63 Stoner St · River Rouge, MI 48218

$180,000

5 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 5 Days on market

Built 1924 3,485 sqft lot

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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 +19.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks MLS

Beautifully updated 5-bedroom colonial loaded with modern upgrades and timeless charm! This move-in-ready home features fresh paint, brand-new flooring throughout, and updated light fixtures that elevate every space. The spacious layout includes a large living room, formal dining area, and a cozy breakfast nook. The custom-designed kitchen showcases stunning cabinetry, quartz countertops, a sleek modern backsplash, and stainless steel appliances - all included with the sale. Both bathrooms have been fully renovated with stylish tile finishes, offering a clean and contemporary feel throughout the home. All measurements are approximate agent to verify.

Key facts

• Quartz countertops
• 3,485 sq ft lot
• Built 1924

Tags

• UPDATED LIGHT FIXTURES
• CUSTOM-DESIGNED KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY RENOVATED BATHROOMS
• STYLISH TILE FINISHES

Property features AI

Finance

• Other: Located in ABBOTT & BEYMERS GREAT LAKES SUB division; near Abbott Street and Great Lakes St

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.08 acres (30 x 111.76)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; 9 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $166k (7.5% below list).
• Recommended offer: $166k (7.5% 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; 1 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 31y 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 $24k; list at $180k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,500 (7.5% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.92% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $69,312
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Abbott St	0.06mi	4/1.0 (-1)	1,848 (+1%)	12mo	$50,000	$27	76
328 Richter St	0.21mi	4/2.0 (-1)	1,825 (+0%)	17mo	$70,000	$38	70
338 Richter St	0.19mi	4/2.0 (-1)	1,728 (-5%)	13mo	$64,000	$37	66
112 Walnut St	0.29mi	4/1.5 (-1)	1,650 (-10%)	12mo	$130,000	$79	54
25 Marie St	0.50mi	4/2.5 (-1)	1,736 (-5%)	10mo	$60,000	$35	53
110 Pine St	0.44mi	5/2.0	1,590 (-13%)	9mo	$184,800	$116	51
116 Pine St	0.43mi	4/2.0 (-1)	1,559 (-14%)	9mo	$173,000	$111	43

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: 26.8%
• Equity multiple: 3.13×
• Total profit: $107,479
• Equity at exit: $162,158

10-year hold

• IRR: 23.5%
• Equity multiple: 7.13×
• Total profit: $309,016
• Equity at exit: $349,700

Cash invested: $50,400 (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 48218

• Home prices YoY: 28.4%
• Active inventory: 58
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$75
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $149

Break-even live

Break-even rent $1,477

Max offer price $180,000

Occupancy floor 86%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3804 18th St Unit F2 Ecorse, MI	5.0	1.0	2160	$1,665	$0.77	4d	1	1.05mi

Listing history 34 events

1. 2026-05-23
   status Pending 658-char remark

   Show marketing remark (658 chars)

   Beautifully updated 5-bedroom colonial loaded with modern upgrades and timeless charm! This move-in-ready home features fresh paint, brand-new flooring throughout, and updated light fixtures that elevate every space. The spacious layout includes a large living room, formal dining area, and a cozy breakfast nook. The custom-designed kitchen showcases stunning cabinetry, quartz countertops, a sleek modern backsplash, and stainless steel appliances - all included with the sale. Both bathrooms have been fully renovated with stylish tile finishes, offering a clean and contemporary feel throughout the home. All measurements are approximate agent to verify.

2. 2026-05-23
   status Pending

   Show marketing remark (658 chars)

   Beautifully updated 5-bedroom colonial loaded with modern upgrades and timeless charm! This move-in-ready home features fresh paint, brand-new flooring throughout, and updated light fixtures that elevate every space. The spacious layout includes a large living room, formal dining area, and a cozy breakfast nook. The custom-designed kitchen showcases stunning cabinetry, quartz countertops, a sleek modern backsplash, and stainless steel appliances - all included with the sale. Both bathrooms have been fully renovated with stylish tile finishes, offering a clean and contemporary feel throughout the home. All measurements are approximate agent to verify.

3. 2026-05-18
   listed $180,000 Active

   Show marketing remark (658 chars)

   Beautifully updated 5-bedroom colonial loaded with modern upgrades and timeless charm! This move-in-ready home features fresh paint, brand-new flooring throughout, and updated light fixtures that elevate every space. The spacious layout includes a large living room, formal dining area, and a cozy breakfast nook. The custom-designed kitchen showcases stunning cabinetry, quartz countertops, a sleek modern backsplash, and stainless steel appliances - all included with the sale. Both bathrooms have been fully renovated with stylish tile finishes, offering a clean and contemporary feel throughout the home. All measurements are approximate agent to verify.

