2269 Hazelwood St · Detroit, MI 48206

$225,000

2 bd · 2.5 ba · 2,750 sqft · Townhouse public records · 99 Days on market

Built 1921 4,356 sqft lot $82/sqft · 7% below area Est $241k · 7% under ↓ 25% since listing

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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 +13.2/30.0
• ARV discount +10.5/15.0
• DSCR +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRING ALL OFFERS! Formerly a duplex, this gem has two addresses, 2269 & 2271 Hazelwood and could be turned into two flats again for rental income or continue to enjoy this property that has been transformed into a single family residence! So many upgrades which include, a pool, new decking, concrete driveway, Anderson Windows, Porcelain Tile Floors, 8 and 10" Luxury Vinyl Flooring in the bedrooms and foyer, Custom Wood Craftsmanship adorn the walls throughout the kitchen, tastefully decorated complete with window treatments! This home comes partially furnished. Additional storage in the attic, easily accessible. Washer/ Dryer hook-ups available in the basement. This home is ready for the next owner to complete the Single Family Residence to their taste or return to an updated looking duplex! All offers will be considered. Features List Attached! Property exempt from Ad Valorem taxes and assessed on the Special Act Roll pursuant to PA 261 of 2003 expiring 12/30/2024. S HAZELWOOD 327 JOY FARM SUB L32 P39-40 PLATS, W C R 10/99 35 X 123.16. All measurements need to be confirmed. This home is sold "AS IS"

Key facts

• New decking
• Anderson windows
• Pool

Tags

• POOL
• NEW DECKING
• CONCRETE DRIVEWAY
• ANDERSON WINDOWS
• PORCELAIN TILE FLOORS
• LUXURY VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-2 ($-25/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (15.9% below list).
• Recommended offer: $189k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 rising fast (+5.2%/yr); 271 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,893/mo this rent would consume 50% of the median local household income ($45k/yr) (locally 646% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,277 (15.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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.
10. 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.
11. 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: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (median comp): $240,887
• List price: $225,000
• Delta: -6.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.2% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-32,317
• Equity at exit: $33,548

10-year hold

• IRR: -2.1%
• Equity multiple: 0.84×
• Total profit: $-9,959
• Equity at exit: $19,454

Cash invested: $63,000 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,893 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$224 /mo · $2,684/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-2

Break-even live

Break-even rent $1,895

Max offer price $224,635

Occupancy floor 95%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2509 Gladstone St Unit 1 Detroit, MI	3.0	2.0	3000	$2,650	$0.88	1d	1	0.21mi
1501 Taylor St #2 Detroit, MI	2.0	1.0	3734	$925	$0.25	43d	1	0.50mi
1441 W Euclid St Detroit, MI	3.0	1.0	2380	$2,600	$1.09	24d	1	0.65mi
1418 W Euclid St Detroit, MI	3.0	1.0	2264	$1,200	$0.53	43d	1	0.65mi
634 Atkinson St Detroit, MI	3.0	3.5	3000	$6,500	$2.17	10d	1	1.09mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	16d	1	1.26mi
3259 Cortland St Detroit, MI	3.0	1.0	3900	$1,500	$0.38	43d	1	1.34mi

Listing history 22 events

1. 2026-06-18
   days on market $225,000 Active 99 DOM
2. 2026-06-17
   days on market $225,000 Active 98 DOM
3. 2026-06-15
   days on market $225,000 Active 96 DOM
4. 2026-06-13
   days on market $225,000 Active 94 DOM
5. 2026-06-13
   days on market $225,000 Active 93 DOM
6. 2026-06-09
   days on market $225,000 Active 90 DOM
7. 2026-06-08
   days on market $225,000 Active 89 DOM
8. 2026-06-07
   days on market $225,000 Active 88 DOM
9. 2026-06-04
   days on market $225,000 Active 85 DOM
10. 2026-06-03
    days on market $225,000 Active 84 DOM
11. 2026-06-01
    days on market $225,000 Active 82 DOM
12. 2026-05-31
    days on market $225,000 Active 81 DOM
13. 2026-03-11
    listed $225,000 Active 1145-char remark

