1644 E Goulson Ave · Hazel Park, MI 48030

$139,950

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 53 Days on market

Built 1954 4,356 sqft lot Est $145k · at est.

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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 +24.8/30.0
• ARV discount +9.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• 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

Charming 3-bedroom, 1-bath home in the heart of Hazel Park featuring a 2-car garage and a newer roof for added peace of mind. This property offers great potential for a first-time homebuyer or savvy investor looking to add value. Spacious layout with plenty of natural light and opportunity to make it your own. Conveniently located near shopping, dining, and major roadways. Home has been virtually staged to showcase its potential.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1954

Property features AI

Finance

• Financial info: Annual property tax: $1,975

Exterior

• Parking: Detached 2-car garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Vinyl siding; Slab foundation; Built area above grade: 952 square feet
• Exterior features: Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 6.3% in Hazel Park — 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 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $968 of loan paydown is wiped out by about $4k 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 53 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 31y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $140k implies a 409% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,751 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $144,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1644 E Goulson Ave	0.00mi	3/1.0	952 (0%)	0mo	$139,950	$147	100
23036 Couzens Ave	0.41mi	3/1.0	973 (+2%)	1mo	$215,000	$221	76
2184 Garrick Ave	0.48mi	3/1.0	960 (+1%)	1mo	$95,100	$99	76
23384 Vassar Ave	0.61mi	3/1.0	940 (-1%)	0mo	$212,000	$226	69
23067 Hazelwood Ave	0.64mi	3/1.0	918 (-4%)	1mo	$120,000	$131	63
23345 Tawas Ave	0.65mi	2/1.0 (-1)	930 (-2%)	1mo	$118,000	$127	60
720 E Robert Ave	0.56mi	3/1.0	1,056 (+11%)	2mo	$150,000	$142	54
23392 Cayuga Ave	0.58mi	2/1.0 (-1)	875 (-8%)	1mo	$145,000	$166	54
23361 Hazelwood Ave	0.71mi	3/1.0	1,020 (+7%)	2mo	$165,000	$162	54
1218 E Milton Ave	0.73mi	3/1.0	1,021 (+7%)	1mo	$155,000	$152	53
1032 E Maxlow Ave	0.64mi	2/1.5 (-1)	867 (-9%)	1mo	$185,000	$213	48
1721 E Woodward Heights Blvd	0.64mi	4/2.0 (+1)	868 (-9%)	2mo	$117,200	$135	45

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,908
• Equity at exit: $20,867

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $20,368
• Equity at exit: $12,100

Cash invested: $39,186 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$734
• Tax from tax record: −$165 /mo · $1,976/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $297

Break-even live

Break-even rent $1,211

Max offer price $139,950

Occupancy floor 76%

Sensitivity live

Price	-10% $376	-5% $337	+0% $297	+5% $257	+10% $218
Rent	-10% $172	-5% $234	+0% $297	+5% $360	+10% $422
Rate	-1.0pp $367	-0.5pp $333	base $297	+0.5pp $261	+1.0pp $224

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: $34,988
• Closing costs: $4,198
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	22d	1	0.13mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	26d	1	0.20mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	19d	1	0.44mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	0d	1	0.52mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	23d	1	0.53mi
1770 E Woodward Heights Blvd Unit E3 Hazel Park, MI	2.0	1.0	850	$1,300	$1.53	26d	1	0.60mi
1770 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	712	$1,400	$1.96	6d	1	0.60mi
1770 E Woodward Heights Blvd Hazel Park, MI	2.0	1.0	850	$1,525	$1.79	14d	1	0.60mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	26d	1	0.61mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	45d	1	0.63mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	12d	1	0.65mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	26d	1	0.66mi
1045 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	715	$1,209	$1.69	26d	3	0.75mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,281	$5.11	0d	1	0.79mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	45d	1	0.81mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	26d	1	0.81mi
23773 Hazelwood Ave Hazel Park, MI	2.0	1.0	671	$1,400	$2.09	14d	1	0.81mi
429 E Milton Ave Hazel Park, MI	3.0	2.0	1075	$1,595	$1.48	1d	1	0.95mi
90 W Meyers Ave Hazel Park, MI	2.0	1.0	831	$1,800	$2.17	26d	1	1.00mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	26d	1	1.01mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	23d	1	1.02mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	26d	1	1.05mi
25151 Dequindre Rd Madison Heights, MI	3.0	2.0	1088	$1,279	$1.18	25d	1	1.20mi
2023 Ardmore Dr Ferndale, MI	2.0	1.0	771	$1,250	$1.62	26d	1	1.21mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	18d	1	1.23mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	26d	1	1.26mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	26d	1	1.39mi
2033 Wrenson St Ferndale, MI	3.0	1.0	816	$1,675	$2.05	0d	1	1.43mi

