3807 19th St · Ecorse, MI 48229

$485,000

60 bd · 36.0 ba · 11,744 sqft · MultiFamily · 139 Days on market

Built 1953 6,534 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 +29.4/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Solid 6-unit multifamily investment opportunity in Ecorse. The property features a unit mix of five 2-bedroom units and one 1-bedroom unit, offering a layout that aligns well with local rental demand. Currently, one 2-bedroom unit is occupied at $900/month, with the remaining units available for lease. The property has a current Certificate of Occupancy and separately metered electric, with tenants responsible for their own electricity. With the majority of units vacant, there is an opportunity for a new owner to implement their own management strategy, complete any desired improvements, and lease units at market rates. Suitable for investors seeking a long-term hold or gradual value-add opportunity.

Key facts

• 6,534 sq ft lot
• Built 1953
• Listed 138 days

Property features AI

Finance

• Other: Pets allowed: contact for details; Zoned residential; Lot approx. 0.15 acres (60 x 106.56)

Exterior

• Utilities: Public water (and other); Sewer available
• Home design: Multi-family residential property; Two stories
• Construction: Brick construction; Block foundation; Asphalt roof; Built area above grade: 10,744; Finished area below grade: 1,000
• Exterior features: Paved road access

Interior

• Bathrooms: Six full bathrooms
• Heating & cooling: Forced air heating with natural gas; No central cooling
• Interior features: Finished basement

What this means for you Summary

Snapshot

• This is a 5×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $485k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $286/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $485k).
• Recommended offer: $427k (12.0% 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: 60 active listings in the ZIP; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $52k of equity ($3k loan paydown + $48k 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 $136k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 $70k; list at $485k implies a 593% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $426,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.18%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 3.75×
• Total profit: $373,642
• Equity at exit: $436,926

10-year hold

• IRR: 30.6%
• Equity multiple: 8.47×
• Total profit: $1,014,474
• Equity at exit: $942,248

Cash invested: $135,800 (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: 36.4×

Monthly cashflow live

• Estimated rent: $6,417 medium
• Mortgage (P&I): −$2,543
• Tax est. 1.5%: −$606 /mo · $7,275/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,348
• Net cashflow: $1,718

Break-even live

Break-even rent $4,243

Max offer price $485,000

Occupancy floor 68%

Sensitivity live

Price	-10% $2,053	-5% $1,885	+0% $1,718	+5% $1,550	+10% $1,383
Rent	-10% $1,211	-5% $1,464	+0% $1,718	+5% $1,971	+10% $2,225
Rate	-1.0pp $1,962	-0.5pp $1,841	base $1,718	+0.5pp $1,592	+1.0pp $1,464

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$5,560
1× unit	1	1	$858
Total (6 units)			$6,417

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-21
   days on market $485,000 Active 139 DOM
2. 2026-06-18
   days on market $485,000 Active 136 DOM
3. 2026-06-17
   days on market $485,000 Active 135 DOM
4. 2026-06-16
   days on market $485,000 Active 134 DOM
5. 2026-06-15
   days on market $485,000 Active 133 DOM
6. 2026-06-13
   days on market $485,000 Active 131 DOM
7. 2026-06-09
   days on market $485,000 Active 127 DOM
8. 2026-06-08
   days on market $485,000 Active 126 DOM
9. 2026-06-07
   days on market $485,000 Active 125 DOM
10. 2026-06-04
    days on market $485,000 Active 122 DOM
11. 2026-06-03
    days on market $485,000 Active 121 DOM
12. 2026-06-02
    days on market $485,000 Active 120 DOM
13. 2026-06-01
    days on market $485,000 Active 119 DOM
14. 2026-05-31
    days on market $485,000 Active 118 DOM
15. 2026-02-02
    listed $485,000 Active

    Show marketing remark (709 chars)

    Solid 6-unit multifamily investment opportunity in Ecorse. The property features a unit mix of five 2-bedroom units and one 1-bedroom unit, offering a layout that aligns well with local rental demand. Currently, one 2-bedroom unit is occupied at $900/month, with the remaining units available for lease. The property has a current Certificate of Occupancy and separately metered electric, with tenants responsible for their own electricity. With the majority of units vacant, there is an opportunity for a new owner to implement their own management strategy, complete any desired improvements, and lease units at market rates. Suitable for investors seeking a long-term hold or gradual value-add opportunity.

