51 Elizabeth St · River Rouge, MI 48218

$149,900

4 bd · 1.0 ba · 1,740 sqft · SingleFamily public records · 34 Days on market

Built 1921 3,485 sqft lot Est $127k · 18% over

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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 +16.0/30.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• 1% rule +4.1/10.0
• 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

* * * SPACIOUS & FULLY UPDATED 4 BEDROOM, 2 FULL BATH HOME WITH GARAGE, BASEMENT & CENTRAL AIR * * * Packed with space, updates, and flexibility, this beautifully renovated home offers nearly 1,900 square feet of comfortable living space and exceptional value for the price. From the moment you step inside, you'll appreciate the generous room sizes, fresh finishes, and move-in ready condition throughout. The large living room provides endless possibilities for multiple seating and entertaining areas, while the formal dining room offers the perfect setting for family dinners, holidays, and gatherings. The spacious updated kitchen features abundant cabinetry, sleek black granite countertops with extensive prep space, and stainless steel appliances including a built-in dishwasher and gas range. A highly desirable first-floor bedroom with an oversized walk-in closet and nearby full bath offers convenient main-level living for guests, extended family, or anyone looking to avoid stairs. Upstairs, you'll find an additional full bathroom along with two generously sized bedrooms filled with natural light. The finished basement expands the living space even further with a legal egress window creating a true 4th bedroom, plus additional room for storage, recreation, workout space, or a home office. Recent improvements include brand new carpeting throughout, newer vinyl replacement windows, updated lighting fixtures, and fresh paint, making this home truly turnkey. Outside, enjoy the convenience of a 1.5-car detached garage, while central air keeps the home comfortable year-round. This is the kind of home buyers wait for - spacious, updated, affordable, and ready for immediate occupancy. Just move in, unpack, and enjoy everything this wonderful home has to offer!

Key facts

• First-floor bedroom
• Renovated home
• Fully updated

Tags

• FULLY UPDATED
• RENOVATED HOME
• UPDATED KITCHEN
• BLACK GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FIRST-FLOOR BEDROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $75 ($897/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (8.5% below list).
• Recommended offer: $137k (8.5% below list) — sets the bar for 1% rule.

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; 4 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 + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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 $13k; list at $150k implies a 1053% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,099 (8.5% below list)

Questions for the listing agent

1. It's been on market 34 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 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.91% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $127,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Hill St	0.21mi	3/2.0 (-1)	1,722 (-1%)	1mo	$125,000	$73	79
389 Genessee St	0.29mi	3/2.0 (-1)	1,760 (+1%)	1mo	$72,000	$41	75
25 Marie St	0.39mi	4/2.5	1,736 (-0%)	10mo	$60,000	$35	67
311 Richter St	0.54mi	3/1.0 (-1)	1,644 (-6%)	1mo	$143,250	$87	60
292 Genessee St	0.50mi	3/1.0 (-1)	1,848 (+6%)	2mo	$125,000	$68	60
1926 S Ethel St	0.73mi	3/1.5 (-1)	1,625 (-7%)	4mo	$75,000	$46	45
580 Palmerston St	0.41mi	3/1.5 (-1)	1,483 (-15%)	7mo	$100,000	$67	43
116 Pine St	0.62mi	4/2.0	1,559 (-10%)	9mo	$173,000	$111	42
110 Pine St	0.61mi	5/2.0 (+1)	1,590 (-9%)	9mo	$184,800	$116	41
412 Campbell St	0.59mi	4/2.0	1,487 (-14%)	6mo	$136,000	$91	40
508 Campbell St	0.60mi	3/1.5 (-1)	1,984 (+14%)	4mo	$117,000	$59	39
36 W Charlotte St	0.70mi	5/2.0 (+1)	1,532 (-12%)	8mo	$133,750	$87	32

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: 25.8%
• Equity multiple: 3.06×
• Total profit: $86,405
• Equity at exit: $135,042

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $250,711
• Equity at exit: $291,223

Cash invested: $41,972 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $75

Break-even live

Break-even rent $1,276

Max offer price $149,900

Occupancy floor 90%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	17d	1	0.67mi
3804 18th St Unit F2 Ecorse, MI	5.0	1.0	2160	$1,665	$0.77	3d	1	0.70mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	24d	1	0.96mi
4282 7th St Ecorse, MI	3.0	1.0	1144	$1,250	$1.09	24d	1	1.25mi

Listing history 39 events

1. 2026-06-18
   days on market $149,900 Active 34 DOM
2. 2026-06-17
   days on market $149,900 Active 33 DOM
3. 2026-06-16
   days on market $149,900 Active 32 DOM
4. 2026-06-15
   days on market $149,900 Active 31 DOM
5. 2026-06-13
   days on market $149,900 Active 29 DOM
6. 2026-06-09
   days on market $149,900 Active 25 DOM
7. 2026-06-08
   days on market $149,900 Active 24 DOM
8. 2026-06-07
   days on market $149,900 Active 23 DOM
9. 2026-06-04
   days on market $149,900 Active 20 DOM
10. 2026-06-03
    days on market $149,900 Active 19 DOM
11. 2026-06-02
    days on market $149,900 Active 18 DOM
12. 2026-06-01
    days on market $149,900 Active 17 DOM
13. 2026-05-31
    days on market $149,900 Active 16 DOM
14. 2026-05-16
    historical Accepting Backup Offers 1798-char remark

