109 Pine St · River Rouge, MI 48218

$95,000

3 bd · 1.0 ba · 736 sqft · SingleFamily public records

Built 1906 3,049 sqft lot Est $64k · 48% over

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Why this score? — see what drove the C+ 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 +26.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +6.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

* * FIRST TIME HOME BUYER/INVESTOR SPECIAL * * This two bedroom bungalow is a perfect home for a first time home buyer. Needs some work & updating but has potential. The property currently is occupied with a tenant. So please take that into consideration. If you are Looking to buy and are sick of wasting thousands of dollars every year on rent, this is your opportunity to do so. Please reach out if you are looking to get your move on! Property is sold AsIs. Tenant is aware of the sale and is ready to move with 30 days notice.

Key facts

• 3,049 sq ft lot
• Built 1906

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 65/100 on livability (#454 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing B+; Watch: health & safety D, schools F, crime F.
• River Rouge School District (suburban): math 3% / reading 12% proficiency, ranked #535 of 540 in MI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 19y 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 $32k; list at $95k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.16% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.33%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $64,032
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Pine St	0.00mi	3/1.5	736 (0%)	1mo	$95,000	$129	98
107 Pine St	0.01mi	2/1.0 (-1)	800 (+9%)	9mo	$73,000	$91	72
48 E James St	0.39mi	3/1.0	784 (+6%)	10mo	$90,000	$115	62
46 E James St	0.39mi	2/1.0 (-1)	720 (-2%)	14mo	$21,000	$29	61
151 Dwight St	0.58mi	2/1.0 (-1)	738 (+0%)	14mo	$40,000	$54	56
98 E Anchor St	0.44mi	2/1.0 (-1)	748 (+2%)	21mo	$18,000	$24	54
150 Division St	0.53mi	2/1.0 (-1)	792 (+8%)	9mo	$59,800	$76	50
50 Abbott St	0.42mi	2/1.0 (-1)	831 (+13%)	8mo	$72,000	$87	48
212 Richter St	0.16mi	2/1.0 (-1)	631 (-14%)	22mo	$72,000	$114	45
53 Elizabeth St	0.64mi	4/1.0 (+1)	840 (+14%)	4mo	$66,000	$79	38

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: 30.7%
• Equity multiple: 3.41×
• Total profit: $64,221
• Equity at exit: $85,584

10-year hold

• IRR: 26.6%
• Equity multiple: 7.74×
• Total profit: $179,379
• Equity at exit: $184,564

Cash invested: $26,600 (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 48218

• Home prices YoY: 28.4%
• Active inventory: 58
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $196

Break-even live

Break-even rent $851

Max offer price $95,000

Occupancy floor 77%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	17d	1	1.17mi

Listing history 25 events

1. 2026-05-18
   historical
2. 2026-05-18
   historical
3. 2026-05-16
   listed $95,000
4. 2026-05-16
   listed $95,000
5. 2021-10-22
   soldstatus $32,000 Sold 540-char remark

   Show marketing remark (540 chars)

   * * FIRST TIME HOME BUYER/INVESTOR SPECIAL * * This two bedroom bungalow is a perfect home for a first time home buyer. Needs some work & updating but has potential. The property currently is occupied with a tenant. So please take that into consideration. If you are Looking to buy and are sick of wasting thousands of dollars every year on rent, this is your opportunity to do so. Please reach out if you are looking to get your move on! Property is sold AsIs. Tenant is aware of the sale and is ready to move with 30 days notice.

6. 2021-10-22
   soldstatus $32,000 Closed

   Show marketing remark (540 chars)

   * * FIRST TIME HOME BUYER/INVESTOR SPECIAL * * This two bedroom bungalow is a perfect home for a first time home buyer. Needs some work & updating but has potential. The property currently is occupied with a tenant. So please take that into consideration. If you are Looking to buy and are sick of wasting thousands of dollars every year on rent, this is your opportunity to do so. Please reach out if you are looking to get your move on! Property is sold AsIs. Tenant is aware of the sale and is ready to move with 30 days notice.

7. 2021-08-31
   status Pending

   Show marketing remark (540 chars)

   * * FIRST TIME HOME BUYER/INVESTOR SPECIAL * * This two bedroom bungalow is a perfect home for a first time home buyer. Needs some work & updating but has potential. The property currently is occupied with a tenant. So please take that into consideration. If you are Looking to buy and are sick of wasting thousands of dollars every year on rent, this is your opportunity to do so. Please reach out if you are looking to get your move on! Property is sold AsIs. Tenant is aware of the sale and is ready to move with 30 days notice.

8. 2021-08-31
   status Pending 540-char remark

   Show marketing remark (540 chars)

   * * FIRST TIME HOME BUYER/INVESTOR SPECIAL * * This two bedroom bungalow is a perfect home for a first time home buyer. Needs some work & updating but has potential. The property currently is occupied with a tenant. So please take that into consideration. If you are Looking to buy and are sick of wasting thousands of dollars every year on rent, this is your opportunity to do so. Please reach out if you are looking to get your move on! Property is sold AsIs. Tenant is aware of the sale and is ready to move with 30 days notice.

9. 2021-08-10
   listed $28,000 Active

   Show marketing remark (540 chars)

   * * FIRST TIME HOME BUYER/INVESTOR SPECIAL * * This two bedroom bungalow is a perfect home for a first time home buyer. Needs some work & updating but has potential. The property currently is occupied with a tenant. So please take that into consideration. If you are Looking to buy and are sick of wasting thousands of dollars every year on rent, this is your opportunity to do so. Please reach out if you are looking to get your move on! Property is sold AsIs. Tenant is aware of the sale and is ready to move with 30 days notice.

