99 Chestnut St · River Rouge, MI 48218

$145,000

3 bd · 1.5 ba · 1,275 sqft · SingleFamily public records · 36 Days on market

Built 1952 3,920 sqft lot

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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 +10.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +0.5/10.0

Listing remarks MLS

Back on market, FHA approved & Appraised! Beautifully remodeled colonial on a prime corner lot in the heart of River Rouge! This move-in ready home offers newer carpeting, fresh paint throughout, and an updated kitchen with modern finishes and fixtures. Major updates include a 2018 roof and 2015 HVAC, giving buyers added confidence and long-term value. Step outside and enjoy a fully fenced yard featuring a covered back porch and gazebo - perfect for relaxing evenings or entertaining guests. The home also offers a convenient side entry where the previous garage once stood, along with an existing parking pad for easy off-street parking. Recent improvements include updated water line to the city in the front yard. Location is a standout - just a few blocks from the scenic Detroit River and surrounded by multiple neighborhood parks, playgrounds, and green spaces. Enjoy quick access to riverfront views, walking paths, and nearby amenities, all while being conveniently located near major roads for an easy commute. Seller will be providing CofO from River Rouge ensuring it is up to Compliance with the city. This is a fantastic opportunity to own a beautifully updated home in a growing area - schedule your showing today!

Key facts

• Gazebo
• Prime corner lot
• Updated kitchen

Tags

• REMODELED COLONIAL
• PRIME CORNER LOT
• UPDATED KITCHEN
• FULLY FENCED YARD
• COVERED BACK PORCH
• GAZEBO

Property features AI

Finance

• Other: Lot approximately 0.09 acres (40 x 100)
• HOA & community: Sidewalks in the neighborhood

Exterior

• Parking: No garage; Parking pad
• Security: Smoke detector(s)
• Utilities: Other water source; Public sewer; Circuit breaker electric; Cable available
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum siding and brick exterior; Asphalt roof; Block foundation; Built above grade with finished living area
• Exterior features: Awning(s); Outdoor lighting; Patio; Porch; Fenced yard; Corner lot; Paved road access

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Central air conditioning
• Interior features: Gas water heater; Wood-burning fireplace in the living room; Basement (unfinished); 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-83 ($-993/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (28.3% below list).
• Recommended offer: $104k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 8.1% in River Rouge — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y 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 $62k; list at $145k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,001 (28.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $84,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Perrin St	0.16mi	2/2.0 (-1)	1,276 (+0%)	0mo	$68,900	$54	85
16 Alexander St	0.16mi	3/1.5	1,200 (-6%)	4mo	$135,000	$113	80
116 Walnut St	0.06mi	3/1.0	1,344 (+5%)	9mo	$83,000	$62	79
235 Richter St	0.29mi	3/1.0	1,152 (-10%)	1mo	$45,625	$40	67
287 Richter St	0.19mi	3/1.0	1,140 (-11%)	6mo	$120,000	$105	67
98 Le Roy St	0.44mi	3/1.5	1,368 (+7%)	1mo	$55,000	$40	66
70 E Rockwood St	0.58mi	4/2.0 (+1)	1,296 (+2%)	2mo	$85,000	$66	62
19 Forest St	0.36mi	2/1.0 (-1)	1,380 (+8%)	1mo	$45,625	$33	61
235 Goodell St	0.32mi	3/1.5	1,092 (-14%)	4mo	$147,000	$135	58
41 Le Blanc St	0.46mi	3/1.0	1,133 (-11%)	2mo	$112,500	$99	56
57 E Glenwood St	0.61mi	4/1.5 (+1)	1,214 (-5%)	4mo	$79,900	$66	56
251 Beechwood St	0.64mi	3/1.0	1,150 (-10%)	4mo	$30,000	$26	49

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: 22.5%
• Equity multiple: 2.81×
• Total profit: $73,657
• Equity at exit: $130,627

10-year hold

• IRR: 20.2%
• Equity multiple: 6.44×
• Total profit: $220,963
• Equity at exit: $281,703

Cash invested: $40,600 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$760
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-83

Break-even live

Break-even rent $1,145

Max offer price $130,384

Occupancy floor —

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	24d	1	0.38mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	15d	1	0.68mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	44d	1	0.89mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	24d	1	0.89mi
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	17d	1	1.07mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	24d	1	1.37mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	1.47mi

Listing history 22 events

1. 2026-06-07
   statusdays on market $145,000 Pending 36 DOM
2. 2026-06-04
   days on market $145,000 Active 34 DOM
3. 2026-06-03
   days on market $145,000 Active 33 DOM
4. 2026-06-02
   days on market $145,000 Active 32 DOM
5. 2026-06-01
   days on market $145,000 Active 31 DOM
6. 2026-06-01
   price $145,000 Active 30 DOM
7. 2026-05-31
   days on market $149,900 Active 30 DOM
8. 2026-05-18
   status Active 1238-char remark

