1536 Hazelwood St · Detroit, MI 48206

$180,000

3 bd · 1.0 ba · 1,203 sqft · SingleFamily public records · 41 Days on market

Built 1915 3,920 sqft lot Est $159k · 13% over

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Why this score? — see what drove the D- 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 +15.2/30.0
• DSCR +4.6/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated at 1536 Hazelwood ST in Detroit, MI, USA, this single family residence presents itself as an inviting home, thoroughly ready for immediate occupancy. The kitchen, a warm and central gathering space, offers a distinct backsplash that adds visual appeal, complementing the practical stovetop, ready for preparing delightful meals. This established property, constructed in 1915, provides three comfortable bedrooms and a complete bathroom, creating ample personal space within its walls. An inviting porch extends a welcoming gesture, perfect for enjoying quiet moments in this pleasant residential area. This residence offers a harmonious blend of established character and comfortable living, waiting to become a cherished dwelling.

Key facts

• 3,920 sq ft lot
• Built 1915
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $61 ($734/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (19.8% below list).
• Recommended offer: $144k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 10.1% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+5.2%/yr); 273 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 38% of the median local income ($45k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 8y 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 $16k; list at $180k implies a 1025% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,302 (19.8% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $158,796
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1536 Hazelwood St	0.00mi	3/1.0	1,203 (0%)	1mo	$158,500	$132	99
1525 Taylor St	0.04mi	3/1.0	1,196 (-1%)	1mo	$15,000	$13	97
1669 W Philadelphia St	0.31mi	3/1.5	1,162 (-3%)	16mo	$205,000	$176	64
1454 W Philadelphia St	0.28mi	3/1.0	1,152 (-4%)	23mo	$215,000	$187	60
1203 W Euclid St	0.41mi	3/1.0	1,150 (-4%)	18mo	$31,500	$27	58
87 Hazelwood St	0.72mi	3/1.0	1,302 (+8%)	1mo	$27,000	$21	52
1674 W Euclid St	0.34mi	3/1.5	1,026 (-15%)	20mo	$193,500	$189	41
923 Calvert St	0.69mi	3/1.0	1,376 (+14%)	11mo	$84,900	$62	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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.56×
• Total profit: $-22,086
• Equity at exit: $26,839

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-526
• Equity at exit: $15,563

Cash invested: $50,400 (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 48206

• Rents YoY: 5.2%
• Active inventory: 273
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$944
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $61

Break-even live

Break-even rent $1,366

Max offer price $180,000

Occupancy floor 91%

Sensitivity live

Price	-10% $163	-5% $112	+0% $61	+5% $10	+10% $-41
Rent	-10% $-53	-5% $4	+0% $61	+5% $118	+10% $175
Rate	-1.0pp $152	-0.5pp $107	base $61	+0.5pp $15	+1.0pp $-33

