3957 13th St · Ecorse, MI 48229

$80,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 4 Days on market

Built 1972 3,049 sqft lot

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Why this score? — see what drove the B 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 +27.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• 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

Move in ready 2-bedroom, 1-bath home in Ecorse offering comfortable living with a functional layout. Features spacious bedrooms, a bright living area, and a convenient location close to schools, parks, shopping, and major freeways. Great opportunity for homeowners or investors alike! All appliances are fairly new and stay with the sale. Newer furnace and water heater along with Central air makes for a simple move while affordable. Property being sold as-is. Buyer responsible for any city repairs if cited upon inspection.

Key facts

• Bright living area
• Newer furnace
• Newer water heater

Tags

• FUNCTIONAL LAYOUT
• BRIGHT LIVING AREA
• CONVENIENT LOCATION
• NEWER FURNACE
• NEWER WATER HEATER
• CENTRAL AIR

Property features AI

Finance

• Other: Residential property in CHESTNUT PARK SUB

Exterior

• Parking: No garage
• Utilities: Public sewer; Water available
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding construction
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.07 acres (40 x 80.75)

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave
• Bedrooms: 4 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave; Washer/dryer stacked; Crawl space basement
• Laundry & utility: Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $46k (42.4% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $46k (42.4% below list) — sets the bar for cash-flow.

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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 ($553 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.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,093 (42.4% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.31% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $51,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4241 6th St	0.58mi	2/1.0	720 (0%)	6mo	$47,500	$66	68
30 Ridge St	0.54mi	2/1.0	748 (+4%)	3mo	$50,000	$67	66
2969 S Bassett St	0.47mi	3/1.0 (+1)	775 (+8%)	2mo	$45,000	$58	59
27 Knox St St	0.54mi	2/1.0	792 (+10%)	10mo	$74,000	$93	50
4228 11th St	0.44mi	2/1.0	792 (+10%)	16mo	$60,000	$76	50
37 Ruth St	0.59mi	3/1.0 (+1)	680 (-6%)	12mo	$31,000	$46	48
4134 17th St	0.36mi	3/2.0 (+1)	822 (+14%)	5mo	$59,000	$72	47
494 Polk Ave	0.62mi	2/1.0	650 (-10%)	10mo	$40,000	$62	46
4228 9th St	0.46mi	1/1.0 (-1)	617 (-14%)	4mo	$50,000	$81	46
38 Ridge St	0.52mi	2/1.0	800 (+11%)	15mo	$58,000	$73	45
54 W Rockwood St	0.61mi	2/1.0	820 (+14%)	10mo	$25,000	$30	39
1373 Lejeune Ave	0.69mi	3/1.0 (+1)	816 (+13%)	12mo	$150,000	$184	31

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: 17.2%
• Equity multiple: 2.41×
• Total profit: $31,649
• Equity at exit: $72,070

10-year hold

• IRR: 16.4%
• Equity multiple: 5.62×
• Total profit: $103,418
• Equity at exit: $155,422

Cash invested: $22,400 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$420
• Tax from tax record: −$142 /mo · $1,701/yr
• Insurance: −$33
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-192

Break-even live

Break-even rent $1,293

Max offer price $46,093

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-169	+0% $-192	+5% $-215	+10% $-237
Rent	-10% $-275	-5% $-233	+0% $-192	+5% $-150	+10% $-109
Rate	-1.0pp $-152	-0.5pp $-172	base $-192	+0.5pp $-213	+1.0pp $-234

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	0.34mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	26d	1	0.62mi
1331 Pingree Ave Lincoln Park, MI	2.0	1.0	725	$1,300	$1.79	1d	1	0.66mi
1583 Empire Ave Lincoln Park, MI	1.0	1.0	700	$1,050	$1.50	26d	1	0.93mi
1270 Electric Ave Lincoln Park, MI	1.0	1.0	500	$1,045	$2.09	26d	1	0.99mi
1201 Fort St Lincoln Park, MI	1.0	1.0	636	$795	$1.25	24d	1	0.99mi
1563 Wilson Ave Lincoln Park, MI	1.0	1.0	750	$895	$1.19	7d	1	1.00mi
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	26d	1	1.00mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	19d	1	1.09mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	26d	1	1.11mi
4471 High St Unit 25-4 Ecorse, MI	1.0	1.0	600	$1,025	$1.71	20d	1	1.11mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	26d	1	1.11mi
1308 Hanford Ave Apt 3 Lincoln Park, MI	1.0	1.0	650	$1,200	$1.85	26d	1	1.16mi
4581 High St Unit 13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	26d	1	1.29mi
25 Le Blanc St Unit 4 Ecorse, MI	1.0	1.0	650	$1,025	$1.58	20d	1	1.30mi

