4280 Hurlbut St · Detroit, MI 48214

$19,000

2 bd · 1.0 ba · 875 sqft · SingleFamily public records · 283 Days on market

Built 1913 3,920 sqft lot $22/sqft · 31% below area Est $27k · 31% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• 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

This home on the east side is ready for some love. Purchase outright, or bring $10k with a land contract. Just a few blocks from Pingree Park and within a few minutes from all the great development along Kercheval.

Key facts

• 3,920 sq ft lot
• Built 1913
• Listed 283 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $19k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).
• Recommended offer: $17k (12.0% below list) — sets the bar for market timing.
• Cap rate 47.3% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 36% of the median local income ($34k/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 $131 of loan paydown is wiped out by about $570 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y 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 $5k; list at $19k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $16,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1913 — 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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.32% ✓
• Cap rate: 47.25%
• Cash-on-cash: 146.29%
• DSCR: 7.51
• GRM: 1.6

CMA / ARV

• ARV (median comp): $27,380
• List price: $19,000
• Delta: -30.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5071 Saint Clair St	0.44mi	3/1.0 (+1)	872 (-0%)	1mo	$12,000	$14	73
4482 Harding St	0.26mi	3/1.0 (+1)	847 (-3%)	15mo	$20,000	$24	65
4177 Cadillac Blvd	0.14mi	2/1.5	950 (+9%)	16mo	$35,000	$37	64
5081 Belvidere St	0.54mi	2/1.0	890 (+2%)	17mo	$68,000	$76	58
4143 Holcomb St	0.42mi	3/1.0 (+1)	962 (+10%)	1mo	$15,000	$16	58
3855 Harding St	0.28mi	3/1.0 (+1)	986 (+13%)	8mo	$45,000	$46	54
5232 Mcclellan St	0.56mi	3/1.0 (+1)	1,001 (+14%)	0mo	$33,000	$33	45
4846 Crane St	0.61mi	2/1.0	750 (-14%)	15mo	$30,000	$40	35
5398 Cooper St	0.64mi	3/1.0 (+1)	998 (+14%)	18mo	$67,500	$68	27

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: —
• Equity multiple: 8.19×
• Total profit: $38,254
• Equity at exit: $2,833

10-year hold

• IRR: —
• Equity multiple: 17.28×
• Total profit: $86,608
• Equity at exit: $1,643

Cash invested: $5,320 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,011 high
• Mortgage (P&I): −$100
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $649

Break-even live

Break-even rent $190

Max offer price $19,000

Occupancy floor 31%

Sensitivity live

Price	-10% $659	-5% $654	+0% $649	+5% $643	+10% $638
Rent	-10% $569	-5% $609	+0% $649	+5% $688	+10% $728
Rate	-1.0pp $658	-0.5pp $653	base $649	+0.5pp $644	+1.0pp $639

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: $4,750
• Closing costs: $570
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	15d	1	0.12mi
3954 Saint Clair St Unit 2 Detroit, MI	1.0	1.0	1080	$650	$0.60	12d	1	0.23mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	24d	1	0.47mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	44d	1	0.47mi
4735 Rohns St Unit 2A Detroit, MI	1.0	1.0	700	$900	$1.29	2d	1	0.50mi
4735 Rohns St Unit 4A Detroit, MI	2.0	1.0	850	$1,000	$1.18	2d	1	0.50mi
4735 Rohns St Unit 6A Detroit, MI	2.0	1.0	850	$1,100	$1.29	2d	1	0.50mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	0.55mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	18d	1	0.59mi
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	15d	1	0.61mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	4d	1	0.62mi
3049 Montclair St Unit 1 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	0.65mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	44d	1	0.72mi
2544 Cadillac Blvd Unit 2 Detroit, MI	2.0	1.0	973	$825	$0.85	24d	1	0.86mi
2282 Belvidere St Unit 102 Detroit, MI	2.0	2.0	1000	$1,250	$1.25	44d	1	0.96mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	18d	1	1.02mi
15111 E Vernor Hwy Unit 6 Detroit, MI	2.0	1.0	900	$1,200	$1.33	24d	1	1.10mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	18d	1	1.36mi
3460 Field St Detroit, MI	2.0	1.0	1000	$1,260	$1.26	5d	1	1.38mi
1341 Crane St Detroit, MI	1.0	1.0	750	$995	$1.33	2d	1	1.43mi
8001 Kercheval Ave Detroit, MI	1.0–2.0	1.0–2.0	984	$2,270	$2.31	2d	3	1.43mi
3980 Helen St Detroit, MI	2.0	1.0	800	$845	$1.06	17d	1	1.44mi
1130 Holcomb St Detroit, MI	2.0	1.0	550	$1,095	$1.99	2d	18	1.48mi