10. 2021-08-10
    listed $28,000 Active 540-char remark

    Show marketing remark (540 chars)

    * * FIRST TIME HOME BUYER/INVESTOR SPECIAL * * This two bedroom bungalow is a perfect home for a first time home buyer. Needs some work & updating but has potential. The property currently is occupied with a tenant. So please take that into consideration. If you are Looking to buy and are sick of wasting thousands of dollars every year on rent, this is your opportunity to do so. Please reach out if you are looking to get your move on! Property is sold AsIs. Tenant is aware of the sale and is ready to move with 30 days notice.

11. 2021-08-07
    price $28,000 540-char remark

    Show marketing remark (540 chars)

    * * FIRST TIME HOME BUYER/INVESTOR SPECIAL * * This two bedroom bungalow is a perfect home for a first time home buyer. Needs some work & updating but has potential. The property currently is occupied with a tenant. So please take that into consideration. If you are Looking to buy and are sick of wasting thousands of dollars every year on rent, this is your opportunity to do so. Please reach out if you are looking to get your move on! Property is sold AsIs. Tenant is aware of the sale and is ready to move with 30 days notice.

12. 2021-08-07
    historical $28,000

    Show marketing remark (540 chars)

    * * FIRST TIME HOME BUYER/INVESTOR SPECIAL * * This two bedroom bungalow is a perfect home for a first time home buyer. Needs some work & updating but has potential. The property currently is occupied with a tenant. So please take that into consideration. If you are Looking to buy and are sick of wasting thousands of dollars every year on rent, this is your opportunity to do so. Please reach out if you are looking to get your move on! Property is sold AsIs. Tenant is aware of the sale and is ready to move with 30 days notice.

13. 2021-08-07
    historical $33,000 540-char remark

    Show marketing remark (540 chars)

    * * FIRST TIME HOME BUYER/INVESTOR SPECIAL * * This two bedroom bungalow is a perfect home for a first time home buyer. Needs some work & updating but has potential. The property currently is occupied with a tenant. So please take that into consideration. If you are Looking to buy and are sick of wasting thousands of dollars every year on rent, this is your opportunity to do so. Please reach out if you are looking to get your move on! Property is sold AsIs. Tenant is aware of the sale and is ready to move with 30 days notice.

14. 2021-07-15
    historical
15. 2021-07-13
    historical
16. 2021-06-20
    price $33,000
17. 2021-06-20
    price $33,000
18. 2021-04-16
    status Active
19. 2021-04-13
    historical
20. 2021-03-17
    price $41,000
21. 2021-03-17
    price $41,000
22. 2021-02-15
    listed $45,000 Active
23. 2021-02-15
    listed $45,000 Active
24. 2007-09-06
    soldstatus $900
25. 2007-07-25
    listed $1,575

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: +$255/yr (+$21/mo · 26.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,188
• − Mortgage interest: −$5,321
• − Property taxes: −$952
• − Insurance: −$1,142
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,764
• Taxable income: $899
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $2,131/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: River Rouge School District
• NCES district ID: 2629760
• Math proficiency: 3% ▼ -7.00%
• Reading proficiency: 12% ▼ -4.00%
• Median HH income: $26,664
• Composite: 5.29/100
• National rank: #10033
• State rank: #535 of 540 in MI

Livability — River Rouge

• Score: 65/100
• State rank: #454
• US rank: #12700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: River Rouge, MI
• City population: 7,096
• Population (ZIP): 7,096

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 0.66)
• Race & ethnicity: Black 45% White 34% Two or more races 16% Hispanic / Latino 16%
• Hispanic origin (detail): Mexican 9% Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Arabic 2% 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: ▲ 77.93%
• Current HPI: 352.3551
• 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

+5931.7% since first listed

25 events — show timeline

• 2026-05-18 Listing Removed — MiRealSource-MiMLS
• 2026-05-18 Listing Removed — REALCOMP
• 2026-05-16 Listed $95,000 MiRealSource-MiMLS
• 2026-05-16 Listed $95,000 REALCOMP
• 2021-10-22 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2021-10-22 Sold (MLS) $32,000 REALCOMP
• 2021-08-31 Pending — MiRealSource-MiMLS
• 2021-08-31 Pending — REALCOMP
• 2021-08-10 Listed $28,000 MiRealSource-MiMLS
• 2021-08-10 Listed $28,000 REALCOMP
• 2021-08-07 Price Changed $28,000 REALCOMP
• 2021-08-07 Coming Soon $28,000 MiRealSource-MiMLS
• 2021-08-07 Coming Soon $33,000 REALCOMP
• 2021-07-15 Listing Removed — MiRealSource-MiMLS
• 2021-07-13 Listing Removed — REALCOMP
• 2021-06-20 Price Changed $33,000 MiRealSource-MiMLS
• 2021-06-20 Price Changed $33,000 REALCOMP
• 2021-04-16 Relisted — REALCOMP
• 2021-04-13 Listing Removed — REALCOMP
• 2021-03-17 Price Changed $41,000 MiRealSource-MiMLS
• 2021-03-17 Price Changed $41,000 REALCOMP
• 2021-02-15 Listed $45,000 MiRealSource-MiMLS
• 2021-02-15 Listed $45,000 REALCOMP
• 2007-09-06 Sold (MLS) $900 REALCOMP
• 2007-07-25 Listed $1,575 REALCOMP

Property tax history

-5.2%/yr

Latest (2025): $952 · -27.7% YoY. Source: county tax records.