3417 Hurlbut St · Detroit, MI 48214

$65,000

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 51 Days on market

Built 1912 7,405 sqft lot $49/sqft · 14% above area Est $60k · 9% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• ARV discount +3.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A WIDE YARD LOT IN AN AREA THE CITY HAS UPDATED THE INFRASTRUCTURE; SUPPORTS THIS 3 BEDROOM HOME, all upstairs COLONIAL STYLE. SIDING AND WINDOWS NEEDED. or PAINT AS HISTORICAL. OFFERS FRONT PORCH CHARM, ATTIC AND BASEMENT

Key facts

• Attic
• Colonial style
• Basement

Tags

• WIDE YARD LOT
• UPDATED INFRASTRUCTURE
• COLONIAL STYLE
• FRONT PORCH CHARM
• ATTIC
• BASEMENT

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No garage
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Two levels; Ground-level entry with steps
• Construction: Wood siding exterior; Brick/mortar foundation; Built area above grade approximately 1,400 square feet
• Exterior features: Paved road access; Lot dimensions approximately 65 x 115 (0.17 acres)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 6 total rooms (bedrooms not separately specified)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Full, unfinished basement
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 10.2% 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: 298 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,324/mo this rent would consume 47% of the median local household income ($34k/yr) (locally 1364% 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 $449 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 + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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.
• Current owner paid $25k; list at $65k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1912 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.04% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.33%
• DSCR: 2.66
• GRM: 4.1

CMA / ARV

• ARV (median comp): $59,796
• List price: $65,000
• Delta: 8.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3466 Bewick St	0.09mi	3/2.0	1,308 (-2%)	6mo	$119,900	$92	83
9385 Dorchester St	0.31mi	3/2.0	1,311 (-2%)	6mo	$18,000	$14	74
3459 Saint Clair St	0.20mi	3/2.0	1,250 (-6%)	7mo	$119,900	$96	70
4472 French Rd	0.66mi	3/1.0	1,245 (-7%)	4mo	$98,000	$79	54
3517 Belvidere St	0.33mi	2/2.0 (-1)	1,496 (+12%)	5mo	$71,000	$47	51
2254 Lillibridge St	0.67mi	3/1.0	1,184 (-11%)	2mo	$105,000	$89	48
4533 Mcclellan St	0.63mi	3/1.0	1,194 (-11%)	7mo	$86,000	$72	47
3504 Beniteau St	0.62mi	3/1.0	1,185 (-11%)	7mo	$13,950	$12	47
4012 Lemay St	0.59mi	3/1.0	1,150 (-14%)	7mo	$70,000	$61	43
3894 Lillibridge St	0.63mi	4/1.5 (+1)	1,208 (-10%)	6mo	$49,900	$41	43
3869 Burns St	0.69mi	4/1.5 (+1)	1,505 (+13%)	2mo	$230,000	$153	38
4780 Hurlbut St	0.71mi	4/2.0 (+1)	1,489 (+12%)	2mo	$155,000	$104	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 2.40×
• Total profit: $25,562
• Equity at exit: $9,692

10-year hold

• IRR: 40.3%
• Equity multiple: 4.78×
• Total profit: $68,844
• Equity at exit: $5,620

Cash invested: $18,200 (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 48214

• Active inventory: 298
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$341
• Tax from tax record: −$112 /mo · $1,343/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $566