Listing history 34 events

1. 2026-06-18
   days on market $19,000 Active 283 DOM
2. 2026-06-17
   days on market $19,000 Active 282 DOM
3. 2026-06-15
   days on market $19,000 Active 280 DOM
4. 2026-06-13
   days on market $19,000 Active 278 DOM
5. 2026-06-13
   days on market $19,000 Active 277 DOM
6. 2026-06-09
   days on market $19,000 Active 274 DOM
7. 2026-06-08
   days on market $19,000 Active 273 DOM
8. 2026-06-07
   days on market $19,000 Active 272 DOM
9. 2026-06-04
   days on market $19,000 Active 269 DOM
10. 2026-06-03
    days on market $19,000 Active 268 DOM
11. 2026-06-01
    days on market $19,000 Active 266 DOM
12. 2026-05-31
    days on market $19,000 Active 265 DOM
13. 2025-09-08
    listed $19,000 Active 214-char remark

    Show marketing remark (214 chars)

    This home on the east side is ready for some love. Purchase outright, or bring $10k with a land contract. Just a few blocks from Pingree Park and within a few minutes from all the great development along Kercheval.

14. 2025-09-08
    listed $19,000 Active 214-char remark

    Show marketing remark (214 chars)

    This home on the east side is ready for some love. Purchase outright, or bring $10k with a land contract. Just a few blocks from Pingree Park and within a few minutes from all the great development along Kercheval.

15. 2025-07-11
    historical
16. 2025-07-11
    historical
17. 2025-01-10
    listed $19,000 Active
18. 2025-01-10
    listed $19,000 Active
19. 2025-01-06
    historical
20. 2025-01-06
    historical
21. 2024-07-08
    listed $25,000 Active
22. 2024-07-05
    historical
23. 2024-07-05
    listed $25,000 Active
24. 2024-07-05
    historical
25. 2024-02-05
    listed $25,000 Active
26. 2024-02-05
    listed $25,000 Active
27. 2020-02-07
    status Pending
28. 2020-01-15
    soldstatus $5,000 Sold
29. 2020-01-15
    soldstatus $5,000 Closed
30. 2020-01-08
    historical
31. 2019-12-04
    status Pending
32. 2019-12-04
    historical
33. 2019-11-17
    listed $5,000 Active
34. 2019-11-17
    listed $5,000

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $509 · $42/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: $12,129
• − Mortgage interest: −$1,064
• − Property taxes: −$509
• − Insurance: −$95
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$553
• Taxable income: $7,968
• Est. tax owed @ 24.0%: −$1,912
• After-tax cash flow: $5,870/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

+280.0% since first listed

22 events — show timeline

• 2025-09-08 Listed $19,000 REALCOMP
• 2025-09-08 Listed $19,000 MiRealSource-MiMLS
• 2025-07-11 Listing Removed — REALCOMP
• 2025-07-11 Listing Removed — MiRealSource-MiMLS
• 2025-01-10 Listed $19,000 REALCOMP
• 2025-01-10 Listed $19,000 MiRealSource-MiMLS
• 2025-01-06 Listing Removed — MiRealSource-MiMLS
• 2025-01-06 Listing Removed — REALCOMP
• 2024-07-08 Listed $25,000 REALCOMP
• 2024-07-05 Listing Removed — MiRealSource-MiMLS
• 2024-07-05 Listed $25,000 MiRealSource-MiMLS
• 2024-07-05 Listing Removed — REALCOMP
• 2024-02-05 Listed $25,000 MiRealSource-MiMLS
• 2024-02-05 Listed $25,000 REALCOMP
• 2020-02-07 Pending — REALCOMP
• 2020-01-15 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2020-01-15 Sold (MLS) $5,000 REALCOMP
• 2020-01-08 Listing Removed — REALCOMP
• 2019-12-04 Pending — REALCOMP
• 2019-12-04 Listing Removed — MiRealSource-MiMLS
• 2019-11-17 Listed $5,000 MiRealSource-MiMLS
• 2019-11-17 Listed $5,000 REALCOMP

Property tax history

-2.6%/yr

Latest (2025): $509 · -4.4% YoY. Source: county tax records.