13231 Hubbell St · Detroit, MI 48227

$50,000

4 bd · 1.0 ba · 1,130 sqft · SingleFamily public records · 30 Days on market

Built 1924 3,920 sqft lot Est $59k · 15% under

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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
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great value-add opportunity for this lovely home offering 4 bedrooms, 2 baths, and approximately 1,300 square feet - perfect for investors seeking their next fix-and-flip or rental project. With a roof approximately 2 years old, some newer vinyl windows already installed, and a newer furnace and hot water tank, several key updates are already in place. Demo work has been started, making way for a full rehab to bring your vision to life, while the solid garage structure adds additional value and functionality. With strong upside potential, this property is a great opportunity to maximize returns. Schedule a showing today!

Key facts

• Hot water tank
• Newer furnace
• Newer vinyl windows

Tags

• ROOF APPROXIMATELY 2 YEARS OLD
• NEWER VINYL WINDOWS
• NEWER FURNACE
• HOT WATER TANK
• SOLID GARAGE STRUCTURE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story with ground-level entry
• Construction: Wood siding exterior; Slab foundation; Above-grade living area approximately 1,130 square feet
• Exterior features: Paved road access; Lot roughly 40 x 100 (approximately 0.09 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.3% vs local median 10.0% in Detroit — 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 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 (+5.6%/yr); 392 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,426/mo this rent would consume 47% of the median local household income ($37k/yr) (locally 2371% 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($49k) 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 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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 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?
4. 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?
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: 2.85% ✓
• Cap rate: 25.31%
• Cash-on-cash: 67.90%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $58,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13364 Coyle St	0.27mi	3/1.0 (-1)	1,083 (-4%)	2mo	$95,000	$88	74
13209 Terry St	0.15mi	3/1.5 (-1)	1,044 (-8%)	2mo	$54,500	$52	72
13215 Prest St	0.43mi	3/1.0 (-1)	1,160 (+3%)	1mo	$100,000	$86	70
13991 Ardmore St	0.39mi	3/1.0 (-1)	1,080 (-4%)	2mo	$10,000	$9	68
12667 Lauder St	0.26mi	3/2.0 (-1)	1,200 (+6%)	7mo	$65,000	$54	63
12832 Terry St	0.17mi	3/1.0 (-1)	981 (-13%)	4mo	$40,000	$41	62
13599 Winthrop St	0.57mi	3/1.5 (-1)	1,089 (-4%)	2mo	$145,000	$133	59
14295 Strathmoor St	0.54mi	3/1.0 (-1)	1,080 (-4%)	6mo	$50,000	$46	58
14421 Marlowe St	0.66mi	4/1.0	1,060 (-6%)	3mo	$66,000	$62	56
13900 Sussex St	0.36mi	3/1.0 (-1)	971 (-14%)	6mo	$40,000	$41	50
14232 Lauder St	0.48mi	3/1.0 (-1)	1,272 (+13%)	2mo	$60,000	$47	49
11669 Strathmoor St	0.74mi	3/1.0 (-1)	974 (-14%)	2mo	$30,000	$31	36

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 70.2%
• Equity multiple: 4.30×
• Total profit: $46,178
• Equity at exit: $7,455

10-year hold

• IRR: 75.0%
• Equity multiple: 9.69×
• Total profit: $121,730
• Equity at exit: $4,323

Cash invested: $14,000 (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 48227

• Rents YoY: 5.6%
• Active inventory: 392
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$262
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $792

Break-even live

Break-even rent $423

Max offer price $50,000

Occupancy floor 39%

Sensitivity live

Price	-10% $820	-5% $806	+0% $792	+5% $778	+10% $764
Rent	-10% $680	-5% $736	+0% $792	+5% $848	+10% $905
Rate	-1.0pp $817	-0.5pp $805	base $792	+0.5pp $779	+1.0pp $766

