4525 6th St · Ecorse, MI 48229

$99,000

4 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 15 Days on market

Built 1923 3,049 sqft lot Est $151k · 34% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• DSCR +6.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.3/10.0

Listing remarks MLS

Hold the phone! Don't wait to see this beautiful opportunity! This home has been updated throughout with new roof, windows, floors, and paint. Enclosed porch-perfect area to relax. 3 bedrooms on the second floor and 1 bedroom on the main floor. The basement is spacious and ideal for those who want to fix it up to make it their own finished basement, including a 2nd bathroom set up! Right next to Grandport Elementary Academy and under a 20 minute drive to Downtown Detroit. Seller is providing the Certificate of Occupancy!

Key facts

• 3,049 sq ft lot
• Built 1923
• Listed 14 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Residential property; 1 1/2-story design; Built in 1923
• Construction: Basement foundation
• Exterior features: Brick and vinyl siding exterior; Paved street access; Frontage approximately 30 feet

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Bedroom 1 on entry level (approx. 8 x 8); Bedroom 2 on second level (approx. 7 x 9); Bedroom 3 on second level (approx. 9 wide); Bedroom 4 on second level (approx. 5 x 7)
• Bathrooms: One full bathroom on entry level (approx. 5 x 6)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Nine total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#348 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, schools F, crime F.
• Ecorse Public Schools (suburban): math 3% / reading 7% proficiency, ranked #536 of 540 in MI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 56 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 23y ago; this cycle's ask is 6971% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $84k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.41% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $150,876
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 White St	0.04mi	3/1.0 (-1)	1,100 (-7%)	4mo	$120,000	$109	78
4548 8th St	0.14mi	3/1.0 (-1)	1,077 (-9%)	2mo	$109,000	$101	71
485 Garfield Ave	0.37mi	3/1.0 (-1)	1,160 (-2%)	7mo	$160,000	$138	68
4405 7th St	0.19mi	4/1.0	1,056 (-11%)	6mo	$23,500	$22	67
568 Garfield Ave	0.45mi	3/1.0 (-1)	1,116 (-6%)	4mo	$142,000	$127	61
4345 10th St	0.37mi	3/2.0 (-1)	1,118 (-6%)	3mo	$116,000	$104	61
2458 River Dr	0.46mi	3/1.0 (-1)	1,078 (-9%)	1mo	$144,000	$134	57
525 Mill St	0.49mi	3/1.0 (-1)	1,070 (-10%)	6mo	$196,000	$183	51
2430 River Dr. St	0.43mi	3/1.0 (-1)	1,364 (+15%)	7mo	$173,000	$127	44
782 Cleveland Ave	0.73mi	3/1.0 (-1)	1,298 (+9%)	3mo	$160,000	$123	43
32 Labadie St	0.48mi	5/2.5 (+1)	1,319 (+11%)	8mo	$95,000	$72	42
1529 Grant Ave	0.71mi	3/1.0 (-1)	1,300 (+9%)	7mo	$169,900	$131	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 3.27×
• Total profit: $62,794
• Equity at exit: $89,187

10-year hold

• IRR: 25.0%
• Equity multiple: 7.44×
• Total profit: $178,479
• Equity at exit: $192,335

Cash invested: $27,720 (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 48229

• Home prices YoY: 33.9%
• Active inventory: 56
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$519
• Tax from tax record: −$406 /mo · $4,873/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $136

Break-even live

Break-even rent $1,223

Max offer price $99,000

Occupancy floor 85%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4282 7th St Ecorse, MI	3.0	1.0	1144	$1,250	$1.09	24d	1	0.45mi
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	2d	1	0.68mi
357 Emmons Blvd Lincoln Park, MI	3.0	1.0	1268	$1,695	$1.34	2d	1	0.84mi
168 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,295	$1.20	5d	1	0.95mi
170 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,399	$1.30	3d	1	0.95mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	24d	1	0.97mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	1.17mi
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	17d	1	1.39mi
1159 McKinley St Wyandotte, MI	3.0	1.0	1050	$1,350	$1.29	2d	1	1.42mi

Listing history 12 events

1. 2026-06-18
   days on market $99,000 Active 15 DOM
2. 2026-06-17
   days on market $99,000 Active 14 DOM
3. 2026-06-16
   days on market $99,000 Active 13 DOM
4. 2026-06-15
   days on market $99,000 Active 12 DOM
5. 2026-06-13
   days on market $99,000 Active 10 DOM
6. 2026-06-09
   days on market $99,000 Active 6 DOM
7. 2026-06-08
   days on market $99,000 Active 5 DOM
8. 2026-06-07
   days on market $99,000 Active 4 DOM
9. 2026-06-04
   remarks 412-char remark
10. 2026-06-04
    statuslisting id $99,000 Active 1 DOM
11. 2026-06-02
    remarks 411-char remark
12. 2026-06-02
    listed $99,000 Coming Soon 1 DOM