Listing history 32 events

1. 2026-05-12
   status Pending 433-char remark

   Show marketing remark (433 chars)

   Charming 3-bedroom, 1-bath home in the heart of Hazel Park featuring a 2-car garage and a newer roof for added peace of mind. This property offers great potential for a first-time homebuyer or savvy investor looking to add value. Spacious layout with plenty of natural light and opportunity to make it your own. Conveniently located near shopping, dining, and major roadways. Home has been virtually staged to showcase its potential.

2. 2026-05-12
   status Pending

   Show marketing remark (433 chars)

   Charming 3-bedroom, 1-bath home in the heart of Hazel Park featuring a 2-car garage and a newer roof for added peace of mind. This property offers great potential for a first-time homebuyer or savvy investor looking to add value. Spacious layout with plenty of natural light and opportunity to make it your own. Conveniently located near shopping, dining, and major roadways. Home has been virtually staged to showcase its potential.

3. 2026-04-28
   historical Accepting Backup Offers 433-char remark

   Show marketing remark (433 chars)

   Charming 3-bedroom, 1-bath home in the heart of Hazel Park featuring a 2-car garage and a newer roof for added peace of mind. This property offers great potential for a first-time homebuyer or savvy investor looking to add value. Spacious layout with plenty of natural light and opportunity to make it your own. Conveniently located near shopping, dining, and major roadways. Home has been virtually staged to showcase its potential.

4. 2026-04-28
   historical Active Under Contract

   Show marketing remark (433 chars)

   Charming 3-bedroom, 1-bath home in the heart of Hazel Park featuring a 2-car garage and a newer roof for added peace of mind. This property offers great potential for a first-time homebuyer or savvy investor looking to add value. Spacious layout with plenty of natural light and opportunity to make it your own. Conveniently located near shopping, dining, and major roadways. Home has been virtually staged to showcase its potential.

5. 2026-04-24
   price $139,950 433-char remark

   Show marketing remark (433 chars)

   Charming 3-bedroom, 1-bath home in the heart of Hazel Park featuring a 2-car garage and a newer roof for added peace of mind. This property offers great potential for a first-time homebuyer or savvy investor looking to add value. Spacious layout with plenty of natural light and opportunity to make it your own. Conveniently located near shopping, dining, and major roadways. Home has been virtually staged to showcase its potential.

6. 2026-04-23
   price $139,950
7. 2026-04-01
   price $147,500 433-char remark

   Show marketing remark (433 chars)

   Charming 3-bedroom, 1-bath home in the heart of Hazel Park featuring a 2-car garage and a newer roof for added peace of mind. This property offers great potential for a first-time homebuyer or savvy investor looking to add value. Spacious layout with plenty of natural light and opportunity to make it your own. Conveniently located near shopping, dining, and major roadways. Home has been virtually staged to showcase its potential.

8. 2026-03-31
   price $147,500
9. 2026-03-20
   listed $150,000 Active 433-char remark

   Show marketing remark (433 chars)

   Charming 3-bedroom, 1-bath home in the heart of Hazel Park featuring a 2-car garage and a newer roof for added peace of mind. This property offers great potential for a first-time homebuyer or savvy investor looking to add value. Spacious layout with plenty of natural light and opportunity to make it your own. Conveniently located near shopping, dining, and major roadways. Home has been virtually staged to showcase its potential.

