4366 9th St · Ecorse, MI 48239

$115,000

3 bd · 1.0 ba · 762 sqft · SingleFamily public records · 46 Days on market

Built 1925 3,225 ac lot Est $107k · 8% over

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• ARV discount +4.0/15.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A FANNIE MAE HOMEPATH PROPERTY. SIMPLY GORGEOUS UPDATED 3 BEDROOM BUNGALOW WITH GARAGE AND BASEMENT. HOME HAS BEEN EXTENSIVELY RENOVATED FEATURING: GOURMET KITCHEN, GRANITE COUNTER TOPS, STAINLESS MICROWAVE, OVEN AND DISHWASHER. REMODELED BATH, NEWER WINDOWS , ROOF, AND VINYL WINDOWS, FRESHLY PAINTEDWITH NEW LVP AND CARPET FLOORING. HOME SHOWS GREAT AND HAS IMMEDIATE OCCUPANCY.

Key facts

• Stainless microwave
• Oven
• Dishwasher

Tags

• GOURMET KITCHEN
• GRANITE COUNTER TOPS
• STAINLESS MICROWAVE
• OVEN
• DISHWASHER
• REMODELED BATH

Property features AI

Finance

• Other: Listing broker: Help U Sell Metro Detroit; Listing agent: Mario Ferrante
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Vinyl siding exterior
• Exterior features: Lot roughly 32 x 105 (3,225 sq ft); Subdivision: FORDVIEW SUB; Cross streets near N. Southfield and E. Fort St

Interior

• Bedrooms: One and one-half story layout
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: 6 total rooms; Finished above-grade living area of 850 square feet; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

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+, schools F, crime 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.
• Market conditions: Rents rising (+3.2%/yr); 188 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $115k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $106,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4353 3rd St	0.30mi	2/2.0 (-1)	769 (+1%)	4mo	$22,000	$29	72
1373 Lejeune Ave	0.26mi	3/1.0	816 (+7%)	12mo	$150,000	$184	66
4241 6th St	0.33mi	2/1.0 (-1)	720 (-6%)	6mo	$47,500	$66	65
4435 High St	0.56mi	2/1.0 (-1)	792 (+4%)	2mo	$50,000	$63	61
4649 8th St	0.50mi	2/1.0 (-1)	777 (+2%)	11mo	$84,000	$108	59
526 Mill St	0.59mi	2/1.0 (-1)	725 (-5%)	3mo	$150,000	$207	57
518 Lincoln Ave	0.49mi	2/1.0 (-1)	819 (+8%)	9mo	$152,000	$186	53
4134 17th St	0.61mi	3/2.0	822 (+8%)	5mo	$59,000	$72	50
754 Mill St	0.75mi	2/1.0 (-1)	729 (-4%)	6mo	$80,000	$110	48
582 Mill St	0.62mi	2/1.0 (-1)	704 (-8%)	10mo	$128,000	$182	45
527 Lincoln Ave	0.52mi	2/2.0 (-1)	828 (+9%)	9mo	$172,500	$208	44
1623 Ethel Ave	0.64mi	3/1.0	857 (+12%)	11mo	$120,000	$140	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $4,701
• Equity at exit: $17,147

10-year hold

• IRR: 13.5%
• Equity multiple: 2.09×
• Total profit: $35,096
• Equity at exit: $9,943

Cash invested: $32,200 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$603
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $361

Break-even live

Break-even rent $933

Max offer price $115,000

Occupancy floor 69%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	0.44mi
4573 3rd St Ecorse, MI	2.0	1.0	1000	$1,300	$1.30	15d	1	0.50mi
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	5d	1	0.59mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	24d	1	0.62mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	0.62mi
4581 High St Unit 13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	0.73mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	0.82mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	0.85mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	17d	1	1.07mi
708 Highland St Unit 1 Wyandotte, MI	2.0	1.0	800	$950	$1.19	18d	1	1.12mi
177 N Riverbank St Wyandotte, MI	2.0	1.0	671	$1,600	$2.38	2d	1	1.17mi
424 4th St Wyandotte, MI	2.0	1.0	925	$1,350	$1.46	24d	1	1.20mi
168 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,295	$1.20	5d	1	1.30mi
170 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,399	$1.30	3d	1	1.30mi
146 Bondie St Wyandotte, MI	2.0	1.0	820	$1,650	$2.01	2d	1	1.30mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	15d	1	1.34mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	24d	1	1.35mi
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	24d	1	1.42mi

Listing history 12 events

1. 2026-05-05
   status Pending

   Show marketing remark (389 chars)

   THIS IS A FANNIE MAE HOMEPATH PROPERTY. SIMPLY GORGEOUS UPDATED 3 BEDROOM BUNGALOW WITH GARAGE AND BASEMENT. HOME HAS BEEN EXTENSIVELY RENOVATED FEATURING: GOURMET KITCHEN, GRANITE COUNTER TOPS, STAINLESS MICROWAVE, OVEN AND DISHWASHER. REMODELED BATH, NEWER WINDOWS , ROOF, AND VINYL WINDOWS, FRESHLY PAINTEDWITH NEW LVP AND CARPET FLOORING. HOME SHOWS GREAT AND HAS IMMEDIATE OCCUPANCY.