Listing history 3 events

1. 2026-06-21
   days on market $80,000 Active 4 DOM
2. 2026-06-17
   remarks 527-char remark

   Show marketing remark (526 chars)

   Move in ready 2-bedroom, 1-bath home in Ecorse offering comfortable living with a functional layout. Features spacious bedrooms, a bright living area, and a convenient location close to schools, parks, shopping, and major freeways. Great opportunity for homeowners or investors alike! All appliances are fairly new and stay with the sale. Newer furnace and water heater along with Central air makes for a simple move while affordable. Property being sold as-is. Buyer responsible for any city repairs if cited upon inspection.

3. 2026-06-17
   listed $80,000 Active 1 DOM

   Show marketing remark (526 chars)

   Move in ready 2-bedroom, 1-bath home in Ecorse offering comfortable living with a functional layout. Features spacious bedrooms, a bright living area, and a convenient location close to schools, parks, shopping, and major freeways. Great opportunity for homeowners or investors alike! All appliances are fairly new and stay with the sale. Newer furnace and water heater along with Central air makes for a simple move while affordable. Property being sold as-is. Buyer responsible for any city repairs if cited upon inspection.

ⓘ 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: $1,701 · $142/mo
• Projected year-2 tax: $1,701 · $142/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 6/10 Major FEMA zone AE · 69% 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,596
• − Mortgage interest: −$4,481
• − Property taxes: −$1,701
• − Insurance: −$5,518
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,327
• Taxable loss: −$3,448
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $-1,476/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

+433.3% since first listed

31 events — show timeline

• 2026-06-17 Listed $80,000 REALCOMP
• 2026-06-17 Listed $80,000 MiRealSource-MiMLS
• 2023-09-17 Rental Removed $1,000 BUILDIUM
• 2023-09-03 Listed for Rent $1,000 BUILDIUM
• 2023-08-30 Rental Removed $1,000 BUILDIUM
• 2023-08-23 Listing Removed — MiRealSource-MiMLS
• 2023-08-23 Listing Removed — REALCOMP
• 2023-08-18 Listed for Rent $1,000 BUILDIUM
• 2023-08-01 Price Changed $79,900 MiRealSource-MiMLS
• 2023-08-01 Price Changed $79,900 REALCOMP
• 2023-06-30 Price Changed $84,900 MiRealSource-MiMLS
• 2023-06-30 Price Changed $84,900 REALCOMP
• 2023-06-09 Listed $89,900 MiRealSource-MiMLS
• 2023-06-09 Listed $89,900 REALCOMP
• 2022-03-30 Price Changed $1,000 BUILDIUM
• 2018-09-25 Sold (MLS) $90,000 MiRealSource-MiMLS
• 2018-09-25 Sold (MLS) $90,000 REALCOMP
• 2018-09-22 Listing Removed — REALCOMP
• 2018-09-18 Listed $90,000 MiRealSource-MiMLS
• 2018-09-18 Listed $90,000 REALCOMP
• 2018-08-06 Sold (Public Records) $90,000 Public Records
• 2008-01-29 Sold (MLS) $6,000 REALCOMP
• 2007-12-21 Listed $7,900 REALCOMP
• 2006-07-03 Sold (Public Records) $55,000 Public Records
• 2003-10-08 Listing Removed — REALCOMP
• 2003-10-08 Listing Removed — MiRealSource-MiMLS
• 2003-05-08 Listed $30,000 REALCOMP
• 2003-05-08 Listed $30,000 MiRealSource-MiMLS
• 2000-10-23 Sold (MLS) $15,000 REALCOMP
• 2000-09-26 Sold (Public Records) $12,500 Public Records
• 2000-06-15 Listed $15,000 REALCOMP

Property tax history

+1.5%/yr

Latest (2025): $1,701 · -0.2% YoY. Source: county tax records.