3762 12th St · Ecorse, MI 48229

$30,000

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 15 Days on market

Built 1925 3,049 sqft lot Est $37k · 19% under ↓ 25% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Looking for a high-return investment property? This 2-bedroom, 1-bathroom home is a fantastic opportunity for investors or landlords looking to expand their portfolio. This property is ideal for a quick fix-and-rent or fix-and-flip, with only minor repairs needed to maximize its value.

Key facts

• 3,049 sq ft lot
• Built 1925
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 31.7% vs local median 10.0% in Ecorse — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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+, crime F, amenities 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.
• Zoned schools: Ralph J Bunche Academy (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 318 students, 90% FRL); Grandport Elementary Academy (math 2% / reading 8%, grade F, #488 of 493 statewide, top 100%, 335 students, 89% FRL); Ecorse Community High School (math 5% / reading 15%, grade F, #659 of 713 statewide, top 97%, 296 students, 81% FRL).
• Market conditions: 60 active listings in the ZIP; 13 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 $3k of equity ($207 loan paydown + $3k 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k 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 ($30k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.53% ✓
• Cap rate: 31.72%
• Cash-on-cash: 90.82%
• DSCR: 5.04
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $37,200
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
494 Polk Ave	0.34mi	2/1.0	650 (+8%)	10mo	$40,000	$62	62
47 East Rockwood St	0.64mi	1/1.0 (-1)	600 (0%)	10mo	$25,000	$42	57
4228 9th St	0.75mi	1/1.0 (-1)	617 (+3%)	4mo	$50,000	$81	52
37 Ruth St	0.40mi	3/1.0 (+1)	680 (+13%)	12mo	$31,000	$46	44
78 E Auburn St	0.70mi	1/1.0 (-1)	660 (+10%)	10mo	$54,000	$82	37

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: 99.8%
• Equity multiple: 7.77×
• Total profit: $56,840
• Equity at exit: $27,026

10-year hold

• IRR: 95.1%
• Equity multiple: 17.14×
• Total profit: $135,566
• Equity at exit: $58,283

Cash invested: $8,400 (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: 60
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,058 high
• Mortgage (P&I): −$157
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $636

Break-even live

Break-even rent $253

Max offer price $30,000

Occupancy floor 35%

Sensitivity live

Price	-10% $653	-5% $644	+0% $636	+5% $627	+10% $619
Rent	-10% $552	-5% $594	+0% $636	+5% $678	+10% $719
Rate	-1.0pp $651	-0.5pp $643	base $636	+0.5pp $628	+1.0pp $620

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	18d	1	0.12mi
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	26d	1	0.79mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	26d	1	0.88mi
1331 Pingree Ave Lincoln Park, MI	2.0	1.0	725	$1,300	$1.79	1d	1	0.96mi
1201 Fort St Lincoln Park, MI	1.0	1.0	636	$795	$1.25	23d	1	1.17mi
1270 Electric Ave Lincoln Park, MI	1.0	1.0	500	$1,045	$2.09	26d	1	1.18mi
1583 Empire Ave Lincoln Park, MI	1.0	1.0	700	$1,050	$1.50	26d	1	1.23mi
1563 Wilson Ave Lincoln Park, MI	1.0	1.0	750	$895	$1.19	6d	1	1.27mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	19d	1	1.33mi
1308 Hanford Ave Apt 3 Lincoln Park, MI	1.0	1.0	650	$1,200	$1.85	26d	1	1.36mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	26d	1	1.36mi
4471 High St Unit 25-4 Ecorse, MI	1.0	1.0	600	$1,025	$1.71	19d	1	1.36mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	26d	1	1.36mi

Listing history 9 events

1. 2025-02-14
   status Pending 286-char remark

   Show marketing remark (286 chars)

   Looking for a high-return investment property? This 2-bedroom, 1-bathroom home is a fantastic opportunity for investors or landlords looking to expand their portfolio. This property is ideal for a quick fix-and-rent or fix-and-flip, with only minor repairs needed to maximize its value.