10. 2026-03-20
    listed $150,000 Active

    Show marketing remark (433 chars)

    Charming 3-bedroom, 1-bath home in the heart of Hazel Park featuring a 2-car garage and a newer roof for added peace of mind. This property offers great potential for a first-time homebuyer or savvy investor looking to add value. Spacious layout with plenty of natural light and opportunity to make it your own. Conveniently located near shopping, dining, and major roadways. Home has been virtually staged to showcase its potential.

11. 2013-08-12
    historical
12. 2013-05-24
    listed $800
13. 2013-05-10
    soldstatus $27,510
14. 2013-05-10
    soldstatus $27,510
15. 2013-04-22
    historical
16. 2013-04-09
    listed $24,900
17. 2013-04-09
    listed $24,900
18. 2013-04-09
    historical
19. 2013-04-08
    soldstatus $11,000
20. 2013-04-01
    historical
21. 2013-03-01
    listed $24,900
22. 2013-03-01
    listed $24,900
23. 2003-09-30
    soldstatus $105,800
24. 2003-06-11
    historical
25. 2003-04-25
    historical
26. 2003-01-16
    listed $101,900
27. 2003-01-16
    listed $104,750
28. 2001-09-12
    soldstatus $95,000
29. 1996-08-15
    soldstatus $51,000
30. 1995-10-03
    soldstatus $51,000
31. 1995-07-18
    historical
32. 1995-06-26
    listed $52,800

ⓘ 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: $1,976 · $165/mo
• Projected year-2 tax: $2,066 · $172/mo
• Expected delta: +$90/yr (+$7/mo · 4.5%)

ⓘ 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: $19,045
• − Mortgage interest: −$7,839
• − Property taxes: −$1,976
• − Insurance: −$700
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,071
• Taxable income: $1,412
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $3,224/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

+165.1% since first listed

32 events — show timeline

• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-04-28 Contingent — MiRealSource-MiMLS
• 2026-04-28 Contingent — REALCOMP
• 2026-04-24 Price Changed $139,950 MiRealSource-MiMLS
• 2026-04-23 Price Changed $139,950 REALCOMP
• 2026-04-01 Price Changed $147,500 MiRealSource-MiMLS
• 2026-03-31 Price Changed $147,500 REALCOMP
• 2026-03-20 Listed $150,000 REALCOMP
• 2026-03-20 Listed $150,000 MiRealSource-MiMLS
• 2013-08-12 Listing Removed — MiRealSource-MiMLS
• 2013-05-24 Listed $800 MiRealSource-MiMLS
• 2013-05-10 Sold (MLS) $27,510 MiRealSource-MiMLS
• 2013-05-10 Sold (MLS) $27,510 REALCOMP
• 2013-04-22 Listing Removed — MiRealSource-MiMLS
• 2013-04-09 Listing Removed — REALCOMP
• 2013-04-09 Listed $24,900 MiRealSource-MiMLS
• 2013-04-09 Listed $24,900 REALCOMP
• 2013-04-08 Sold (MLS) $11,000 MiRealSource-MiMLS
• 2013-04-01 Listing Removed — MiRealSource-MiMLS
• 2013-03-01 Listed $24,900 MiRealSource-MiMLS
• 2013-03-01 Listed $24,900 REALCOMP
• 2003-09-30 Sold (Public Records) $105,800 Public Records
• 2003-06-11 Listing Removed — REALCOMP
• 2003-04-25 Listing Removed — REALCOMP
• 2003-01-16 Listed $104,750 REALCOMP
• 2003-01-16 Listed $101,900 REALCOMP
• 2001-09-12 Sold (Public Records) $95,000 Public Records
• 1996-08-15 Sold (Public Records) $51,000 Public Records
• 1995-10-03 Sold (MLS) $51,000 MiRealSource-MiMLS
• 1995-07-18 Listing Removed — MiRealSource-MiMLS
• 1995-06-26 Listed $52,800 MiRealSource-MiMLS

Property tax history

+1.3%/yr

Latest (2025): $1,976 · +2.1% YoY. Source: county tax records.