   Show marketing remark (1238 chars)

   Back on market, FHA approved & Appraised! Beautifully remodeled colonial on a prime corner lot in the heart of River Rouge! This move-in ready home offers newer carpeting, fresh paint throughout, and an updated kitchen with modern finishes and fixtures. Major updates include a 2018 roof and 2015 HVAC, giving buyers added confidence and long-term value. Step outside and enjoy a fully fenced yard featuring a covered back porch and gazebo - perfect for relaxing evenings or entertaining guests. The home also offers a convenient side entry where the previous garage once stood, along with an existing parking pad for easy off-street parking. Recent improvements include updated water line to the city in the front yard. Location is a standout - just a few blocks from the scenic Detroit River and surrounded by multiple neighborhood parks, playgrounds, and green spaces. Enjoy quick access to riverfront views, walking paths, and nearby amenities, all while being conveniently located near major roads for an easy commute. Seller will be providing CofO from River Rouge ensuring it is up to Compliance with the city. This is a fantastic opportunity to own a beautifully updated home in a growing area - schedule your showing today!

9. 2026-05-18
   status Active

   Show marketing remark (1238 chars)

   Back on market, FHA approved & Appraised! Beautifully remodeled colonial on a prime corner lot in the heart of River Rouge! This move-in ready home offers newer carpeting, fresh paint throughout, and an updated kitchen with modern finishes and fixtures. Major updates include a 2018 roof and 2015 HVAC, giving buyers added confidence and long-term value. Step outside and enjoy a fully fenced yard featuring a covered back porch and gazebo - perfect for relaxing evenings or entertaining guests. The home also offers a convenient side entry where the previous garage once stood, along with an existing parking pad for easy off-street parking. Recent improvements include updated water line to the city in the front yard. Location is a standout - just a few blocks from the scenic Detroit River and surrounded by multiple neighborhood parks, playgrounds, and green spaces. Enjoy quick access to riverfront views, walking paths, and nearby amenities, all while being conveniently located near major roads for an easy commute. Seller will be providing CofO from River Rouge ensuring it is up to Compliance with the city. This is a fantastic opportunity to own a beautifully updated home in a growing area - schedule your showing today!

10. 2026-04-26
    status Pending 1238-char remark

    Show marketing remark (1238 chars)

    Back on market, FHA approved & Appraised! Beautifully remodeled colonial on a prime corner lot in the heart of River Rouge! This move-in ready home offers newer carpeting, fresh paint throughout, and an updated kitchen with modern finishes and fixtures. Major updates include a 2018 roof and 2015 HVAC, giving buyers added confidence and long-term value. Step outside and enjoy a fully fenced yard featuring a covered back porch and gazebo - perfect for relaxing evenings or entertaining guests. The home also offers a convenient side entry where the previous garage once stood, along with an existing parking pad for easy off-street parking. Recent improvements include updated water line to the city in the front yard. Location is a standout - just a few blocks from the scenic Detroit River and surrounded by multiple neighborhood parks, playgrounds, and green spaces. Enjoy quick access to riverfront views, walking paths, and nearby amenities, all while being conveniently located near major roads for an easy commute. Seller will be providing CofO from River Rouge ensuring it is up to Compliance with the city. This is a fantastic opportunity to own a beautifully updated home in a growing area - schedule your showing today!

11. 2026-04-26
    status Pending

    Show marketing remark (1238 chars)

    Back on market, FHA approved & Appraised! Beautifully remodeled colonial on a prime corner lot in the heart of River Rouge! This move-in ready home offers newer carpeting, fresh paint throughout, and an updated kitchen with modern finishes and fixtures. Major updates include a 2018 roof and 2015 HVAC, giving buyers added confidence and long-term value. Step outside and enjoy a fully fenced yard featuring a covered back porch and gazebo - perfect for relaxing evenings or entertaining guests. The home also offers a convenient side entry where the previous garage once stood, along with an existing parking pad for easy off-street parking. Recent improvements include updated water line to the city in the front yard. Location is a standout - just a few blocks from the scenic Detroit River and surrounded by multiple neighborhood parks, playgrounds, and green spaces. Enjoy quick access to riverfront views, walking paths, and nearby amenities, all while being conveniently located near major roads for an easy commute. Seller will be providing CofO from River Rouge ensuring it is up to Compliance with the city. This is a fantastic opportunity to own a beautifully updated home in a growing area - schedule your showing today!

