1236 E Evelyn Ave · Hazel Park, MI 48030

$79,900

2 bd · 1.0 ba · 653 sqft · SingleFamily public records · 136 Days on market

Built 1946 4,356 sqft lot Est $131k · 39% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 Hazel Park Ranch! Welcome to this 2-bedroom, 1-bath home in the heart of one of Metro Detroit's most sought-after communities. Perfectly sized for easy living, this ranch features a functional layout with plenty of natural light. Step outside to a private, fenced backyard - ideal for summer BBQs or your furry friends - on a manageable 4,356 sq. ft. lot. Located just minutes from the vibrant dining scenes of Ferndale and Royal Oak, and with quick access to I-75 and I-696, you're never far from the action. Sold as is. Buyer and agent to verify all information.

Key facts

• Functional layout
• Quick access to i-75
• 4,356 sq ft lot

Tags

• PRIVATE FENCED BACKYARD
• FUNCTIONAL LAYOUT
• QUICK ACCESS TO I-75
• QUICK ACCESS TO I-696
• MINUTES FROM DINING SCENES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Aluminum and vinyl siding
• Exterior features: Paved road access; Lot dimensions approximately 40 x 108 (0.1 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 6.2% 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); 135 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $80k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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.
8. 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.
9. 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: 1.71% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $131,253
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1474 E Milton Ave	0.25mi	2/1.0	682 (+4%)	2mo	$155,000	$227	79
1403 E Bernhard Ave	0.15mi	2/1.0	695 (+6%)	8mo	$139,600	$201	76
1424 E Harry Ave	0.23mi	1/1.0 (-1)	643 (-2%)	10mo	$65,000	$101	74
346 E Bernhard Ave	0.51mi	2/1.0	643 (-2%)	2mo	$143,000	$222	72
1149 E Milton Ave	0.19mi	2/1.0	702 (+8%)	11mo	$79,000	$113	70
1721 E Milton Ave E	0.34mi	2/1.0	732 (+12%)	5mo	$125,000	$171	59
1771 E George Ave	0.44mi	2/1.0	724 (+11%)	8mo	$93,000	$128	54
1706 E Pearl Ave	0.42mi	3/1.0 (+1)	728 (+12%)	3mo	$165,000	$227	54
1320 E Goulson Ave	0.47mi	2/1.0	726 (+11%)	7mo	$136,000	$187	53
74 W Bernhard Ave	0.68mi	2/1.0	597 (-9%)	3mo	$131,000	$219	52
101 W Maxlow Ave	0.70mi	2/1.0	629 (-4%)	13mo	$132,000	$210	51
1929 Michael Ave	0.47mi	1/1.0 (-1)	598 (-8%)	11mo	$69,500	$116	50

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: 1.51×
• Total profit: $11,322
• Equity at exit: $11,913

10-year hold

• IRR: 21.6%
• Equity multiple: 2.83×
• Total profit: $41,030
• Equity at exit: $6,908

Cash invested: $22,372 (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: 135
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$419
• Tax from tax record: −$245 /mo · $2,943/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $381

Break-even live

Break-even rent $883

Max offer price $79,900

Occupancy floor 67%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	0.12mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	18d	1	0.25mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	22d	1	0.50mi
27 E Milton Ave Hazel Park, MI	1.0	1.0	568	$1,050	$1.85	15d	1	0.57mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	24d	1	0.77mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	24d	1	0.78mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	0.79mi
23773 Hazelwood Ave Hazel Park, MI	2.0	1.0	671	$1,400	$2.09	12d	1	1.07mi
1770 E Woodward Heights Blvd Unit C1 Hazel Park, MI	1.0	1.0	550	$1,350	$2.45	24d	1	1.13mi
1770 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	712	$1,400	$1.96	5d	1	1.13mi
1770 E Woodward Heights Blvd Unit C6 Hazel Park, MI	1.0	1.0	550	$1,100	$2.00	24d	1	1.13mi
1045 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	715	$1,209	$1.69	24d	3	1.13mi

Listing history 48 events

1. 2026-06-18
   days on market $79,900 Active 136 DOM
2. 2026-06-17
   days on market $79,900 Active 135 DOM
3. 2026-06-16
   days on market $79,900 Active 134 DOM
4. 2026-06-15
   days on market $79,900 Active 133 DOM
5. 2026-06-13
   days on market $79,900 Active 131 DOM
6. 2026-06-13
   days on market $79,900 Active 130 DOM
7. 2026-06-09
   days on market $79,900 Active 127 DOM
8. 2026-06-08
   days on market $79,900 Active 126 DOM
9. 2026-06-07
   days on market $79,900 Active 125 DOM
10. 2026-06-04
    days on market $79,900 Active 122 DOM
11. 2026-06-03
    days on market $79,900 Active 121 DOM
12. 2026-06-02
    days on market $79,900 Active 120 DOM
13. 2026-06-01
    days on market $79,900 Active 119 DOM
14. 2026-05-31
    days on market $79,900 Active 118 DOM
15. 2026-04-23
    price $79,900 573-char remark

    Show marketing remark (573 chars)

    Charming Hazel Park Ranch! Welcome to this 2-bedroom, 1-bath home in the heart of one of Metro Detroit's most sought-after communities. Perfectly sized for easy living, this ranch features a functional layout with plenty of natural light. Step outside to a private, fenced backyard - ideal for summer BBQs or your furry friends - on a manageable 4,356 sq. ft. lot. Located just minutes from the vibrant dining scenes of Ferndale and Royal Oak, and with quick access to I-75 and I-696, you're never far from the action. Sold as is. Buyer and agent to verify all information.