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1628 Gladstone St Unit 2 Detroit, MI	2.0	1.0	800	$1,050	$1.31	45d	1	0.08mi
1626 Gladstone St Unit 1 Detroit, MI	2.0	1.0	800	$1,300	$1.62	45d	1	0.08mi
1542 W Euclid St Detroit, MI	2.0	1.0	1100	$1,150	$1.05	6d	1	0.30mi
1534 W Euclid St Detroit, MI	2.0	1.0	1200	$1,150	$0.96	13d	1	0.30mi
1534 W Euclid St Unit 1534 Euclid Detroit, MI	2.0	1.0	1200	$1,150	$0.96	45d	1	0.30mi
2021 Blaine St Detroit, MI	1.0–2.0	1.0	684	$1,200	$1.75	45d	1	0.38mi
1710 Virginia Park St Detroit, MI	2.0	2.0	1350	$1,300	$0.96	6d	1	0.39mi
1226 Virginia Park St Unit 1226 Virginia Park, Upper V 1/10/26 (T) Detroit, MI	3.0	1.0	1100	$1,200	$1.09	45d	1	0.41mi
8263 Merrill St Detroit, MI	2.0	1.5	1092	$1,600	$1.47	45d	1	0.45mi
1974 Virginia Park St Detroit, MI	2.0	2.0	1200	$1,995	$1.66	45d	1	0.45mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	4d	1	0.46mi
1400 Seward Ave Unit 305 Detroit, MI	2.0	1.0	950	$1,295	$1.36	4d	1	0.46mi
1400 Seward Ave Unit 305 Detroit, MI	2.0	1.0	950	$1,295	$1.36	6d	1	0.46mi
1400 Seward Ave Detroit, MI	2.0	1.0	950	$1,295	$1.36	6d	1	0.46mi
719 Gladstone Ave Detroit, MI	2.0	1.0	1200	$1,750	$1.46	21d	1	0.52mi
715 Gladstone Ave Detroit, MI	2.0	1.0	1200	$1,750	$1.46	21d	1	0.52mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	13d	1	0.54mi
1251 Glynn Ct Detroit, MI	2.0	1.0	705	$1,288	$1.83	3d	2	0.57mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	6d	1	0.57mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	45d	1	0.61mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	25d	1	0.62mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	45d	1	0.62mi
7640 Woodrow Wilson St Unit 1 Detroit, MI	3.0	1.5	1095	$1,400	$1.28	45d	1	0.63mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	16d	1	0.66mi
1800 W Bethune St Detroit, MI	2.0	1.0	800	$1,850	$2.31	45d	1	0.66mi
1800 W Bethune St Detroit, MI	2.0	1.0	656	$1,645	$2.51	25d	3	0.66mi
1800 W Bethune St Unit 1228665P Detroit, MI	2.0	1.0	904	$3,135	$3.47	45d	1	0.67mi
2531 Pingree St Unit 2 (FL 2) Detroit, MI	3.0	1.0	893	$1,100	$1.23	3d	1	0.70mi
2045 Calvert St Detroit, MI	2.0	2.0	1400	$1,600	$1.14	45d	1	0.70mi
700 Seward Ave Detroit, MI	2.0	1.0	988	$1,845	$1.87	3d	2	0.71mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	45d	1	0.71mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	45d	1	0.71mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	45d	1	0.71mi
888 Pallister Detroit, MI	1.0–2.0	1.0	609	$1,250	$2.05	45d	1	0.73mi
70 Clairmount Ave Unit 2B Detroit, MI	2.0	1.0	955	$1,400	$1.47	4d	1	0.76mi
7340 Churchill St Unit 2 Detroit, MI	2.0	1.0	1046	$1,100	$1.05	25d	1	0.80mi
100 Seward Ave Detroit, MI	2.0	1.0–2.0	905	$1,575	$1.74	23d	1	0.85mi
59 Seward St Detroit, MI	1.0–2.0	1.0	976	$1,363	$1.40	45d	1	0.91mi
68 E Philadelphia St Detroit, MI	3.0	2.0	1000	$1,750	$1.75	45d	1	0.94mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	45d	1	0.98mi

Listing history 35 events

1. 2026-04-28
   status Pending 741-char remark

   Show marketing remark (741 chars)

   Situated at 1536 Hazelwood ST in Detroit, MI, USA, this single family residence presents itself as an inviting home, thoroughly ready for immediate occupancy. The kitchen, a warm and central gathering space, offers a distinct backsplash that adds visual appeal, complementing the practical stovetop, ready for preparing delightful meals. This established property, constructed in 1915, provides three comfortable bedrooms and a complete bathroom, creating ample personal space within its walls. An inviting porch extends a welcoming gesture, perfect for enjoying quiet moments in this pleasant residential area. This residence offers a harmonious blend of established character and comfortable living, waiting to become a cherished dwelling.

2. 2026-04-28
   status Pending

   Show marketing remark (741 chars)

   Situated at 1536 Hazelwood ST in Detroit, MI, USA, this single family residence presents itself as an inviting home, thoroughly ready for immediate occupancy. The kitchen, a warm and central gathering space, offers a distinct backsplash that adds visual appeal, complementing the practical stovetop, ready for preparing delightful meals. This established property, constructed in 1915, provides three comfortable bedrooms and a complete bathroom, creating ample personal space within its walls. An inviting porch extends a welcoming gesture, perfect for enjoying quiet moments in this pleasant residential area. This residence offers a harmonious blend of established character and comfortable living, waiting to become a cherished dwelling.

3. 2026-03-19
   listed $180,000 Active

   Show marketing remark (741 chars)

   Situated at 1536 Hazelwood ST in Detroit, MI, USA, this single family residence presents itself as an inviting home, thoroughly ready for immediate occupancy. The kitchen, a warm and central gathering space, offers a distinct backsplash that adds visual appeal, complementing the practical stovetop, ready for preparing delightful meals. This established property, constructed in 1915, provides three comfortable bedrooms and a complete bathroom, creating ample personal space within its walls. An inviting porch extends a welcoming gesture, perfect for enjoying quiet moments in this pleasant residential area. This residence offers a harmonious blend of established character and comfortable living, waiting to become a cherished dwelling.

4. 2026-03-19
   listed $180,000 Active 741-char remark

   Show marketing remark (741 chars)

   Situated at 1536 Hazelwood ST in Detroit, MI, USA, this single family residence presents itself as an inviting home, thoroughly ready for immediate occupancy. The kitchen, a warm and central gathering space, offers a distinct backsplash that adds visual appeal, complementing the practical stovetop, ready for preparing delightful meals. This established property, constructed in 1915, provides three comfortable bedrooms and a complete bathroom, creating ample personal space within its walls. An inviting porch extends a welcoming gesture, perfect for enjoying quiet moments in this pleasant residential area. This residence offers a harmonious blend of established character and comfortable living, waiting to become a cherished dwelling.

