64 E Cicotte St · River Rouge, MI 48218

$85,000

3 bd · 1.0 ba · 1,620 sqft · SingleFamily public records · 19 Days on market

Built 1928 5,227 sqft lot Est $141k · 40% under

---

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 +27.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks

Welcome to this 1,600 sq. ft. brick bungalow, offering classic charm and endless potential. This spacious home features a generous layout with large living and dining areas, original trim work, and hardwood floors that add warmth and character throughout. Several rooms provide flexible use for bedrooms, home office space, or future expansion. While the home does need some work, it presents a fantastic opportunity for investors, renovators, or anyone looking to add their personal touch. Situated on a fenced-in lot with a covered front porch and a detached garage. With its size, layout, brick construction, and added garage, this bungalow is ready for the right vision to restore its full poten

Key facts

• Covered front porch
• Brick bungalow
• Fenced-in lot

Tags

• BRICK BUNGALOW
• FENCED-IN LOT
• COVERED FRONT PORCH
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One and one-half stories; Residential property
• Construction: Brick and stone construction; Block foundation
• Exterior features: Paved road access; Lot roughly 50.33 x 100 (about 0.12 acre); Ground-level entry with steps

Interior

• Bedrooms: 3 total rooms (includes bedrooms; see room count)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating with natural gas; No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

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: 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 $9k of equity ($588 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $85k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; flood insurance adds $56/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.55% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $140,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Richter St	0.63mi	3/1.0	1,644 (+2%)	1mo	$143,250	$87	68
60 Batavia St	0.27mi	3/1.0	1,720 (+6%)	12mo	$150,000	$87	68
92 E Pleasant St	0.12mi	3/1.0	1,831 (+13%)	12mo	$133,000	$73	63
116 Pine St	0.44mi	4/2.0 (+1)	1,559 (-4%)	9mo	$173,000	$111	56
112 Walnut St	0.58mi	4/1.5 (+1)	1,650 (+2%)	12mo	$130,000	$79	53
292 Genessee St	0.53mi	3/1.0	1,848 (+14%)	2mo	$125,000	$68	50
240 Richter St	0.44mi	3/1.0	1,400 (-14%)	10mo	$135,000	$96	49
991 Coolidge Hwy	0.34mi	4/3.0 (+1)	1,488 (-8%)	16mo	$155,000	$104	44
50 Elm St	0.52mi	4/1.5 (+1)	1,454 (-10%)	11mo	$163,000	$112	43
32 Linden St	0.35mi	4/2.0 (+1)	1,386 (-14%)	12mo	$190,000	$137	40
338 Richter St	0.69mi	4/2.0 (+1)	1,728 (+7%)	13mo	$64,000	$37	36
328 Richter St	0.67mi	4/2.0 (+1)	1,825 (+13%)	17mo	$70,000	$38	24

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: 31.2%
• Equity multiple: 3.45×
• Total profit: $58,374
• Equity at exit: $76,575

10-year hold

• IRR: 27.1%
• Equity multiple: 7.85×
• Total profit: $162,913
• Equity at exit: $165,136

Cash invested: $23,800 (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 48218

• Home prices YoY: 28.4%
• Active inventory: 60
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$318 /mo · $3,815/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $187

Break-even live

Break-even rent $1,082

Max offer price $85,000

Occupancy floor 81%

Sensitivity live

Price	-10% $235	-5% $211	+0% $187	+5% $163	+10% $139
Rent	-10% $83	-5% $135	+0% $187	+5% $239	+10% $291
Rate	-1.0pp $230	-0.5pp $208	base $187	+0.5pp $165	+1.0pp $142

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $85,000 Active 19 DOM
2. 2026-06-18
   days on market $85,000 Active 16 DOM
3. 2026-06-17
   days on market $85,000 Active 15 DOM
4. 2026-06-16
   days on market $85,000 Active 14 DOM
5. 2026-06-15
   days on market $85,000 Active 13 DOM
6. 2026-06-13
   days on market $85,000 Active 11 DOM
7. 2026-06-09
   days on market $85,000 Active 7 DOM
8. 2026-06-08
   days on market $85,000 Active 6 DOM
9. 2026-06-07
   days on market $85,000 Active 5 DOM
10. 2026-06-04
    days on market $85,000 Active 2 DOM
11. 2026-06-02
    pricedays on marketlisting id $85,000 Active 1 DOM
12. 2026-06-01
    days on market $105,000 Active 47 DOM
13. 2026-05-31
    days on market $105,000 Active 46 DOM
14. 2026-04-15
    listed $105,000 Active
15. 2026-04-15
    historical
16. 2026-04-15
    historical
17. 2026-04-15
    listed $105,000 Active
18. 2025-11-17
    listed $110,000 Active
19. 2025-11-17
    listed $110,000 Active
20. 1995-06-22
    soldstatus $35,000

ⓘ 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: $3,815 · $318/mo
• Projected year-2 tax: $3,815 · $318/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $15,819
• − Mortgage interest: −$4,761
• − Property taxes: −$3,815
• − Insurance: −$1,092
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,473
• Taxable income: $1,147
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $1,966/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

+200.0% since first listed

7 events — show timeline

• 2026-04-15 Listed $105,000 REALCOMP
• 2026-04-15 Listed $105,000 MiRealSource-MiMLS
• 2026-04-15 Listing Removed — MiRealSource-MiMLS
• 2026-04-15 Listing Removed — REALCOMP
• 2025-11-17 Listed $110,000 REALCOMP
• 2025-11-17 Listed $110,000 MiRealSource-MiMLS
• 1995-06-22 Sold (Public Records) $35,000 Public Records

Property tax history

+21.4%/yr

Latest (2025): $3,815 · +48.6% YoY. Source: county tax records.