a sleek, built-in fireplace, creating a warm and contemporary feel perfect for entertaining or everyday living. The full renovated kitchen is sure to impress, showcasing modern shaker cabinets, quartz countertops, and a clean updated design that combines both style and functionality. The home offers a functional layout with comfortable living areas and plenty of natural light. The finished basement adds valuable living space and features a full bathroom-perfect for guests, a home office, or additional entertaining space. Outside, enjoy a long driveway with a gated entry leading to a detached garage, offering ample parking and privacy. The backyard provides space for outdoor gatherings, pets, or future customization. Conveniently located near shopping, dining, and major roads, this home is a great opportunity for homeowners or investors alike. Don't miss your chance to own this stylish, turnkey property - schedule your showing today!

2. 2026-05-19
   status Pending

   Show marketing remark (1451 chars)

   Welcome to this beautifully updated and move-in-ready home that perfectly blends modern finishes with classic charm! From the moment you arrive, you'll appreciate the clean curb appeal, fresh exterior updates, and inviting covered front porch - ideal for relaxing mornings or evening unwinding. Step inside to a bright, open living space featuring stylish wide-plank flooring, neutral paint tones, and recessed lighting throughout. The focal point of the living room is a stunning custom accent wall with a sleek, built-in fireplace, creating a warm and contemporary feel perfect for entertaining or everyday living. The full renovated kitchen is sure to impress, showcasing modern shaker cabinets, quartz countertops, and a clean updated design that combines both style and functionality. The home offers a functional layout with comfortable living areas and plenty of natural light. The finished basement adds valuable living space and features a full bathroom-perfect for guests, a home office, or additional entertaining space. Outside, enjoy a long driveway with a gated entry leading to a detached garage, offering ample parking and privacy. The backyard provides space for outdoor gatherings, pets, or future customization. Conveniently located near shopping, dining, and major roads, this home is a great opportunity for homeowners or investors alike. Don't miss your chance to own this stylish, turnkey property - schedule your showing today!

3. 2026-04-20
   listed $228,900 Active

   Show marketing remark (1451 chars)

   Welcome to this beautifully updated and move-in-ready home that perfectly blends modern finishes with classic charm! From the moment you arrive, you'll appreciate the clean curb appeal, fresh exterior updates, and inviting covered front porch - ideal for relaxing mornings or evening unwinding. Step inside to a bright, open living space featuring stylish wide-plank flooring, neutral paint tones, and recessed lighting throughout. The focal point of the living room is a stunning custom accent wall with a sleek, built-in fireplace, creating a warm and contemporary feel perfect for entertaining or everyday living. The full renovated kitchen is sure to impress, showcasing modern shaker cabinets, quartz countertops, and a clean updated design that combines both style and functionality. The home offers a functional layout with comfortable living areas and plenty of natural light. The finished basement adds valuable living space and features a full bathroom-perfect for guests, a home office, or additional entertaining space. Outside, enjoy a long driveway with a gated entry leading to a detached garage, offering ample parking and privacy. The backyard provides space for outdoor gatherings, pets, or future customization. Conveniently located near shopping, dining, and major roads, this home is a great opportunity for homeowners or investors alike. Don't miss your chance to own this stylish, turnkey property - schedule your showing today!

4. 2026-04-20
   listed $228,900 Active 1451-char remark

   Show marketing remark (1451 chars)

   Welcome to this beautifully updated and move-in-ready home that perfectly blends modern finishes with classic charm! From the moment you arrive, you'll appreciate the clean curb appeal, fresh exterior updates, and inviting covered front porch - ideal for relaxing mornings or evening unwinding. Step inside to a bright, open living space featuring stylish wide-plank flooring, neutral paint tones, and recessed lighting throughout. The focal point of the living room is a stunning custom accent wall with a sleek, built-in fireplace, creating a warm and contemporary feel perfect for entertaining or everyday living. The full renovated kitchen is sure to impress, showcasing modern shaker cabinets, quartz countertops, and a clean updated design that combines both style and functionality. The home offers a functional layout with comfortable living areas and plenty of natural light. The finished basement adds valuable living space and features a full bathroom-perfect for guests, a home office, or additional entertaining space. Outside, enjoy a long driveway with a gated entry leading to a detached garage, offering ample parking and privacy. The backyard provides space for outdoor gatherings, pets, or future customization. Conveniently located near shopping, dining, and major roads, this home is a great opportunity for homeowners or investors alike. Don't miss your chance to own this stylish, turnkey property - schedule your showing today!