16. 2026-02-02
    listed $485,000 Active 709-char remark

    Show marketing remark (709 chars)

    Solid 6-unit multifamily investment opportunity in Ecorse. The property features a unit mix of five 2-bedroom units and one 1-bedroom unit, offering a layout that aligns well with local rental demand. Currently, one 2-bedroom unit is occupied at $900/month, with the remaining units available for lease. The property has a current Certificate of Occupancy and separately metered electric, with tenants responsible for their own electricity. With the majority of units vacant, there is an opportunity for a new owner to implement their own management strategy, complete any desired improvements, and lease units at market rates. Suitable for investors seeking a long-term hold or gradual value-add opportunity.

17. 2023-04-05
    historical
18. 2023-04-05
    historical
19. 2023-03-11
    price $186,000
20. 2023-03-10
    price $186,000
21. 2023-02-23
    price $189,000
22. 2023-02-23
    price $189,000
23. 2023-02-15
    price $193,000
24. 2023-02-14
    price $193,000
25. 2023-02-10
    price $194,000
26. 2023-02-10
    price $194,000
27. 2023-02-06
    price $195,000
28. 2023-02-06
    price $195,000
29. 2023-02-01
    price $199,000
30. 2023-02-01
    price $199,000
31. 2023-01-30
    price $218,000
32. 2023-01-30
    price $218,000
33. 2023-01-26
    price $219,000
34. 2023-01-25
    price $219,000
35. 2023-01-20
    listed $223,000 Active
36. 2023-01-20
    listed $223,000 Active
37. 2022-03-11
    soldstatus $70,000 Sold
38. 2022-03-11
    soldstatus $70,000 Closed
39. 2022-01-24
    status Pending
40. 2022-01-24
    status Pending
41. 2022-01-07
    price $99,999
42. 2022-01-07
    price $99,999
43. 2022-01-06
    listed $9,999 Active
44. 2022-01-06
    listed $9,999 Active
45. 2021-12-10
    historical
46. 2021-09-10
    listed $185,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 18% 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: $77,004
• − Mortgage interest: −$27,168
• − Property taxes: −$7,275
• − Insurance: −$2,425
• − Repairs & maintenance: −$6,160
• − Management: −$6,160
• − Depreciation: −$14,109
• Taxable income: $13,707
• Est. tax owed @ 24.0%: −$3,290
• After-tax cash flow: $17,323/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

+162.2% since first listed

32 events — show timeline

• 2026-02-02 Listed $485,000 REALCOMP
• 2026-02-02 Listed $485,000 MiRealSource-MiMLS
• 2023-04-05 Listing Removed — MiRealSource-MiMLS
• 2023-04-05 Listing Removed — REALCOMP
• 2023-03-11 Price Changed $186,000 MiRealSource-MiMLS
• 2023-03-10 Price Changed $186,000 REALCOMP
• 2023-02-23 Price Changed $189,000 MiRealSource-MiMLS
• 2023-02-23 Price Changed $189,000 REALCOMP
• 2023-02-15 Price Changed $193,000 MiRealSource-MiMLS
• 2023-02-14 Price Changed $193,000 REALCOMP
• 2023-02-10 Price Changed $194,000 MiRealSource-MiMLS
• 2023-02-10 Price Changed $194,000 REALCOMP
• 2023-02-06 Price Changed $195,000 MiRealSource-MiMLS
• 2023-02-06 Price Changed $195,000 REALCOMP
• 2023-02-01 Price Changed $199,000 MiRealSource-MiMLS
• 2023-02-01 Price Changed $199,000 REALCOMP
• 2023-01-30 Price Changed $218,000 MiRealSource-MiMLS
• 2023-01-30 Price Changed $218,000 REALCOMP
• 2023-01-26 Price Changed $219,000 MiRealSource-MiMLS
• 2023-01-25 Price Changed $219,000 REALCOMP
• 2023-01-20 Listed $223,000 MiRealSource-MiMLS
• 2023-01-20 Listed $223,000 REALCOMP
• 2022-03-11 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2022-03-11 Sold (MLS) $70,000 REALCOMP
• 2022-01-24 Pending — MiRealSource-MiMLS
• 2022-01-24 Pending — REALCOMP
• 2022-01-07 Price Changed $99,999 MiRealSource-MiMLS
• 2022-01-07 Price Changed $99,999 REALCOMP
• 2022-01-06 Listed $9,999 MiRealSource-MiMLS
• 2022-01-06 Listed $9,999 REALCOMP
• 2021-12-10 Listing Removed — MiRealSource-MiMLS
• 2021-09-10 Listed $185,000 MiRealSource-MiMLS