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	18d	1	0.09mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	18d	1	0.19mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	45d	1	0.25mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	6d	1	0.40mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	45d	1	0.59mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	18d	1	0.60mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	26d	1	0.66mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	45d	1	0.77mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	4d	1	0.80mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	23d	1	0.83mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	26d	1	0.85mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	18d	1	0.88mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	45d	1	0.88mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	18d	1	0.98mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	18d	1	1.01mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	16d	1	1.01mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	18d	1	1.05mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	45d	1	1.07mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	45d	1	1.07mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	1.07mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	1.09mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	45d	1	1.11mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	19d	1	1.11mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	19d	1	1.16mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	45d	1	1.21mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	45d	1	1.22mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	18d	1	1.22mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	19d	1	1.22mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	14d	1	1.22mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	26d	1	1.22mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	26d	1	1.22mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	18d	1	1.26mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	19d	1	1.27mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	1.32mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	45d	1	1.33mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	14d	1	1.33mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	1.43mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	18d	1	1.44mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	18d	1	1.47mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	6d	1	1.47mi

Listing history 20 events

1. 2026-06-21
   days on market $50,000 Active 30 DOM
2. 2026-06-18
   days on market $50,000 Active 27 DOM
3. 2026-06-17
   days on market $50,000 Active 26 DOM
4. 2026-06-15
   days on market $50,000 Active 24 DOM
5. 2026-06-13
   days on market $50,000 Active 22 DOM
6. 2026-06-13
   days on market $50,000 Active 21 DOM
7. 2026-06-09
   days on market $50,000 Active 18 DOM
8. 2026-06-08
   days on market $50,000 Active 17 DOM
9. 2026-06-07
   days on market $50,000 Active 16 DOM
10. 2026-06-04
    days on market $50,000 Active 13 DOM
11. 2026-06-03
    days on market $50,000 Active 12 DOM
12. 2026-06-02
    days on market $50,000 Active 11 DOM
13. 2026-06-01
    days on market $50,000 Active 10 DOM
14. 2026-05-31
    days on market $50,000 Active 9 DOM
15. 2026-05-22
    listed $50,000 Active 628-char remark

    Show marketing remark (628 chars)

    Great value-add opportunity for this lovely home offering 4 bedrooms, 2 baths, and approximately 1,300 square feet - perfect for investors seeking their next fix-and-flip or rental project. With a roof approximately 2 years old, some newer vinyl windows already installed, and a newer furnace and hot water tank, several key updates are already in place. Demo work has been started, making way for a full rehab to bring your vision to life, while the solid garage structure adds additional value and functionality. With strong upside potential, this property is a great opportunity to maximize returns. Schedule a showing today!

16. 2026-05-22
    listed $50,000 Active

    Show marketing remark (628 chars)

    Great value-add opportunity for this lovely home offering 4 bedrooms, 2 baths, and approximately 1,300 square feet - perfect for investors seeking their next fix-and-flip or rental project. With a roof approximately 2 years old, some newer vinyl windows already installed, and a newer furnace and hot water tank, several key updates are already in place. Demo work has been started, making way for a full rehab to bring your vision to life, while the solid garage structure adds additional value and functionality. With strong upside potential, this property is a great opportunity to maximize returns. Schedule a showing today!

17. 2024-08-01
    historical
18. 2024-07-31
    historical
19. 2024-04-05
    listed $39,900 Active
20. 2024-04-05
    listed $39,900 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: $613 · $51/mo
• Projected year-2 tax: $691 · $58/mo
• Expected delta: +$79/yr (+$7/mo · 12.8%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,108
• − Mortgage interest: −$2,801
• − Property taxes: −$613
• − Insurance: −$250
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$1,455
• Taxable income: $9,253
• Est. tax owed @ 24.0%: −$2,221
• After-tax cash flow: $7,285/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+25.3% since first listed

6 events — show timeline

• 2026-05-22 Listed $50,000 REALCOMP
• 2026-05-22 Listed $50,000 MiRealSource-MiMLS
• 2024-08-01 Listing Removed — MiRealSource-MiMLS
• 2024-07-31 Listing Removed — REALCOMP
• 2024-04-05 Listed $39,900 MiRealSource-MiMLS
• 2024-04-05 Listed $39,900 REALCOMP

Property tax history

-4.8%/yr

Latest (2025): $613 · -5.7% YoY. Source: county tax records.