Break-even live

Break-even rent $607

Max offer price $65,000

Occupancy floor 52%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	3d	1	0.11mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	44d	1	0.16mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	24d	1	0.16mi
2544 Cadillac Blvd Unit 2 Detroit, MI	2.0	1.0	973	$825	$0.85	24d	1	0.33mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	15d	1	0.40mi
2282 Belvidere St Unit 102 Detroit, MI	2.0	2.0	1000	$1,250	$1.25	44d	1	0.47mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	44d	1	0.48mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	44d	1	0.66mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	44d	1	0.67mi
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	15d	1	0.70mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	44d	1	0.70mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	0.72mi
15111 E Vernor Hwy Unit 6 Detroit, MI	2.0	1.0	900	$1,200	$1.33	24d	1	0.76mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	17d	1	0.76mi
8925 E Jefferson Ave Detroit, MI	1.0–2.0	1.0–2.0	1050	$1,945	$1.85	44d	9	1.01mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	44d	1	1.01mi
8845 E Jefferson Apt 208 Detroit, MI	2.0	1.5	992	$1,635	$1.65	44d	1	1.04mi
8845 E Jefferson Ave Unit 203 Detroit, MI	2.0	1.5	1024	$1,515	$1.48	44d	1	1.04mi
8845 E Jefferson Ave Unit 205 Detroit, MI	2.0	1.5	960	$1,425	$1.48	44d	1	1.04mi
8845 E Jefferson Ave Unit 206 Detroit, MI	2.0	1.5	1230	$1,660	$1.35	44d	1	1.04mi
8845 E Jefferson Ave Unit 207 Detroit, MI	2.0	1.5	1500	$1,695	$1.13	44d	1	1.04mi
8845 E Jefferson Ave Unit 302 Detroit, MI	2.0	2.0	885	$1,460	$1.65	44d	1	1.04mi
8845 E Jefferson Ave Unit 204 Detroit, MI	2.0	1.5	1150	$2,350	$2.04	44d	1	1.04mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	1.05mi
8001 Kercheval Ave Detroit, MI	1.0–2.0	1.0–2.0	984	$2,270	$2.31	2d	3	1.06mi
450 Marquette Dr Detroit, MI	2.0	1.0	972	$1,200	$1.23	20d	1	1.18mi
3460 Field St Detroit, MI	2.0	1.0	1000	$1,260	$1.26	5d	1	1.24mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	17d	1	1.25mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	17d	1	1.27mi
7410 Kercheval Ave Unit 212 Detroit, MI	2.0	2.0	1017	$1,950	$1.92	44d	1	1.33mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	18d	1	1.35mi
1454 Townsend St #101 Detroit, MI	2.0	2.0	1268	$2,500	$1.97	3d	1	1.36mi
7918 E Lafayette St #4 Detroit, MI	3.0	1.0	1150	$1,800	$1.57	18d	1	1.39mi
8100 E Jefferson Ave Detroit, MI	3.0	1.0–3.0	1089	$2,210	$2.03	19d	20	1.46mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	18d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $65,000 Active 51 DOM
2. 2026-06-17
   days on market $65,000 Active 50 DOM
3. 2026-06-15
   days on market $65,000 Active 48 DOM
4. 2026-06-13
   days on market $65,000 Active 46 DOM
5. 2026-06-13
   days on market $65,000 Active 45 DOM
6. 2026-06-10
   price $65,000 Active 42 DOM
7. 2026-06-09
   days on market $55,000 Active 42 DOM

   Show marketing remark (222 chars)

   A WIDE YARD LOT IN AN AREA THE CITY HAS UPDATED THE INFRASTRUCTURE; SUPPORTS THIS 3 BEDROOM HOME, all upstairs COLONIAL STYLE. SIDING AND WINDOWS NEEDED. or PAINT AS HISTORICAL. OFFERS FRONT PORCH CHARM, ATTIC AND BASEMENT

8. 2026-06-08
   days on market $55,000 Active 41 DOM
9. 2026-06-07
   days on market $55,000 Active 40 DOM
10. 2026-06-04
    days on market $55,000 Active 37 DOM
11. 2026-06-03
    days on market $55,000 Active 36 DOM
12. 2026-06-02
    days on market $55,000 Active 35 DOM
13. 2026-06-01
    days on market $55,000 Active 34 DOM
14. 2026-05-31
    days on market $55,000 Active 33 DOM
15. 2026-05-12
    price $55,000 222-char remark

    Show marketing remark (222 chars)

    A WIDE YARD LOT IN AN AREA THE CITY HAS UPDATED THE INFRASTRUCTURE; SUPPORTS THIS 3 BEDROOM HOME, all upstairs COLONIAL STYLE. SIDING AND WINDOWS NEEDED. or PAINT AS HISTORICAL. OFFERS FRONT PORCH CHARM, ATTIC AND BASEMENT

