202 Haltiner St · River Rouge, MI 48218

$85,000

2 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 102 Days on market

Built 1929 3,049 sqft lot Est $70k · 22% over ↓ 23% since listing

---

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 +25.6/30.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• 1% rule +7.4/10.0
• 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

Charming and move-in ready! This practical and efficient 2-bedroom home offers all the essentials with a modern kitchen, spacious dining area, full basement, and detached garage providing plenty of storage and functional living space. Freshly painted with bright, airy interiors, this home feels clean and updated throughout. Perfect for first-time buyers or anyone looking for low-maintenance living. Seller to provide full Certificate of Occupancy at closing.

Key facts

• Plenty of storage
• Full basement
• Modern kitchen

Tags

• MODERN KITCHEN
• SPACIOUS DINING AREA
• FULL BASEMENT
• DETACHED GARAGE
• PLENTY OF STORAGE
• FUNCTIONAL LIVING SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation
• Exterior features: Asphalt roof; Paved road access; Lot approximately 30 x 105 (0.07 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling system
• Interior features: Unfinished basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

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, crime F, amenities 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.
• Zoned schools: Ann Visger K5 Preparatory Academy (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 621 students, 93% FRL); Cb Sabbath 68 Preparatory Academy (math 2% / reading 12%, grade F, #481 of 493 statewide, top 98%, 301 students, 93% FRL); River Rouge High School (math 2% / reading 8%, grade F, #704 of 713 statewide, top 100%, 966 students, 85% FRL) — zoned schools at 90% FRL track the district average.
• Market conditions: 60 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.24% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $69,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Le Blanc St	0.27mi	3/1.0 (+1)	1,133 (+6%)	2mo	$112,500	$99	71
462 Campbell St	0.53mi	3/1.0 (+1)	1,056 (-1%)	1mo	$37,500	$36	68
349 Frazier St	0.42mi	3/2.0 (+1)	1,036 (-3%)	2mo	$120,000	$116	65
60 Forest St	0.45mi	3/1.0 (+1)	1,005 (-6%)	2mo	$45,625	$45	63
1726 S Ethel St	0.63mi	3/1.0 (+1)	1,076 (+1%)	4mo	$50,000	$46	61
10 E Auburn Ave	0.43mi	2/1.0	942 (-12%)	4mo	$60,000	$64	56
235 Goodell St	0.66mi	3/1.5 (+1)	1,092 (+2%)	4mo	$147,000	$135	55
251 Beechwood St	0.53mi	3/1.0 (+1)	1,150 (+8%)	4mo	$30,000	$26	55
235 Richter St	0.62mi	3/1.0 (+1)	1,152 (+8%)	2mo	$45,625	$40	52
16 Alexander St	0.38mi	3/1.5 (+1)	1,200 (+12%)	4mo	$135,000	$113	52
42 E Henry St	0.60mi	3/1.0 (+1)	916 (-14%)	0mo	$115,000	$126	42
1699 S Deacon St	0.67mi	3/1.0 (+1)	1,192 (+11%)	4mo	$78,000	$65	41

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: 31.8%
• Equity multiple: 3.49×
• Total profit: $59,209
• Equity at exit: $76,575

10-year hold

• IRR: 27.4%
• Equity multiple: 7.90×
• Total profit: $164,317
• Equity at exit: $165,136

Cash invested: $23,800 (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: 60
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,052 high
• Mortgage (P&I): −$446
• Tax from tax record: −$147 /mo · $1,769/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $202

Break-even live

Break-even rent $796

Max offer price $85,000

Occupancy floor 76%

Sensitivity live

Price	-10% $250	-5% $226	+0% $202	+5% $178	+10% $154
Rent	-10% $119	-5% $161	+0% $202	+5% $244	+10% $285
Rate	-1.0pp $245	-0.5pp $224	base $202	+0.5pp $180	+1.0pp $158

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	26d	1	0.52mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	26d	1	0.64mi
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	19d	1	0.74mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	16d	1	0.76mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	26d	1	0.77mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	45d	1	0.77mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	26d	1	1.09mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	19d	1	1.15mi
4282 7th St Ecorse, MI	3.0	1.0	1144	$1,250	$1.09	26d	1	1.44mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	26d	1	1.46mi

Listing history 21 events

1. 2026-06-10
   status $85,000 Pending 102 DOM
2. 2026-06-09
   days on market $85,000 Active 102 DOM
3. 2026-06-08
   days on market $85,000 Active 101 DOM
4. 2026-06-07
   days on market $85,000 Active 100 DOM
5. 2026-06-04
   days on market $85,000 Active 97 DOM
6. 2026-06-03
   days on market $85,000 Active 96 DOM
7. 2026-06-02
   days on market $85,000 Active 95 DOM
8. 2026-06-01
   days on market $85,000 Active 94 DOM
9. 2026-05-31
   days on market $85,000 Active 93 DOM
10. 2026-02-20
    listed $85,000 Active

    Show marketing remark (461 chars)

    Charming and move-in ready! This practical and efficient 2-bedroom home offers all the essentials with a modern kitchen, spacious dining area, full basement, and detached garage providing plenty of storage and functional living space. Freshly painted with bright, airy interiors, this home feels clean and updated throughout. Perfect for first-time buyers or anyone looking for low-maintenance living. Seller to provide full Certificate of Occupancy at closing.

11. 2026-02-20
    listed $85,000 Active 461-char remark

    Show marketing remark (461 chars)

    Charming and move-in ready! This practical and efficient 2-bedroom home offers all the essentials with a modern kitchen, spacious dining area, full basement, and detached garage providing plenty of storage and functional living space. Freshly painted with bright, airy interiors, this home feels clean and updated throughout. Perfect for first-time buyers or anyone looking for low-maintenance living. Seller to provide full Certificate of Occupancy at closing.

12. 2025-10-07
    historical
13. 2025-10-07
    historical
14. 2025-09-09
    price $89,900
15. 2025-09-09
    price $89,900
16. 2025-08-04
    listed $99,900 Active
17. 2025-08-04
    listed $99,900 Active
18. 2025-07-25
    historical
19. 2025-07-25
    historical
20. 2025-05-17
    listed $110,000 Active
21. 2025-05-17
    listed $110,000 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: $1,769 · $147/mo
• Projected year-2 tax: $1,769 · $147/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 ≥95°F today · 15 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: $12,618
• − Mortgage interest: −$4,761
• − Property taxes: −$1,769
• − Insurance: −$425
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,473
• Taxable income: $1,172
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $2,144/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

-22.7% since first listed

12 events — show timeline

• 2026-02-20 Listed $85,000 MiRealSource-MiMLS
• 2026-02-20 Listed $85,000 REALCOMP
• 2025-10-07 Listing Removed — MiRealSource-MiMLS
• 2025-10-07 Listing Removed — REALCOMP
• 2025-09-09 Price Changed $89,900 MiRealSource-MiMLS
• 2025-09-09 Price Changed $89,900 REALCOMP
• 2025-08-04 Listed $99,900 REALCOMP
• 2025-08-04 Listed $99,900 MiRealSource-MiMLS
• 2025-07-25 Listing Removed — MiRealSource-MiMLS
• 2025-07-25 Listing Removed — REALCOMP
• 2025-05-17 Listed $110,000 MiRealSource-MiMLS
• 2025-05-17 Listed $110,000 REALCOMP

Property tax history

+0.2%/yr

Latest (2025): $1,769 · -2.8% YoY. Source: county tax records.