    Show marketing remark (1816 chars)

    * * * SPACIOUS & FULLY UPDATED 4 BEDROOM, 2 FULL BATH HOME WITH GARAGE, BASEMENT & CENTRAL AIR * * * Packed with space, updates, and flexibility, this beautifully renovated home offers nearly 1,900 square feet of comfortable living space and exceptional value for the price. From the moment you step inside, you’ll appreciate the generous room sizes, fresh finishes, and move-in ready condition throughout. The large living room provides endless possibilities for multiple seating and entertaining areas, while the formal dining room offers the perfect setting for family dinners, holidays, and gatherings. The spacious updated kitchen features abundant cabinetry, sleek black granite countertops with extensive prep space, and stainless steel appliances including a built-in dishwasher and gas range. A highly desirable first-floor bedroom with an oversized walk-in closet and nearby full bath offers convenient main-level living for guests, extended family, or anyone looking to avoid stairs. Upstairs, you’ll find an additional full bathroom along with two generously sized bedrooms filled with natural light. The finished basement expands the living space even further with a legal egress window creating a true 4th bedroom, plus additional room for storage, recreation, workout space, or a home office. Recent improvements include brand new carpeting throughout, newer vinyl replacement windows, updated lighting fixtures, and fresh paint, making this home truly turnkey. Outside, enjoy the convenience of a 1.5-car detached garage, while central air keeps the home comfortable year-round. This is the kind of home buyers wait for—spacious, updated, affordable, and ready for immediate occupancy. Just move in, unpack, and enjoy everything this wonderful home has to offer!

15. 2026-05-16
    historical Active Under Contract 1816-char remark

    Show marketing remark (1816 chars)

    * * * SPACIOUS & FULLY UPDATED 4 BEDROOM, 2 FULL BATH HOME WITH GARAGE, BASEMENT & CENTRAL AIR * * * Packed with space, updates, and flexibility, this beautifully renovated home offers nearly 1,900 square feet of comfortable living space and exceptional value for the price. From the moment you step inside, you’ll appreciate the generous room sizes, fresh finishes, and move-in ready condition throughout. The large living room provides endless possibilities for multiple seating and entertaining areas, while the formal dining room offers the perfect setting for family dinners, holidays, and gatherings. The spacious updated kitchen features abundant cabinetry, sleek black granite countertops with extensive prep space, and stainless steel appliances including a built-in dishwasher and gas range. A highly desirable first-floor bedroom with an oversized walk-in closet and nearby full bath offers convenient main-level living for guests, extended family, or anyone looking to avoid stairs. Upstairs, you’ll find an additional full bathroom along with two generously sized bedrooms filled with natural light. The finished basement expands the living space even further with a legal egress window creating a true 4th bedroom, plus additional room for storage, recreation, workout space, or a home office. Recent improvements include brand new carpeting throughout, newer vinyl replacement windows, updated lighting fixtures, and fresh paint, making this home truly turnkey. Outside, enjoy the convenience of a 1.5-car detached garage, while central air keeps the home comfortable year-round. This is the kind of home buyers wait for—spacious, updated, affordable, and ready for immediate occupancy. Just move in, unpack, and enjoy everything this wonderful home has to offer!

16. 2026-05-15
    listed $149,900 Active 1798-char remark

    Show marketing remark (1816 chars)

    * * * SPACIOUS & FULLY UPDATED 4 BEDROOM, 2 FULL BATH HOME WITH GARAGE, BASEMENT & CENTRAL AIR * * * Packed with space, updates, and flexibility, this beautifully renovated home offers nearly 1,900 square feet of comfortable living space and exceptional value for the price. From the moment you step inside, you’ll appreciate the generous room sizes, fresh finishes, and move-in ready condition throughout. The large living room provides endless possibilities for multiple seating and entertaining areas, while the formal dining room offers the perfect setting for family dinners, holidays, and gatherings. The spacious updated kitchen features abundant cabinetry, sleek black granite countertops with extensive prep space, and stainless steel appliances including a built-in dishwasher and gas range. A highly desirable first-floor bedroom with an oversized walk-in closet and nearby full bath offers convenient main-level living for guests, extended family, or anyone looking to avoid stairs. Upstairs, you’ll find an additional full bathroom along with two generously sized bedrooms filled with natural light. The finished basement expands the living space even further with a legal egress window creating a true 4th bedroom, plus additional room for storage, recreation, workout space, or a home office. Recent improvements include brand new carpeting throughout, newer vinyl replacement windows, updated lighting fixtures, and fresh paint, making this home truly turnkey. Outside, enjoy the convenience of a 1.5-car detached garage, while central air keeps the home comfortable year-round. This is the kind of home buyers wait for—spacious, updated, affordable, and ready for immediate occupancy. Just move in, unpack, and enjoy everything this wonderful home has to offer!