16. 2026-04-23
    price $79,900

    Show marketing remark (573 chars)

    Charming Hazel Park Ranch! Welcome to this 2-bedroom, 1-bath home in the heart of one of Metro Detroit's most sought-after communities. Perfectly sized for easy living, this ranch features a functional layout with plenty of natural light. Step outside to a private, fenced backyard - ideal for summer BBQs or your furry friends - on a manageable 4,356 sq. ft. lot. Located just minutes from the vibrant dining scenes of Ferndale and Royal Oak, and with quick access to I-75 and I-696, you're never far from the action. Sold as is. Buyer and agent to verify all information.

17. 2026-03-15
    price $89,900 573-char remark

    Show marketing remark (573 chars)

    Charming Hazel Park Ranch! Welcome to this 2-bedroom, 1-bath home in the heart of one of Metro Detroit's most sought-after communities. Perfectly sized for easy living, this ranch features a functional layout with plenty of natural light. Step outside to a private, fenced backyard - ideal for summer BBQs or your furry friends - on a manageable 4,356 sq. ft. lot. Located just minutes from the vibrant dining scenes of Ferndale and Royal Oak, and with quick access to I-75 and I-696, you're never far from the action. Sold as is. Buyer and agent to verify all information.

18. 2026-03-14
    price $89,900
19. 2026-02-25
    status Active
20. 2026-02-24
    historical
21. 2026-02-03
    listed $99,500 Active
22. 2026-02-02
    listed $99,500 Active 573-char remark

    Show marketing remark (573 chars)

    Charming Hazel Park Ranch! Welcome to this 2-bedroom, 1-bath home in the heart of one of Metro Detroit's most sought-after communities. Perfectly sized for easy living, this ranch features a functional layout with plenty of natural light. Step outside to a private, fenced backyard - ideal for summer BBQs or your furry friends - on a manageable 4,356 sq. ft. lot. Located just minutes from the vibrant dining scenes of Ferndale and Royal Oak, and with quick access to I-75 and I-696, you're never far from the action. Sold as is. Buyer and agent to verify all information.

23. 2024-11-09
    historical
24. 2024-11-09
    historical
25. 2024-09-19
    price $140,000
26. 2024-09-19
    price $140,000
27. 2024-09-19
    status Active
28. 2024-09-19
    status Active
29. 2024-08-08
    historical
30. 2024-08-08
    historical
31. 2024-07-17
    price $124,900
32. 2024-07-17
    price $124,900
33. 2024-07-10
    listed $139,900 Active
34. 2024-07-10
    listed $139,900 Active
35. 2024-07-08
    historical
36. 2024-07-08
    historical
37. 2024-07-06
    listed $119,999 Active
38. 2024-07-06
    listed $119,999 Active
39. 2024-07-03
    historical
40. 2024-07-03
    historical
41. 2023-06-09
    soldstatus $50,000 Sold
42. 2023-06-09
    soldstatus $50,000 Closed
43. 2023-06-08
    soldstatus $50,000
44. 2023-02-07
    status Pending
45. 2023-02-07
    status Pending
46. 2023-02-03
    listed $55,000 Active
47. 2023-02-03
    listed $55,000 Active
48. 1985-07-01
    soldstatus $13,000

ⓘ 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: $2,943 · $245/mo
• Projected year-2 tax: $2,943 · $245/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 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: $16,390
• − Mortgage interest: −$4,476
• − Property taxes: −$2,943
• − Insurance: −$400
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,324
• Taxable income: $3,625
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $3,708/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

+514.6% since first listed

34 events — show timeline

• 2026-04-23 Price Changed $79,900 MiRealSource-MiMLS
• 2026-04-23 Price Changed $79,900 REALCOMP
• 2026-03-15 Price Changed $89,900 MiRealSource-MiMLS
• 2026-03-14 Price Changed $89,900 REALCOMP
• 2026-02-25 Relisted — REALCOMP
• 2026-02-24 Listing Removed — REALCOMP
• 2026-02-03 Listed $99,500 REALCOMP
• 2026-02-02 Listed $99,500 MiRealSource-MiMLS
• 2024-11-09 Listing Removed — REALCOMP
• 2024-11-09 Listing Removed — MiRealSource-MiMLS
• 2024-09-19 Price Changed $140,000 MiRealSource-MiMLS
• 2024-09-19 Price Changed $140,000 REALCOMP
• 2024-09-19 Relisted — REALCOMP
• 2024-09-19 Relisted — MiRealSource-MiMLS
• 2024-08-08 Listing Removed — REALCOMP
• 2024-08-08 Listing Removed — MiRealSource-MiMLS
• 2024-07-17 Price Changed $124,900 MiRealSource-MiMLS
• 2024-07-17 Price Changed $124,900 REALCOMP
• 2024-07-10 Listed $139,900 REALCOMP
• 2024-07-10 Listed $139,900 MiRealSource-MiMLS
• 2024-07-08 Listing Removed — MiRealSource-MiMLS
• 2024-07-08 Listing Removed — REALCOMP
• 2024-07-06 Listed $119,999 MiRealSource-MiMLS
• 2024-07-06 Listed $119,999 REALCOMP
• 2024-07-03 Coming Soon — MiRealSource-MiMLS
• 2024-07-03 Coming Soon — REALCOMP
• 2023-06-09 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2023-06-09 Sold (MLS) $50,000 REALCOMP
• 2023-06-08 Sold (Public Records) $50,000 Public Records
• 2023-02-07 Pending — MiRealSource-MiMLS
• 2023-02-07 Pending — REALCOMP
• 2023-02-03 Listed $55,000 MiRealSource-MiMLS
• 2023-02-03 Listed $55,000 REALCOMP
• 1985-07-01 Sold (Public Records) $13,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,943 · -11.3% YoY. Source: county tax records.