5303 Hurlbut St · Detroit, MI 48213

$100,000

6 bd · 2.0 ba · 2,308 sqft · SingleFamily public records · 12 Days on market

Built 1924 3,920 sqft lot

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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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and well-maintained duplex located in the heart of Detroit's east side. Featuring a total of 6 bedrooms and 2 full bathrooms, this versatile two-family property presents an excellent opportunity for both owner-occupants and investors alike. Whether you're looking to live in one unit while generating rental income from the other, or add a strong cash-flowing asset to your portfolio, this property offers flexibility and long-term potential. Offered for the first time on the market, the home sits on a rare double lot, providing ample outdoor space for entertaining, parking, future improvements, or family gatherings. Each unit offers generous living space with classic Detroit character and functionality throughout. Conveniently located near major roadways, schools, parks, and local amenities, this property is ideal for buyers seeking value, space, and investment upside in an established neighborhood.

Key facts

• 3,920 sq ft lot
• Built 1924
• Listed 12 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; Two-story with ground-level entry
• Construction: Vinyl siding; Brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.09 acres (30.5 x 127)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Oil heating; No central cooling
• Interior features: Unfinished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 13.4% 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: 190 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,673/mo this rent would consume 59% of the median local household income ($34k/yr) (locally 1202% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 5y 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 $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.26%
• DSCR: 2.12
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.8%
• Equity multiple: 1.76×
• Total profit: $21,379
• Equity at exit: $14,910

10-year hold

• IRR: 27.2%
• Equity multiple: 3.40×
• Total profit: $67,152
• Equity at exit: $8,646

Cash invested: $28,000 (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 48213

• Active inventory: 190
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$166 /mo · $1,995/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $589

Break-even live

Break-even rent $927

Max offer price $100,000

Occupancy floor 60%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-08
   statusdays on market $100,000 Pending 12 DOM
2. 2026-06-07
   days on market $100,000 Active 11 DOM
3. 2026-06-04
   days on market $100,000 Active 8 DOM
4. 2026-06-03
   days on market $100,000 Active 7 DOM
5. 2026-06-02
   days on market $100,000 Active 6 DOM
6. 2026-06-01
   days on market $100,000 Active 5 DOM
7. 2026-05-31
   days on market $100,000 Active 4 DOM
8. 2026-05-28
   listed $100,000 Active 934-char remark

   Show marketing remark (946 chars)

   Welcome to this spacious and well-maintained duplex located in the heart of Detroit’s east side. Featuring a total of 6 bedrooms and 2 full bathrooms, this versatile two-family property presents an excellent opportunity for both owner-occupants and investors alike. Whether you’re looking to live in one unit while generating rental income from the other, or add a strong cash-flowing asset to your portfolio, this property offers flexibility and long-term potential. Offered for the first time on the market, the home sits on a rare double lot, providing ample outdoor space for entertaining, parking, future improvements, or family gatherings. Each unit offers generous living space with classic Detroit character and functionality throughout. Conveniently located near major roadways, schools, parks, and local amenities, this property is ideal for buyers seeking value, space, and investment upside in an established neighborhood.

9. 2026-05-28
   listed $100,000 Active 946-char remark

   Show marketing remark (946 chars)

   Welcome to this spacious and well-maintained duplex located in the heart of Detroit’s east side. Featuring a total of 6 bedrooms and 2 full bathrooms, this versatile two-family property presents an excellent opportunity for both owner-occupants and investors alike. Whether you’re looking to live in one unit while generating rental income from the other, or add a strong cash-flowing asset to your portfolio, this property offers flexibility and long-term potential. Offered for the first time on the market, the home sits on a rare double lot, providing ample outdoor space for entertaining, parking, future improvements, or family gatherings. Each unit offers generous living space with classic Detroit character and functionality throughout. Conveniently located near major roadways, schools, parks, and local amenities, this property is ideal for buyers seeking value, space, and investment upside in an established neighborhood.

10. 2026-05-28
    listed $100,000 Active

    Show marketing remark (946 chars)

    Welcome to this spacious and well-maintained duplex located in the heart of Detroit’s east side. Featuring a total of 6 bedrooms and 2 full bathrooms, this versatile two-family property presents an excellent opportunity for both owner-occupants and investors alike. Whether you’re looking to live in one unit while generating rental income from the other, or add a strong cash-flowing asset to your portfolio, this property offers flexibility and long-term potential. Offered for the first time on the market, the home sits on a rare double lot, providing ample outdoor space for entertaining, parking, future improvements, or family gatherings. Each unit offers generous living space with classic Detroit character and functionality throughout. Conveniently located near major roadways, schools, parks, and local amenities, this property is ideal for buyers seeking value, space, and investment upside in an established neighborhood.

11. 2026-05-28
    listed $100,000 Active

    Show marketing remark (946 chars)

    Welcome to this spacious and well-maintained duplex located in the heart of Detroit’s east side. Featuring a total of 6 bedrooms and 2 full bathrooms, this versatile two-family property presents an excellent opportunity for both owner-occupants and investors alike. Whether you’re looking to live in one unit while generating rental income from the other, or add a strong cash-flowing asset to your portfolio, this property offers flexibility and long-term potential. Offered for the first time on the market, the home sits on a rare double lot, providing ample outdoor space for entertaining, parking, future improvements, or family gatherings. Each unit offers generous living space with classic Detroit character and functionality throughout. Conveniently located near major roadways, schools, parks, and local amenities, this property is ideal for buyers seeking value, space, and investment upside in an established neighborhood.

12. 2026-05-27
    historical $100,000
13. 2022-01-27
    soldstatus $65,000
14. 2022-01-18
    soldstatus $65,000 Sold
15. 2022-01-18
    soldstatus $65,000 Closed
16. 2021-12-22
    status Pending
17. 2021-12-17
    status Pending
18. 2021-10-22
    listed $85,000 Active
19. 2021-10-22
    listed $85,000 Active

ⓘ 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: $1,995 · $166/mo
• Projected year-2 tax: $1,995 · $166/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 6/10 Major FEMA zone X (unshaded) · 72% 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: $20,075
• − Mortgage interest: −$5,602
• − Property taxes: −$1,995
• − Insurance: −$500
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$2,909
• Taxable income: $5,858
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $5,666/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+17.6% since first listed

12 events — show timeline

• 2026-05-28 Listed $100,000 REALCOMP
• 2026-05-28 Listed $100,000 MiRealSource-MiMLS
• 2026-05-28 Listed $100,000 MiRealSource-MiMLS
• 2026-05-28 Listed $100,000 REALCOMP
• 2026-05-27 Coming Soon $100,000 MiRealSource-MiMLS
• 2022-01-27 Sold (Public Records) $65,000 Public Records
• 2022-01-18 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2022-01-18 Sold (MLS) $65,000 REALCOMP
• 2021-12-22 Pending — MiRealSource-MiMLS
• 2021-12-17 Pending — REALCOMP
• 2021-10-22 Listed $85,000 MiRealSource-MiMLS
• 2021-10-22 Listed $85,000 REALCOMP

Property tax history

+8.6%/yr

Latest (2025): $1,995 · -34.9% YoY. Source: county tax records.