5. 2025-08-29
   soldstatus $89,000
6. 2025-08-25
   soldstatus $89,000 Closed 332-char remark

   Show marketing remark (332 chars)

   Charming three-bedroom, one bath home with tons of potential! This fixer-upper is perfect for buyers looking to add their personal touch. Featuring a nice layout and solid bones, this property offers a great opportunity with some TLC. Don't miss your chance to transform this diamond in the rough! Subject to probate court approval.

7. 2025-08-25
   soldstatus $89,000 Closed

   Show marketing remark (332 chars)

   Charming three-bedroom, one bath home with tons of potential! This fixer-upper is perfect for buyers looking to add their personal touch. Featuring a nice layout and solid bones, this property offers a great opportunity with some TLC. Don't miss your chance to transform this diamond in the rough! Subject to probate court approval.

8. 2025-07-18
   status Pending 332-char remark

   Show marketing remark (332 chars)

   Charming three-bedroom, one bath home with tons of potential! This fixer-upper is perfect for buyers looking to add their personal touch. Featuring a nice layout and solid bones, this property offers a great opportunity with some TLC. Don't miss your chance to transform this diamond in the rough! Subject to probate court approval.

9. 2025-07-18
   status Pending

   Show marketing remark (332 chars)

   Charming three-bedroom, one bath home with tons of potential! This fixer-upper is perfect for buyers looking to add their personal touch. Featuring a nice layout and solid bones, this property offers a great opportunity with some TLC. Don't miss your chance to transform this diamond in the rough! Subject to probate court approval.

10. 2025-07-15
    listed $69,500 Active 332-char remark

    Show marketing remark (332 chars)

    Charming three-bedroom, one bath home with tons of potential! This fixer-upper is perfect for buyers looking to add their personal touch. Featuring a nice layout and solid bones, this property offers a great opportunity with some TLC. Don't miss your chance to transform this diamond in the rough! Subject to probate court approval.

11. 2025-07-15
    listed $69,500 Active

    Show marketing remark (332 chars)

    Charming three-bedroom, one bath home with tons of potential! This fixer-upper is perfect for buyers looking to add their personal touch. Featuring a nice layout and solid bones, this property offers a great opportunity with some TLC. Don't miss your chance to transform this diamond in the rough! Subject to probate court approval.

12. 1976-10-01
    soldstatus $21,800

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $2,626 · $219/mo
• Expected delta: +$899/yr (+$75/mo · 52.0%)

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

Taxation est. · year 1

• Rental income: $23,788
• − Mortgage interest: −$12,822
• − Property taxes: −$1,727
• − Insurance: −$1,144
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$6,659
• Taxable loss: −$2,371
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $2,085/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

+950.0% since first listed

12 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-04-20 Listed $228,900 REALCOMP
• 2026-04-20 Listed $228,900 MiRealSource-MiMLS
• 2025-08-29 Sold (Public Records) $89,000 Public Records
• 2025-08-25 Sold (MLS) $89,000 MiRealSource-MiMLS
• 2025-08-25 Sold (MLS) $89,000 REALCOMP
• 2025-07-18 Pending — REALCOMP
• 2025-07-18 Pending — MiRealSource-MiMLS
• 2025-07-15 Listed $69,500 REALCOMP
• 2025-07-15 Listed $69,500 MiRealSource-MiMLS
• 1976-10-01 Sold (Public Records) $21,800 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,727 · +1.9% YoY. Source: county tax records.