2. 2026-05-05
   status Pending 389-char remark

   Show marketing remark (389 chars)

   THIS IS A FANNIE MAE HOMEPATH PROPERTY. SIMPLY GORGEOUS UPDATED 3 BEDROOM BUNGALOW WITH GARAGE AND BASEMENT. HOME HAS BEEN EXTENSIVELY RENOVATED FEATURING: GOURMET KITCHEN, GRANITE COUNTER TOPS, STAINLESS MICROWAVE, OVEN AND DISHWASHER. REMODELED BATH, NEWER WINDOWS , ROOF, AND VINYL WINDOWS, FRESHLY PAINTEDWITH NEW LVP AND CARPET FLOORING. HOME SHOWS GREAT AND HAS IMMEDIATE OCCUPANCY.

3. 2026-04-17
   price $115,000 389-char remark

   Show marketing remark (389 chars)

   THIS IS A FANNIE MAE HOMEPATH PROPERTY. SIMPLY GORGEOUS UPDATED 3 BEDROOM BUNGALOW WITH GARAGE AND BASEMENT. HOME HAS BEEN EXTENSIVELY RENOVATED FEATURING: GOURMET KITCHEN, GRANITE COUNTER TOPS, STAINLESS MICROWAVE, OVEN AND DISHWASHER. REMODELED BATH, NEWER WINDOWS , ROOF, AND VINYL WINDOWS, FRESHLY PAINTEDWITH NEW LVP AND CARPET FLOORING. HOME SHOWS GREAT AND HAS IMMEDIATE OCCUPANCY.

4. 2026-04-17
   price $115,000

   Show marketing remark (389 chars)

   THIS IS A FANNIE MAE HOMEPATH PROPERTY. SIMPLY GORGEOUS UPDATED 3 BEDROOM BUNGALOW WITH GARAGE AND BASEMENT. HOME HAS BEEN EXTENSIVELY RENOVATED FEATURING: GOURMET KITCHEN, GRANITE COUNTER TOPS, STAINLESS MICROWAVE, OVEN AND DISHWASHER. REMODELED BATH, NEWER WINDOWS , ROOF, AND VINYL WINDOWS, FRESHLY PAINTEDWITH NEW LVP AND CARPET FLOORING. HOME SHOWS GREAT AND HAS IMMEDIATE OCCUPANCY.

5. 2026-03-20
   listed $125,000 Active

   Show marketing remark (389 chars)

   THIS IS A FANNIE MAE HOMEPATH PROPERTY. SIMPLY GORGEOUS UPDATED 3 BEDROOM BUNGALOW WITH GARAGE AND BASEMENT. HOME HAS BEEN EXTENSIVELY RENOVATED FEATURING: GOURMET KITCHEN, GRANITE COUNTER TOPS, STAINLESS MICROWAVE, OVEN AND DISHWASHER. REMODELED BATH, NEWER WINDOWS , ROOF, AND VINYL WINDOWS, FRESHLY PAINTEDWITH NEW LVP AND CARPET FLOORING. HOME SHOWS GREAT AND HAS IMMEDIATE OCCUPANCY.

6. 2026-03-20
   listed $125,000 Active 389-char remark

   Show marketing remark (389 chars)

   THIS IS A FANNIE MAE HOMEPATH PROPERTY. SIMPLY GORGEOUS UPDATED 3 BEDROOM BUNGALOW WITH GARAGE AND BASEMENT. HOME HAS BEEN EXTENSIVELY RENOVATED FEATURING: GOURMET KITCHEN, GRANITE COUNTER TOPS, STAINLESS MICROWAVE, OVEN AND DISHWASHER. REMODELED BATH, NEWER WINDOWS , ROOF, AND VINYL WINDOWS, FRESHLY PAINTEDWITH NEW LVP AND CARPET FLOORING. HOME SHOWS GREAT AND HAS IMMEDIATE OCCUPANCY.

7. 2003-06-29
   historical
8. 2003-04-29
   historical
9. 2003-03-31
   listed $68,900
10. 2003-03-31
    listed $68,900
11. 2003-03-31
    listed $68,900
12. 2001-03-01
    soldstatus $25,000

ⓘ 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: $1,033 · $86/mo
• Projected year-2 tax: $1,402 · $117/mo
• Expected delta: +$369/yr (+$31/mo · 35.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 10% 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,681
• − Mortgage interest: −$6,442
• − Property taxes: −$1,033
• − Insurance: −$575
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,345
• Taxable income: $2,617
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $3,705/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
• County: Wayne County · 1,562,939 people
• City population: 9,166
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• Metro: Detroit-Warren-Dearborn, MI
• 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

+360.0% since first listed

12 events — show timeline

• 2026-05-05 Pending — REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-04-17 Price Changed $115,000 MiRealSource-MiMLS
• 2026-04-17 Price Changed $115,000 REALCOMP
• 2026-03-20 Listed $125,000 MiRealSource-MiMLS
• 2026-03-20 Listed $125,000 REALCOMP
• 2003-06-29 Listing Removed — MiRealSource-MiMLS
• 2003-04-29 Listing Removed — REALCOMP
• 2003-03-31 Listed $68,900 REALCOMP
• 2003-03-31 Listed $68,900 REALCOMP
• 2003-03-31 Listed $68,900 MiRealSource-MiMLS
• 2001-03-01 Sold (Public Records) $25,000 Public Records

Property tax history

-2.7%/yr

Latest (2024): $1,033 · -0.0% YoY. Source: county tax records.