436 E George Ave · Hazel Park, MI 48030

$99,000

4 bd · 3.0 ba · 1,420 sqft · SingleFamily public records · 9 Days on market

Built 1948 7,405 sqft lot

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Hazel Park's leading home seller presents this spacious bungalow full of potential, set on a corner double lot with a large shaded fenced yard and detached garage. Currently mid-renovation, this home needs work and is ready for a buyer to finish it with their own custom touches. A bright enclosed front porch with vaulted ceiling and walls of windows leads inside to a light-filled, open living room that flows into the kitchen. The kitchen features stainless steel appliances, white cabinetry, and a subway tile backsplash, awaiting final finishes. Two entry-level bedrooms share a full bath down the hall, with original hardwood floors throughout the main level ready to be refinished. Upstairs offers a large open space along with two more bedrooms and a half bath. The full basement is unfinished and provides plenty of storage along with room to expand. This is a fantastic opportunity for an investor or an owner ready to bring their vision to life and build instant equity. Welcome Home!

Key facts

• Corner double lot
• Walls of windows
• Vaulted ceiling

Tags

• CORNER DOUBLE LOT
• LARGE SHADED FENCED YARD
• BRIGHT ENCLOSED FRONT PORCH
• VAULTED CEILING
• WALLS OF WINDOWS
• LIGHT FILLED OPEN LIVING ROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Block foundation; Block, brick, and vinyl siding construction
• Exterior features: Enclosed porch; Porch; Fenced yard; Paved road access

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator; Dishwasher; Microwave; Disposal
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Dishwasher; Disposal; Microwave; Unfinished basement; Lighting
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 12.9% 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+, 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 33% 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 $684 of loan paydown is wiped out by about $3k 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 + 2.9% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $61k; list at $99k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1948 — 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 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: 1.85% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.63%
• DSCR: 2.05
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $203,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 E Bernhard Ave	0.24mi	3/1.0 (-1)	1,390 (-2%)	2mo	$175,000	$126	70
94 W Evelyn Ave	0.42mi	3/2.0 (-1)	1,410 (-1%)	6mo	$198,000	$140	65
1226 E Bernhard Ave	0.45mi	3/2.5 (-1)	1,464 (+3%)	3mo	$285,000	$195	64
20070 Irvington St	0.45mi	3/1.5 (-1)	1,515 (+7%)	1mo	$89,900	$59	56
1510 Jewell St	0.60mi	3/2.0 (-1)	1,509 (+6%)	1mo	$254,700	$169	52
759 E Maxlow Ave	0.34mi	3/1.0 (-1)	1,270 (-11%)	3mo	$180,000	$142	51
1483 E Evelyn Ave	0.66mi	3/2.0 (-1)	1,500 (+6%)	3mo	$216,500	$144	48
357 W Harry Ave	0.65mi	4/1.0	1,312 (-8%)	3mo	$167,900	$128	46
408 W Jarvis Ave	0.74mi	4/1.0	1,307 (-8%)	2mo	$187,000	$143	42
1535 E Meyers Ave	0.75mi	3/2.0 (-1)	1,280 (-10%)	4mo	$250,000	$195	37
353 E Jarvis Ave	0.60mi	3/1.5 (-1)	1,229 (-14%)	4mo	$200,000	$163	36
1448 E Harry Ave	0.75mi	3/1.0 (-1)	1,289 (-9%)	2mo	$153,000	$119	35

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: 16.7%
• Equity multiple: 1.67×
• Total profit: $18,703
• Equity at exit: $14,761

10-year hold

• IRR: 25.3%
• Equity multiple: 3.20×
• Total profit: $60,962
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$519
• Tax from tax record: −$344 /mo · $4,130/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $546

Break-even live

Break-even rent $1,145

Max offer price $99,000

Occupancy floor 65%

Sensitivity live

Price	-10% $602	-5% $574	+0% $546	+5% $518	+10% $490
Rent	-10% $401	-5% $473	+0% $546	+5% $618	+10% $691
Rate	-1.0pp $596	-0.5pp $571	base $546	+0.5pp $520	+1.0pp $494

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	25d	1	0.06mi
429 E Milton Ave Hazel Park, MI	3.0	2.0	1075	$1,595	$1.48	0d	1	0.10mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,281	$5.11	0d	1	0.32mi
329 W Muir Ave Hazel Park, MI	4.0	2.0	1606	$2,000	$1.25	12d	1	0.37mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	23d	1	0.46mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	0d	1	0.54mi
1330 E Chesterfield St Ferndale, MI	4.0	2.0	1795	$2,800	$1.56	0d	1	0.61mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.71mi
20008 Hull St Highland Park, MI	5.0	2.0	1332	$1,600	$1.20	18d	1	0.77mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	23d	1	0.84mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	45d	1	0.94mi
1820 E Troy St Ferndale, MI	3.0	1.0	1167	$1,500	$1.29	6d	1	1.01mi
23304 Cayuga Ave Hazel Park, MI	4.0	2.0	1540	$2,150	$1.40	25d	1	1.07mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	12d	1	1.08mi
23400 Reynolds Ave Hazel Park, MI	3.0	1.0	1305	$1,900	$1.46	6d	1	1.13mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	25d	1	1.18mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	23d	1	1.24mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	18d	1	1.34mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	45d	1	1.47mi
2420 Woodward Hts Ferndale, MI	3.0	1.0	1316	$2,200	$1.67	25d	1	1.48mi

Listing history 7 events

1. 2026-06-15
   statusdays on market $99,000 Pending 9 DOM
2. 2026-06-13
   days on market $99,000 Active 8 DOM
3. 2026-06-13
   days on market $99,000 Active 7 DOM
4. 2026-06-09
   days on market $99,000 Active 4 DOM
5. 2026-06-08
   days on market $99,000 Active 3 DOM
6. 2026-06-07
   remarks 699-char remark
7. 2026-06-07
   listed $99,000 Active 2 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: $4,130 · $344/mo
• Projected year-2 tax: $4,130 · $344/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $22,032
• − Mortgage interest: −$5,546
• − Property taxes: −$4,130
• − Insurance: −$495
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$2,880
• Taxable income: $5,457
• Est. tax owed @ 24.0%: −$1,310
• After-tax cash flow: $5,241/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

+607.1% since first listed

9 events — show timeline

• 2026-06-05 Listed $99,000 MiRealSource-MiMLS
• 2026-06-05 Listed $99,000 REALCOMP
• 2019-11-01 Sold (Public Records) $61,000 Public Records
• 1999-02-03 Sold (Public Records) $45,650 Public Records
• 1996-05-30 Sold (Public Records) $48,000 Public Records
• 1995-06-08 Sold (Public Records) $35,000 Public Records
• 1988-09-01 Sold (Public Records) $47,000 Public Records
• 1977-10-01 Sold (Public Records) $24,750 Public Records
• 1976-03-01 Sold (Public Records) $14,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,130 · +6.0% YoY. Source: county tax records.