12. 2026-04-17
    status Active 1238-char remark

    Show marketing remark (1238 chars)

    Back on market, FHA approved & Appraised! Beautifully remodeled colonial on a prime corner lot in the heart of River Rouge! This move-in ready home offers newer carpeting, fresh paint throughout, and an updated kitchen with modern finishes and fixtures. Major updates include a 2018 roof and 2015 HVAC, giving buyers added confidence and long-term value. Step outside and enjoy a fully fenced yard featuring a covered back porch and gazebo - perfect for relaxing evenings or entertaining guests. The home also offers a convenient side entry where the previous garage once stood, along with an existing parking pad for easy off-street parking. Recent improvements include updated water line to the city in the front yard. Location is a standout - just a few blocks from the scenic Detroit River and surrounded by multiple neighborhood parks, playgrounds, and green spaces. Enjoy quick access to riverfront views, walking paths, and nearby amenities, all while being conveniently located near major roads for an easy commute. Seller will be providing CofO from River Rouge ensuring it is up to Compliance with the city. This is a fantastic opportunity to own a beautifully updated home in a growing area - schedule your showing today!

13. 2026-04-17
    status Active

    Show marketing remark (1238 chars)

    Back on market, FHA approved & Appraised! Beautifully remodeled colonial on a prime corner lot in the heart of River Rouge! This move-in ready home offers newer carpeting, fresh paint throughout, and an updated kitchen with modern finishes and fixtures. Major updates include a 2018 roof and 2015 HVAC, giving buyers added confidence and long-term value. Step outside and enjoy a fully fenced yard featuring a covered back porch and gazebo - perfect for relaxing evenings or entertaining guests. The home also offers a convenient side entry where the previous garage once stood, along with an existing parking pad for easy off-street parking. Recent improvements include updated water line to the city in the front yard. Location is a standout - just a few blocks from the scenic Detroit River and surrounded by multiple neighborhood parks, playgrounds, and green spaces. Enjoy quick access to riverfront views, walking paths, and nearby amenities, all while being conveniently located near major roads for an easy commute. Seller will be providing CofO from River Rouge ensuring it is up to Compliance with the city. This is a fantastic opportunity to own a beautifully updated home in a growing area - schedule your showing today!

14. 2026-04-14
    status Pending 1238-char remark

    Show marketing remark (1238 chars)

    Back on market, FHA approved & Appraised! Beautifully remodeled colonial on a prime corner lot in the heart of River Rouge! This move-in ready home offers newer carpeting, fresh paint throughout, and an updated kitchen with modern finishes and fixtures. Major updates include a 2018 roof and 2015 HVAC, giving buyers added confidence and long-term value. Step outside and enjoy a fully fenced yard featuring a covered back porch and gazebo - perfect for relaxing evenings or entertaining guests. The home also offers a convenient side entry where the previous garage once stood, along with an existing parking pad for easy off-street parking. Recent improvements include updated water line to the city in the front yard. Location is a standout - just a few blocks from the scenic Detroit River and surrounded by multiple neighborhood parks, playgrounds, and green spaces. Enjoy quick access to riverfront views, walking paths, and nearby amenities, all while being conveniently located near major roads for an easy commute. Seller will be providing CofO from River Rouge ensuring it is up to Compliance with the city. This is a fantastic opportunity to own a beautifully updated home in a growing area - schedule your showing today!

15. 2026-04-14
    status Pending

    Show marketing remark (1238 chars)

    Back on market, FHA approved & Appraised! Beautifully remodeled colonial on a prime corner lot in the heart of River Rouge! This move-in ready home offers newer carpeting, fresh paint throughout, and an updated kitchen with modern finishes and fixtures. Major updates include a 2018 roof and 2015 HVAC, giving buyers added confidence and long-term value. Step outside and enjoy a fully fenced yard featuring a covered back porch and gazebo - perfect for relaxing evenings or entertaining guests. The home also offers a convenient side entry where the previous garage once stood, along with an existing parking pad for easy off-street parking. Recent improvements include updated water line to the city in the front yard. Location is a standout - just a few blocks from the scenic Detroit River and surrounded by multiple neighborhood parks, playgrounds, and green spaces. Enjoy quick access to riverfront views, walking paths, and nearby amenities, all while being conveniently located near major roads for an easy commute. Seller will be providing CofO from River Rouge ensuring it is up to Compliance with the city. This is a fantastic opportunity to own a beautifully updated home in a growing area - schedule your showing today!