5. 2026-03-17
   historical $180,000 741-char remark

   Show marketing remark (741 chars)

   Situated at 1536 Hazelwood ST in Detroit, MI, USA, this single family residence presents itself as an inviting home, thoroughly ready for immediate occupancy. The kitchen, a warm and central gathering space, offers a distinct backsplash that adds visual appeal, complementing the practical stovetop, ready for preparing delightful meals. This established property, constructed in 1915, provides three comfortable bedrooms and a complete bathroom, creating ample personal space within its walls. An inviting porch extends a welcoming gesture, perfect for enjoying quiet moments in this pleasant residential area. This residence offers a harmonious blend of established character and comfortable living, waiting to become a cherished dwelling.

6. 2025-12-18
   historical $1,500
7. 2025-12-17
   historical
8. 2025-12-17
   historical
9. 2025-10-08
   price $185,000
10. 2025-10-08
    price $185,000
11. 2025-09-24
    listed $1,500
12. 2025-09-24
    historical $1,500
13. 2025-09-24
    listed $1,500
14. 2025-09-11
    listed $199,000 Active
15. 2025-09-11
    listed $199,000 Active
16. 2018-08-17
    soldstatus $16,000 Sold
17. 2018-08-17
    soldstatus $16,000 Closed
18. 2018-07-21
    status Pending
19. 2018-07-21
    status Pending
20. 2018-07-20
    status Active
21. 2018-07-12
    historical
22. 2018-07-11
    price $19,900
23. 2018-07-10
    price $19,900
24. 2018-07-06
    status Active
25. 2018-06-18
    historical
26. 2018-04-13
    status Active
27. 2018-04-11
    historical
28. 2018-03-23
    status Active
29. 2018-03-20
    historical
30. 2018-02-23
    status Active
31. 2018-02-15
    historical
32. 2018-01-29
    listed $25,000 Active
33. 2018-01-29
    listed $25,000 Active
34. 2001-03-05
    soldstatus $10,000
35. 1997-06-30
    soldstatus $7,000

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$1,027/yr (+$86/mo · 143.0%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,316
• − Mortgage interest: −$10,083
• − Property taxes: −$718
• − Insurance: −$900
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$5,236
• Taxable loss: −$2,392
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $1,308/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

+2471.4% since first listed

35 events — show timeline

• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-28 Pending — REALCOMP
• 2026-03-19 Listed $180,000 REALCOMP
• 2026-03-19 Listed $180,000 MiRealSource-MiMLS
• 2026-03-17 Coming Soon $180,000 MiRealSource-MiMLS
• 2025-12-18 Rental Removed $1,500 REALSOURCE
• 2025-12-17 Listing Removed — REALCOMP
• 2025-12-17 Listing Removed — MiRealSource-MiMLS
• 2025-10-08 Price Changed $185,000 MiRealSource-MiMLS
• 2025-10-08 Price Changed $185,000 REALCOMP
• 2025-09-24 Listed for Rent $1,500 REALSOURCE
• 2025-09-24 Rental Removed $1,500 REALCOMP
• 2025-09-24 Listed for Rent $1,500 REALCOMP
• 2025-09-11 Listed $199,000 REALCOMP
• 2025-09-11 Listed $199,000 MiRealSource-MiMLS
• 2018-08-17 Sold (MLS) $16,000 MiRealSource-MiMLS
• 2018-08-17 Sold (MLS) $16,000 REALCOMP
• 2018-07-21 Pending — MiRealSource-MiMLS
• 2018-07-21 Pending — REALCOMP
• 2018-07-20 Relisted — REALCOMP
• 2018-07-12 Listing Removed — REALCOMP
• 2018-07-11 Price Changed $19,900 MiRealSource-MiMLS
• 2018-07-10 Price Changed $19,900 REALCOMP
• 2018-07-06 Relisted — REALCOMP
• 2018-06-18 Listing Removed — REALCOMP
• 2018-04-13 Relisted — REALCOMP
• 2018-04-11 Listing Removed — REALCOMP
• 2018-03-23 Relisted — REALCOMP
• 2018-03-20 Listing Removed — REALCOMP
• 2018-02-23 Relisted — REALCOMP
• 2018-02-15 Listing Removed — REALCOMP
• 2018-01-29 Listed $25,000 MiRealSource-MiMLS
• 2018-01-29 Listed $25,000 REALCOMP
• 2001-03-05 Sold (Public Records) $10,000 Public Records
• 1997-06-30 Sold (Public Records) $7,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $718 · -6.7% YoY. Source: county tax records.