16. 2026-05-12
    price $55,000 222-char remark

    Show marketing remark (222 chars)

    A WIDE YARD LOT IN AN AREA THE CITY HAS UPDATED THE INFRASTRUCTURE; SUPPORTS THIS 3 BEDROOM HOME, all upstairs COLONIAL STYLE. SIDING AND WINDOWS NEEDED. or PAINT AS HISTORICAL. OFFERS FRONT PORCH CHARM, ATTIC AND BASEMENT

17. 2026-04-28
    listed $65,000 Active 222-char remark

    Show marketing remark (222 chars)

    A WIDE YARD LOT IN AN AREA THE CITY HAS UPDATED THE INFRASTRUCTURE; SUPPORTS THIS 3 BEDROOM HOME, all upstairs COLONIAL STYLE. SIDING AND WINDOWS NEEDED. or PAINT AS HISTORICAL. OFFERS FRONT PORCH CHARM, ATTIC AND BASEMENT

18. 2026-04-28
    listed $65,000 Active 222-char remark

    Show marketing remark (222 chars)

    A WIDE YARD LOT IN AN AREA THE CITY HAS UPDATED THE INFRASTRUCTURE; SUPPORTS THIS 3 BEDROOM HOME, all upstairs COLONIAL STYLE. SIDING AND WINDOWS NEEDED. or PAINT AS HISTORICAL. OFFERS FRONT PORCH CHARM, ATTIC AND BASEMENT

19. 2025-10-01
    historical
20. 2025-10-01
    historical
21. 2025-06-17
    listed $65,000 Active
22. 2025-06-17
    listed $65,000 Active
23. 2024-02-01
    soldstatus $25,000 Sold
24. 2024-02-01
    soldstatus $25,000
25. 2024-02-01
    soldstatus $25,000 Sold
26. 2024-01-16
    status Pending
27. 2024-01-16
    status Pending
28. 2024-01-03
    listed $30,000 Active
29. 2024-01-03
    listed $30,000
30. 2024-01-03
    listed $30,000 Active
31. 2013-09-19
    historical
32. 2013-09-19
    historical
33. 2013-06-06
    listed $1,900
34. 2013-06-06
    listed $1,900

ⓘ 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: $1,343 · $112/mo
• Projected year-2 tax: $1,343 · $112/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 ≥96°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: $15,888
• − Mortgage interest: −$3,641
• − Property taxes: −$1,343
• − Insurance: −$325
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$1,891
• Taxable income: $6,146
• Est. tax owed @ 24.0%: −$1,475
• After-tax cash flow: $5,318/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 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: ▼ -367.43%
• Current HPI: 102.0969
• Rent YoY: —
• 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

+3321.1% since first listed

22 events — show timeline

• 2026-06-09 Price Changed $65,000 MiRealSource-MiMLS
• 2026-06-09 Price Changed $65,000 REALCOMP
• 2026-05-12 Price Changed $55,000 MiRealSource-MiMLS
• 2026-05-12 Price Changed $55,000 REALCOMP
• 2026-04-28 Listed $65,000 REALCOMP
• 2026-04-28 Listed $65,000 MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-06-17 Listed $65,000 REALCOMP
• 2025-06-17 Listed $65,000 MiRealSource-MiMLS
• 2024-02-01 Sold (MLS) $25,000 SW Michigan MLS
• 2024-02-01 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2024-02-01 Sold (MLS) $25,000 REALCOMP
• 2024-01-16 Pending — REALCOMP
• 2024-01-16 Pending — SW Michigan MLS
• 2024-01-03 Listed $30,000 SW Michigan MLS
• 2024-01-03 Listed $30,000 MiRealSource-MiMLS
• 2024-01-03 Listed $30,000 REALCOMP
• 2013-09-19 Listing Removed — MiRealSource-MiMLS
• 2013-09-19 Listing Removed — REALCOMP
• 2013-06-06 Listed $1,900 MiRealSource-MiMLS
• 2013-06-06 Listed $1,900 REALCOMP

Property tax history

+7.8%/yr

Latest (2025): $1,343 · +12.4% YoY. Source: county tax records.