2. 2025-02-14
   status Pending 286-char remark

   Show marketing remark (286 chars)

   Looking for a high-return investment property? This 2-bedroom, 1-bathroom home is a fantastic opportunity for investors or landlords looking to expand their portfolio. This property is ideal for a quick fix-and-rent or fix-and-flip, with only minor repairs needed to maximize its value.

3. 2025-02-14
   status Pending

   Show marketing remark (286 chars)

   Looking for a high-return investment property? This 2-bedroom, 1-bathroom home is a fantastic opportunity for investors or landlords looking to expand their portfolio. This property is ideal for a quick fix-and-rent or fix-and-flip, with only minor repairs needed to maximize its value.

4. 2025-02-08
   price $30,000 286-char remark

   Show marketing remark (286 chars)

   Looking for a high-return investment property? This 2-bedroom, 1-bathroom home is a fantastic opportunity for investors or landlords looking to expand their portfolio. This property is ideal for a quick fix-and-rent or fix-and-flip, with only minor repairs needed to maximize its value.

5. 2025-02-07
   price $30,000 286-char remark

   Show marketing remark (286 chars)

   Looking for a high-return investment property? This 2-bedroom, 1-bathroom home is a fantastic opportunity for investors or landlords looking to expand their portfolio. This property is ideal for a quick fix-and-rent or fix-and-flip, with only minor repairs needed to maximize its value.

6. 2025-02-07
   price $30,000

   Show marketing remark (286 chars)

   Looking for a high-return investment property? This 2-bedroom, 1-bathroom home is a fantastic opportunity for investors or landlords looking to expand their portfolio. This property is ideal for a quick fix-and-rent or fix-and-flip, with only minor repairs needed to maximize its value.

7. 2025-01-29
   listed $40,000 Active 286-char remark

   Show marketing remark (286 chars)

   Looking for a high-return investment property? This 2-bedroom, 1-bathroom home is a fantastic opportunity for investors or landlords looking to expand their portfolio. This property is ideal for a quick fix-and-rent or fix-and-flip, with only minor repairs needed to maximize its value.

8. 2025-01-29
   listed $40,000 Active 286-char remark

   Show marketing remark (286 chars)

   Looking for a high-return investment property? This 2-bedroom, 1-bathroom home is a fantastic opportunity for investors or landlords looking to expand their portfolio. This property is ideal for a quick fix-and-rent or fix-and-flip, with only minor repairs needed to maximize its value.

9. 2025-01-29
   listed $40,000 Active

   Show marketing remark (286 chars)

   Looking for a high-return investment property? This 2-bedroom, 1-bathroom home is a fantastic opportunity for investors or landlords looking to expand their portfolio. This property is ideal for a quick fix-and-rent or fix-and-flip, with only minor repairs needed to maximize its value.

ⓘ 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: $361 · $30/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: +$50/yr (+$4/mo · 14.0%)

ⓘ 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,693
• − Mortgage interest: −$1,680
• − Property taxes: −$361
• − Insurance: −$150
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$873
• Taxable income: $7,598
• Est. tax owed @ 24.0%: −$1,824
• After-tax cash flow: $5,805/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

-25.0% since first listed

9 events — show timeline

• 2025-02-14 Pending — REALCOMP
• 2025-02-14 Pending — MiRealSource-MiMLS
• 2025-02-14 Pending — SW Michigan MLS
• 2025-02-08 Price Changed $30,000 MiRealSource-MiMLS
• 2025-02-07 Price Changed $30,000 REALCOMP
• 2025-02-07 Price Changed $30,000 SW Michigan MLS
• 2025-01-29 Listed $40,000 SW Michigan MLS
• 2025-01-29 Listed $40,000 MiRealSource-MiMLS
• 2025-01-29 Listed $40,000 REALCOMP

Property tax history

-4.6%/yr

Latest (2025): $361 · -48.6% YoY. Source: county tax records.