16. 2026-04-03
    listed $149,900 Active 1238-char remark

    Show marketing remark (1238 chars)

    Back on market, FHA approved & Appraised! Beautifully remodeled colonial on a prime corner lot in the heart of River Rouge! This move-in ready home offers newer carpeting, fresh paint throughout, and an updated kitchen with modern finishes and fixtures. Major updates include a 2018 roof and 2015 HVAC, giving buyers added confidence and long-term value. Step outside and enjoy a fully fenced yard featuring a covered back porch and gazebo - perfect for relaxing evenings or entertaining guests. The home also offers a convenient side entry where the previous garage once stood, along with an existing parking pad for easy off-street parking. Recent improvements include updated water line to the city in the front yard. Location is a standout - just a few blocks from the scenic Detroit River and surrounded by multiple neighborhood parks, playgrounds, and green spaces. Enjoy quick access to riverfront views, walking paths, and nearby amenities, all while being conveniently located near major roads for an easy commute. Seller will be providing CofO from River Rouge ensuring it is up to Compliance with the city. This is a fantastic opportunity to own a beautifully updated home in a growing area - schedule your showing today!

17. 2026-04-03
    listed $149,900 Active

    Show marketing remark (1238 chars)

    Back on market, FHA approved & Appraised! Beautifully remodeled colonial on a prime corner lot in the heart of River Rouge! This move-in ready home offers newer carpeting, fresh paint throughout, and an updated kitchen with modern finishes and fixtures. Major updates include a 2018 roof and 2015 HVAC, giving buyers added confidence and long-term value. Step outside and enjoy a fully fenced yard featuring a covered back porch and gazebo - perfect for relaxing evenings or entertaining guests. The home also offers a convenient side entry where the previous garage once stood, along with an existing parking pad for easy off-street parking. Recent improvements include updated water line to the city in the front yard. Location is a standout - just a few blocks from the scenic Detroit River and surrounded by multiple neighborhood parks, playgrounds, and green spaces. Enjoy quick access to riverfront views, walking paths, and nearby amenities, all while being conveniently located near major roads for an easy commute. Seller will be providing CofO from River Rouge ensuring it is up to Compliance with the city. This is a fantastic opportunity to own a beautifully updated home in a growing area - schedule your showing today!

18. 1998-12-21
    soldstatus $62,000
19. 1998-07-15
    soldstatus $62,000 132-char remark

    Show marketing remark (132 chars)

    FORMAL DINING ROOM WITH DOOR LEADING TO COVERED PORCH. BACKYARD HAS A PAD FOR A SHED. CORNER LOT WITH NICE BACK YARD. FULL BASEMENT.

20. 1998-07-15
    soldstatus $62,000

    Show marketing remark (132 chars)

    FORMAL DINING ROOM WITH DOOR LEADING TO COVERED PORCH. BACKYARD HAS A PAD FOR A SHED. CORNER LOT WITH NICE BACK YARD. FULL BASEMENT.

21. 1998-04-01
    listed $62,000 132-char remark

    Show marketing remark (132 chars)

    FORMAL DINING ROOM WITH DOOR LEADING TO COVERED PORCH. BACKYARD HAS A PAD FOR A SHED. CORNER LOT WITH NICE BACK YARD. FULL BASEMENT.

22. 1998-04-01
    listed $62,000

    Show marketing remark (132 chars)

    FORMAL DINING ROOM WITH DOOR LEADING TO COVERED PORCH. BACKYARD HAS A PAD FOR A SHED. CORNER LOT WITH NICE BACK YARD. FULL BASEMENT.

ⓘ 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: $1,002 · $84/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$615/yr (+$51/mo · 61.4%)

ⓘ 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) · 76% 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: $12,480
• − Mortgage interest: −$8,122
• − Property taxes: −$1,002
• − Insurance: −$725
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$4,218
• Taxable loss: −$3,585
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $-133/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

+141.8% since first listed

15 events — show timeline

• 2026-05-18 Relisted — MiRealSource-MiMLS
• 2026-05-18 Relisted — REALCOMP
• 2026-04-26 Pending — MiRealSource-MiMLS
• 2026-04-26 Pending — REALCOMP
• 2026-04-17 Relisted — MiRealSource-MiMLS
• 2026-04-17 Relisted — REALCOMP
• 2026-04-14 Pending — MiRealSource-MiMLS
• 2026-04-14 Pending — REALCOMP
• 2026-04-03 Listed $149,900 REALCOMP
• 2026-04-03 Listed $149,900 MiRealSource-MiMLS
• 1998-12-21 Sold (Public Records) $62,000 Public Records
• 1998-07-15 Sold (MLS) $62,000 MiRealSource-MiMLS
• 1998-07-15 Sold (MLS) $62,000 REALCOMP
• 1998-04-01 Listed $62,000 MiRealSource-MiMLS
• 1998-04-01 Listed $62,000 REALCOMP

Property tax history

-11.3%/yr

Latest (2025): $1,002 · -33.2% YoY. Source: county tax records.