    Show marketing remark (1138 chars)

    BRING ALL OFFERS! Formerly a duplex, this gem has two addresses, 2269 & 2271 Hazelwood and could be turned into two flats again for rental income or continue to enjoy this property that has been transformed into a single family residence! So many upgrades which include, a pool, new decking, concrete driveway, Anderson Windows, Porcelain Tile Floors, 8 and 10" Luxury Vinyl Flooring in the bedrooms and foyer, Custom Wood Craftsmanship adorn the walls throughout the kitchen, tastefully decorated complete with window treatments! This home comes partially furnished. Additional storage in the attic, easily accessible. Washer/ Dryer hook-ups available in the basement. This home is ready for the next owner to complete the Single Family Residence to their taste or return to an updated looking duplex! All offers will be considered. Features List Attached! Property exempt from Ad Valorem taxes and assessed on the Special Act Roll pursuant to PA 261 of 2003 expiring 12/30/2024. S HAZELWOOD 327 JOY FARM SUB L32 P39-40 PLATS, W C R 10/99 35 X 123.16. All measurements need to be confirmed. This home is sold "AS IS"

14. 2026-03-11
    listed $225,000 Active 1138-char remark

    Show marketing remark (1138 chars)

    BRING ALL OFFERS! Formerly a duplex, this gem has two addresses, 2269 & 2271 Hazelwood and could be turned into two flats again for rental income or continue to enjoy this property that has been transformed into a single family residence! So many upgrades which include, a pool, new decking, concrete driveway, Anderson Windows, Porcelain Tile Floors, 8 and 10" Luxury Vinyl Flooring in the bedrooms and foyer, Custom Wood Craftsmanship adorn the walls throughout the kitchen, tastefully decorated complete with window treatments! This home comes partially furnished. Additional storage in the attic, easily accessible. Washer/ Dryer hook-ups available in the basement. This home is ready for the next owner to complete the Single Family Residence to their taste or return to an updated looking duplex! All offers will be considered. Features List Attached! Property exempt from Ad Valorem taxes and assessed on the Special Act Roll pursuant to PA 261 of 2003 expiring 12/30/2024. S HAZELWOOD 327 JOY FARM SUB L32 P39-40 PLATS, W C R 10/99 35 X 123.16. All measurements need to be confirmed. This home is sold "AS IS"

15. 2024-11-14
    historical
16. 2024-11-14
    historical
17. 2024-10-15
    price $225,000
18. 2024-10-15
    price $225,000
19. 2024-10-09
    price $250,000
20. 2024-10-08
    price $250,000
21. 2024-09-24
    listed $300,000 Active
22. 2024-09-24
    listed $300,000 Active

ⓘ 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: $2,684 · $224/mo
• Projected year-2 tax: $3,075 · $256/mo
• Expected delta: +$390/yr (+$33/mo · 14.5%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,713
• − Mortgage interest: −$12,603
• − Property taxes: −$2,684
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$6,545
• Taxable loss: −$3,879
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $906/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

-25.0% since first listed

10 events — show timeline

• 2026-03-11 Listed $225,000 MiRealSource-MiMLS
• 2026-03-11 Listed $225,000 REALCOMP
• 2024-11-14 Listing Removed — MiRealSource-MiMLS
• 2024-11-14 Listing Removed — REALCOMP
• 2024-10-15 Price Changed $225,000 MiRealSource-MiMLS
• 2024-10-15 Price Changed $225,000 REALCOMP
• 2024-10-09 Price Changed $250,000 MiRealSource-MiMLS
• 2024-10-08 Price Changed $250,000 REALCOMP
• 2024-09-24 Listed $300,000 MiRealSource-MiMLS
• 2024-09-24 Listed $300,000 REALCOMP

Property tax history

+20.7%/yr

Latest (2025): $2,684 · -34.4% YoY. Source: county tax records.