20025 Hubbell St · Detroit, MI 48235

$59,900

3 bd · 1.0 ba · 1,022 sqft · MultiFamily public records · 31 Days on market

Built 1947 4,356 sqft lot $59/sqft · 63% below area ↓ 33% since listing

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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 +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

Key facts

• 4,356 sq ft lot
• Built 1947
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.4% 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: Rents rising (+3.2%/yr); 283 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 43% of the median local income ($39k/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 $414 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 + 3.2% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y ago; this cycle's ask has dropped $8k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1947 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.32% ✓
• Cap rate: 19.43%
• Cash-on-cash: 46.90%
• DSCR: 3.09
• GRM: 3.6

CMA / ARV

• ARV (median comp): $162,394
• List price: $59,900
• Delta: -63.11%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 44.5%
• Equity multiple: 2.93×
• Total profit: $32,435
• Equity at exit: $8,931

10-year hold

• IRR: 50.6%
• Equity multiple: 5.99×
• Total profit: $83,612
• Equity at exit: $5,179

Cash invested: $16,772 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$314
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $656

Break-even live

Break-even rent $562

Max offer price $59,900

Occupancy floor 48%

Sensitivity live

Price	-10% $689	-5% $672	+0% $656	+5% $639	+10% $622
Rent	-10% $546	-5% $601	+0% $656	+5% $711	+10% $765
Rate	-1.0pp $686	-0.5pp $671	base $656	+0.5pp $640	+1.0pp $624

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	17d	1	0.23mi
20426 Tracey St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	25d	1	0.52mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	5d	1	0.61mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	15d	5	0.69mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	3d	1	0.73mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.81mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	0.83mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	17d	1	0.86mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	20d	1	1.03mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	1.04mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	25d	1	1.04mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	3d	1	1.07mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	17d	1	1.08mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	1.09mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	44d	1	1.09mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	1.11mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	18d	1	1.12mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	18d	1	1.14mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	21d	1	1.15mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	25d	3	1.15mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	1.16mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	1.17mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	5d	1	1.18mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	25d	1	1.18mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	1.25mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	44d	1	1.29mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	1.30mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	25d	1	1.31mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	1.33mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	17d	1	1.34mi
14051 W Nine Mile Rd Oak Park, MI	2.0	1.0	900	$1,100	$1.22	25d	1	1.35mi
22108 Dante St Oak Park, MI	2.0	1.0	898	$1,250	$1.39	25d	1	1.36mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	18d	1	1.39mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	2d	1	1.40mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	1.41mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	1.41mi
22148 Dante St #211 Oak Park, MI	2.0	1.0	916	$1,475	$1.61	25d	1	1.42mi
22148 Dante St #211 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	18d	1	1.42mi
22148 Dante St #212 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	22d	1	1.42mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	44d	1	1.43mi

Listing history 26 events

1. 2026-05-11
   status Pending 201-char remark

   Show marketing remark (201 chars)

   Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

2. 2026-05-11
   status Pending 201-char remark

   Show marketing remark (201 chars)

   Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

3. 2026-05-06
   price $59,900 201-char remark

   Show marketing remark (201 chars)

   Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

4. 2026-05-06
   status Active 201-char remark

   Show marketing remark (201 chars)

   Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

5. 2026-05-06
   status Active 201-char remark

   Show marketing remark (201 chars)

   Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

6. 2026-05-06
   price $59,900 201-char remark

   Show marketing remark (201 chars)

   Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

7. 2026-04-28
   status Pending 201-char remark

   Show marketing remark (201 chars)

   Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

8. 2026-04-28
   status Pending 201-char remark

   Show marketing remark (201 chars)

   Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

9. 2026-04-09
   status Active 201-char remark

   Show marketing remark (201 chars)

   Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

10. 2026-04-09
    status Active 201-char remark

    Show marketing remark (201 chars)

    Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

11. 2026-03-30
    status Pending 201-char remark

    Show marketing remark (201 chars)

    Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

12. 2026-03-30
    status Pending 201-char remark

    Show marketing remark (201 chars)

    Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

13. 2026-03-23
    listed $67,500 Active 201-char remark

    Show marketing remark (201 chars)

    Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

14. 2026-03-23
    listed $67,500 Active 201-char remark

    Show marketing remark (201 chars)

    Here is the beautiful brick home you've been waiting on! Property is in great shape and is just missing its new owner! Great location, great home, great price. Come check it out quick before it's gone!

15. 2017-11-13
    soldstatus $53,500
16. 2015-10-02
    historical
17. 2015-10-02
    historical
18. 2015-09-20
    status Active
19. 2015-09-15
    historical
20. 2015-04-26
    status Active
21. 2015-04-20
    historical
22. 2014-10-22
    listed $32,000 Active
23. 2014-10-22
    listed $32,000
24. 2006-10-31
    soldstatus $102,000
25. 1999-12-09
    historical
26. 1999-07-06
    listed $90,000

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,257 · $105/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 ≥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: $16,700
• − Mortgage interest: −$3,355
• − Property taxes: −$1,257
• − Insurance: −$300
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$1,743
• Taxable income: $7,373
• Est. tax owed @ 24.0%: −$1,770
• After-tax cash flow: $6,097/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

-33.4% since first listed

26 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-05-06 Price Changed $59,900 MiRealSource-MiMLS
• 2026-05-06 Relisted — MiRealSource-MiMLS
• 2026-05-06 Relisted — REALCOMP
• 2026-05-06 Price Changed $59,900 REALCOMP
• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-28 Pending — REALCOMP
• 2026-04-09 Relisted — MiRealSource-MiMLS
• 2026-04-09 Relisted — REALCOMP
• 2026-03-30 Pending — MiRealSource-MiMLS
• 2026-03-30 Pending — REALCOMP
• 2026-03-23 Listed $67,500 REALCOMP
• 2026-03-23 Listed $67,500 MiRealSource-MiMLS
• 2017-11-13 Sold (Public Records) $53,500 Public Records
• 2015-10-02 Listing Removed — REALCOMP
• 2015-10-02 Listing Removed — MiRealSource-MiMLS
• 2015-09-20 Relisted — REALCOMP
• 2015-09-15 Listing Removed — REALCOMP
• 2015-04-26 Relisted — REALCOMP
• 2015-04-20 Listing Removed — REALCOMP
• 2014-10-22 Listed $32,000 MiRealSource-MiMLS
• 2014-10-22 Listed $32,000 REALCOMP
• 2006-10-31 Sold (Public Records) $102,000 Public Records
• 1999-12-09 Listing Removed — REALCOMP
• 1999-07-06 Listed $90,000 REALCOMP

Property tax history

+0.7%/yr

Latest (2025): $1,257 · -54.0% YoY. Source: county tax records.