4. 2026-05-18
   listed $180,000 Active 658-char remark

   Show marketing remark (658 chars)

   Beautifully updated 5-bedroom colonial loaded with modern upgrades and timeless charm! This move-in-ready home features fresh paint, brand-new flooring throughout, and updated light fixtures that elevate every space. The spacious layout includes a large living room, formal dining area, and a cozy breakfast nook. The custom-designed kitchen showcases stunning cabinetry, quartz countertops, a sleek modern backsplash, and stainless steel appliances - all included with the sale. Both bathrooms have been fully renovated with stylish tile finishes, offering a clean and contemporary feel throughout the home. All measurements are approximate agent to verify.

5. 2018-10-04
   historical
6. 2018-10-04
   historical
7. 2018-09-14
   status Active
8. 2018-09-11
   historical
9. 2018-07-13
   status Active
10. 2018-07-12
    historical
11. 2018-04-27
    listed $45,000 Active
12. 2018-04-27
    listed $45,000 Active
13. 2018-01-17
    historical
14. 2018-01-17
    historical
15. 2017-08-14
    listed $45,000 Active
16. 2017-08-14
    listed $45,000 Active
17. 2017-08-10
    historical
18. 2017-08-10
    historical
19. 2017-07-25
    listed $35,000 Active
20. 2017-07-25
    listed $35,000 Active
21. 2006-10-06
    historical
22. 2006-05-10
    listed $34,900
23. 2005-06-04
    historical
24. 2004-12-04
    listed $105,000
25. 2004-01-07
    historical
26. 2003-07-07
    listed $77,500
27. 2001-03-01
    soldstatus $24,000
28. 2001-03-01
    soldstatus $40,000
29. 2000-10-18
    historical
30. 2000-08-18
    listed $64,900
31. 1998-09-11
    soldstatus $13,000
32. 1995-07-24
    soldstatus $13,000
33. 1995-05-26
    historical
34. 1995-04-25
    listed $17,000

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,939 · $162/mo
• Expected delta: +$833/yr (+$69/mo · 75.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $19,980
• − Mortgage interest: −$10,083
• − Property taxes: −$1,107
• − Insurance: −$1,566
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$5,236
• Taxable loss: −$1,209
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $2,074/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

+958.8% since first listed

34 events — show timeline

• 2026-05-23 Pending — MiRealSource-MiMLS
• 2026-05-23 Pending — REALCOMP
• 2026-05-18 Listed $180,000 REALCOMP
• 2026-05-18 Listed $180,000 MiRealSource-MiMLS
• 2018-10-04 Listing Removed — REALCOMP
• 2018-10-04 Listing Removed — MiRealSource-MiMLS
• 2018-09-14 Relisted — REALCOMP
• 2018-09-11 Listing Removed — REALCOMP
• 2018-07-13 Relisted — REALCOMP
• 2018-07-12 Listing Removed — REALCOMP
• 2018-04-27 Listed $45,000 MiRealSource-MiMLS
• 2018-04-27 Listed $45,000 REALCOMP
• 2018-01-17 Listing Removed — MiRealSource-MiMLS
• 2018-01-17 Listing Removed — REALCOMP
• 2017-08-14 Listed $45,000 MiRealSource-MiMLS
• 2017-08-14 Listed $45,000 REALCOMP
• 2017-08-10 Listing Removed — REALCOMP
• 2017-08-10 Listing Removed — MiRealSource-MiMLS
• 2017-07-25 Listed $35,000 MiRealSource-MiMLS
• 2017-07-25 Listed $35,000 REALCOMP
• 2006-10-06 Listing Removed — MiRealSource-MiMLS
• 2006-05-10 Listed $34,900 MiRealSource-MiMLS
• 2005-06-04 Listing Removed — MiRealSource-MiMLS
• 2004-12-04 Listed $105,000 MiRealSource-MiMLS
• 2004-01-07 Listing Removed — MiRealSource-MiMLS
• 2003-07-07 Listed $77,500 MiRealSource-MiMLS
• 2001-03-01 Sold (Public Records) $40,000 Public Records
• 2001-03-01 Sold (Public Records) $24,000 Public Records
• 2000-10-18 Listing Removed — MiRealSource-MiMLS
• 2000-08-18 Listed $64,900 MiRealSource-MiMLS
• 1998-09-11 Sold (Public Records) $13,000 Public Records
• 1995-07-24 Sold (MLS) $13,000 MiRealSource-MiMLS
• 1995-05-26 Listing Removed — MiRealSource-MiMLS
• 1995-04-25 Listed $17,000 MiRealSource-MiMLS

Property tax history

-12.6%/yr

Latest (2025): $1,107 · -33.2% YoY. Source: county tax records.