ⓘ 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: $4,873 · $406/mo
• Projected year-2 tax: $4,873 · $406/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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,751
• − Mortgage interest: −$5,546
• − Property taxes: −$4,873
• − Insurance: −$495
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,880
• Taxable income: $278
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $1,569/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: Ecorse Public Schools
• NCES district ID: 2612930
• Math proficiency: 3% ▼ -4.00%
• Reading proficiency: 7% ▼ -6.00%
• Median HH income: $28,957
• Composite: 3.46/100
• National rank: #10075
• State rank: #536 of 540 in MI

Livability — Ecorse

• Score: 69/100
• State rank: #348
• US rank: #8880

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety D+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ecorse, MI
• City population: 9,166
• Population (ZIP): 9,166

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 45% White 26% Hispanic / Latino 21% Two or more races 15% Native American 4%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 1%
• Foreign-born: 4% · Canada, Guatemala, Jamaica
• Languages at home: 86% English-only · Spanish 13%

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: ▲ 102.51%
• Current HPI: 404.5927
• Rent YoY: —
• Metro: —
• 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

+26.9% since first listed

44 events — show timeline

• 2026-06-02 Coming Soon $99,000 MiRealSource-MiMLS
• 2024-03-29 Rental Removed $1,400 REALSOURCE
• 2024-03-01 Listed for Rent $1,400 REALSOURCE
• 2024-01-24 Sold (Public Records) $83,500 Public Records
• 2024-01-17 Sold (MLS) $83,500 MiRealSource-MiMLS
• 2024-01-17 Sold (MLS) $83,500 REALCOMP
• 2023-12-29 Pending — REALCOMP
• 2023-12-29 Pending — MiRealSource-MiMLS
• 2023-12-23 Contingent — REALCOMP
• 2023-12-23 Contingent — MiRealSource-MiMLS
• 2023-12-18 Listed $85,000 MiRealSource-MiMLS
• 2023-12-18 Listed $85,000 REALCOMP
• 2023-12-06 Listing Removed — MiRealSource-MiMLS
• 2023-12-06 Listing Removed — REALCOMP
• 2023-11-08 Listing Removed — MiRealSource-MiMLS
• 2023-11-08 Listed $99,700 MiRealSource-MiMLS
• 2023-11-08 Listing Removed — REALCOMP
• 2023-11-08 Listed $99,700 REALCOMP
• 2023-09-30 Listed $99,900 MiRealSource-MiMLS
• 2023-09-30 Listed $99,900 REALCOMP
• 2023-09-27 Coming Soon — MiRealSource-MiMLS
• 2023-09-27 Coming Soon — REALCOMP
• 2014-12-01 Listing Removed — REALCOMP
• 2014-11-30 Listing Removed — MiRealSource-MiMLS
• 2014-11-26 Price Changed $800 REALCOMP
• 2014-11-15 Price Changed $1,500 REALCOMP
• 2014-02-12 Listed $800 MiRealSource-MiMLS
• 2014-02-12 Listed $2,000 REALCOMP
• 2009-07-19 Listing Removed — MiRealSource-MiMLS
• 2009-04-03 Sold (MLS) $7,000 REALCOMP
• 2009-04-03 Sold (MLS) $7,000 MiRealSource-MiMLS
• 2009-03-18 Listing Removed — MiRealSource-MiMLS
• 2009-02-09 Listed $10,000 REALCOMP
• 2009-02-09 Listed $10,000 MiRealSource-MiMLS
• 2009-01-30 Listing Removed — REALCOMP
• 2008-12-12 Listed $15,000 REALCOMP
• 2008-12-12 Listed $15,000 REALCOMP
• 2008-12-12 Listed $15,000 MiRealSource-MiMLS
• 2003-11-17 Sold (Public Records) $77,250 Public Records
• 2003-10-17 Sold (MLS) $77,250 REALCOMP
• 2003-10-17 Sold (MLS) $77,250 MiRealSource-MiMLS
• 2003-09-12 Listing Removed — MiRealSource-MiMLS
• 2003-08-14 Listed $78,000 REALCOMP
• 2003-08-14 Listed $78,000 MiRealSource-MiMLS

Property tax history

+6.7%/yr

Latest (2025): $4,873 · +16.8% YoY. Source: county tax records.