17. 2026-05-15
    listed $149,900 Active 1816-char remark

    Show marketing remark (1816 chars)

    * * * SPACIOUS & FULLY UPDATED 4 BEDROOM, 2 FULL BATH HOME WITH GARAGE, BASEMENT & CENTRAL AIR * * * Packed with space, updates, and flexibility, this beautifully renovated home offers nearly 1,900 square feet of comfortable living space and exceptional value for the price. From the moment you step inside, you’ll appreciate the generous room sizes, fresh finishes, and move-in ready condition throughout. The large living room provides endless possibilities for multiple seating and entertaining areas, while the formal dining room offers the perfect setting for family dinners, holidays, and gatherings. The spacious updated kitchen features abundant cabinetry, sleek black granite countertops with extensive prep space, and stainless steel appliances including a built-in dishwasher and gas range. A highly desirable first-floor bedroom with an oversized walk-in closet and nearby full bath offers convenient main-level living for guests, extended family, or anyone looking to avoid stairs. Upstairs, you’ll find an additional full bathroom along with two generously sized bedrooms filled with natural light. The finished basement expands the living space even further with a legal egress window creating a true 4th bedroom, plus additional room for storage, recreation, workout space, or a home office. Recent improvements include brand new carpeting throughout, newer vinyl replacement windows, updated lighting fixtures, and fresh paint, making this home truly turnkey. Outside, enjoy the convenience of a 1.5-car detached garage, while central air keeps the home comfortable year-round. This is the kind of home buyers wait for—spacious, updated, affordable, and ready for immediate occupancy. Just move in, unpack, and enjoy everything this wonderful home has to offer!

18. 2021-04-01
    soldstatus $13,000 Sold
19. 2021-04-01
    soldstatus $13,000 Closed
20. 2020-11-06
    status Pending
21. 2020-11-06
    status Pending
22. 2020-11-04
    historical Accepting Backup Offers
23. 2020-11-04
    historical Accepting Backup Offers
24. 2020-10-15
    listed $274,500 Active
25. 2020-10-15
    listed $274,500 Active
26. 2020-09-22
    historical
27. 2020-09-21
    historical
28. 2020-08-19
    listed $161,000 Active
29. 2020-08-19
    listed $161,000 Active
30. 2020-06-14
    historical
31. 2020-06-14
    historical
32. 2019-07-15
    listed $161,000 Active
33. 2019-07-15
    listed $161,000 Active
34. 2019-06-06
    historical
35. 2019-06-06
    historical
36. 2018-08-10
    price $161,000
37. 2018-08-09
    price $161,000
38. 2018-08-01
    listed $35,000 Active
39. 2018-08-01
    listed $35,000 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: $1,917 · $160/mo
• Projected year-2 tax: $2,113 · $176/mo
• Expected delta: +$196/yr (+$16/mo · 10.2%)

ⓘ 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 · 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: $16,452
• − Mortgage interest: −$8,397
• − Property taxes: −$1,917
• − Insurance: −$750
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$4,361
• Taxable loss: −$1,605
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $1,282/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

+328.3% since first listed

26 events — show timeline

• 2026-05-16 Contingent — MiRealSource-MiMLS
• 2026-05-16 Contingent — REALCOMP
• 2026-05-15 Listed $149,900 REALCOMP
• 2026-05-15 Listed $149,900 MiRealSource-MiMLS
• 2021-04-01 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2021-04-01 Sold (MLS) $13,000 REALCOMP
• 2020-11-06 Pending — MiRealSource-MiMLS
• 2020-11-06 Pending — REALCOMP
• 2020-11-04 Contingent — MiRealSource-MiMLS
• 2020-11-04 Contingent — REALCOMP
• 2020-10-15 Listed $274,500 MiRealSource-MiMLS
• 2020-10-15 Listed $274,500 REALCOMP
• 2020-09-22 Listing Removed — REALCOMP
• 2020-09-21 Listing Removed — MiRealSource-MiMLS
• 2020-08-19 Listed $161,000 MiRealSource-MiMLS
• 2020-08-19 Listed $161,000 REALCOMP
• 2020-06-14 Listing Removed — MiRealSource-MiMLS
• 2020-06-14 Listing Removed — REALCOMP
• 2019-07-15 Listed $161,000 MiRealSource-MiMLS
• 2019-07-15 Listed $161,000 REALCOMP
• 2019-06-06 Listing Removed — MiRealSource-MiMLS
• 2019-06-06 Listing Removed — REALCOMP
• 2018-08-10 Price Changed $161,000 MiRealSource-MiMLS
• 2018-08-09 Price Changed $161,000 REALCOMP
• 2018-08-01 Listed $35,000 MiRealSource-MiMLS
• 2018-08-01 Listed $35,000 REALCOMP

Property tax history

+1.7%/yr

Latest (2025): $1,917 · -31.0% YoY. Source: county tax records.