4312 W Jefferson Ave · Ecorse, MI 48229

$60,000

5 bd · 1.5 ba · 2,103 sqft · SingleFamily public records · 16 Days on market

Built 1920 4,792 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Welcome to this 2100 sq. ft. two family home offering classic charm and endless potential. This spacious home features a generous layout with 3 bedrooms, 1 bath, large living and dining area with original character throughout on the main floor. The second floor offers 2 bedrooms, 1 bath, spacious living/home office space, or future expansion to convert to a single family home. 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 corner lot with a covered front porch and an attached garage. With its size and layout this home is ready for the right vision to restore its full potential. A great find for those looking to invest or create a home with lasting value.

Key facts

• Covered front porch
• Attached garage
• Corner lot

Tags

• CORNER LOT
• COVERED FRONT PORCH
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation; Built with traditional residential construction
• Exterior features: Paved road access; Lot approximately 0.11 acres (52.33 x 93.11)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.3% vs local median 9.6% in Ecorse — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 56 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 $6k of equity ($415 loan paydown + $6k 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 $17k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 27 sale attempts since 12y ago; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $60k implies a 1100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.77% ✓
• Cap rate: 24.31%
• Cash-on-cash: 64.34%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $147,210
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4266 Pitt St	0.11mi	5/1.5	2,400 (+14%)	23mo	$168,000	$70	53
4416 9th St	0.66mi	4/2.0 (-1)	2,150 (+2%)	10mo	$141,000	$66	50

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: 76.0%
• Equity multiple: 6.36×
• Total profit: $90,069
• Equity at exit: $54,053

10-year hold

• IRR: 70.0%
• Equity multiple: 14.11×
• Total profit: $220,176
• Equity at exit: $116,567

Cash invested: $16,800 (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: 56
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $901

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 41%

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: $15,000
• Closing costs: $1,800
• 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	3d	1	1.29mi

Listing history 50 events

1. 2026-06-18
   days on market $60,000 Active 16 DOM
2. 2026-06-17
   days on market $60,000 Active 15 DOM
3. 2026-06-16
   days on market $60,000 Active 14 DOM
4. 2026-06-15
   days on market $60,000 Active 13 DOM
5. 2026-06-13
   days on market $60,000 Active 11 DOM
6. 2026-06-09
   days on market $60,000 Active 7 DOM
7. 2026-06-08
   days on market $60,000 Active 6 DOM
8. 2026-06-07
   days on market $60,000 Active 5 DOM
9. 2026-06-04
   days on market $60,000 Active 2 DOM
10. 2026-06-02
    pricedays on marketlisting id $60,000 Active 1 DOM
11. 2026-06-01
    days on market $90,000 Active 47 DOM
12. 2026-05-31
    days on market $90,000 Active 46 DOM
13. 2026-04-15
    listed $90,000 Active

    Show marketing remark (775 chars)

    Welcome to this 2100 sq. ft. two family home offering classic charm and endless potential. This spacious home features a generous layout with 3 bedrooms, 1 bath, large living and dining area with original character throughout on the main floor. The second floor offers 2 bedrooms, 1 bath, spacious living/home office space, or future expansion to convert to a single family home. 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 corner lot with a covered front porch and an attached garage. With its size and layout this home is ready for the right vision to restore its full potential. A great find for those looking to invest or create a home with lasting value.

14. 2026-04-15
    listed $90,000 Active 775-char remark

    Show marketing remark (775 chars)

    Welcome to this 2100 sq. ft. two family home offering classic charm and endless potential. This spacious home features a generous layout with 3 bedrooms, 1 bath, large living and dining area with original character throughout on the main floor. The second floor offers 2 bedrooms, 1 bath, spacious living/home office space, or future expansion to convert to a single family home. 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 corner lot with a covered front porch and an attached garage. With its size and layout this home is ready for the right vision to restore its full potential. A great find for those looking to invest or create a home with lasting value.

15. 2026-04-15
    historical

    Show marketing remark (775 chars)

    Welcome to this 2100 sq. ft. two family home offering classic charm and endless potential. This spacious home features a generous layout with 3 bedrooms, 1 bath, large living and dining area with original character throughout on the main floor. The second floor offers 2 bedrooms, 1 bath, spacious living/home office space, or future expansion to convert to a single family home. 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 corner lot with a covered front porch and an attached garage. With its size and layout this home is ready for the right vision to restore its full potential. A great find for those looking to invest or create a home with lasting value.

16. 2026-04-15
    historical

    Show marketing remark (775 chars)

    Welcome to this 2100 sq. ft. two family home offering classic charm and endless potential. This spacious home features a generous layout with 3 bedrooms, 1 bath, large living and dining area with original character throughout on the main floor. The second floor offers 2 bedrooms, 1 bath, spacious living/home office space, or future expansion to convert to a single family home. 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 corner lot with a covered front porch and an attached garage. With its size and layout this home is ready for the right vision to restore its full potential. A great find for those looking to invest or create a home with lasting value.

17. 2026-01-27
    status Active
18. 2026-01-27
    historical
19. 2026-01-23
    listed $99,999 Active
20. 2026-01-23
    listed $99,999 Active
21. 2018-04-16
    soldstatus $5,000 Sold
22. 2018-04-16
    soldstatus $5,000 Closed
23. 2018-03-30
    status Pending
24. 2018-03-30
    status Pending
25. 2018-03-20
    price $7,900
26. 2018-03-20
    price $7,900
27. 2018-03-15
    listed $8,900 Active
28. 2018-03-15
    listed $8,900 Active
29. 2018-03-08
    historical
30. 2018-03-08
    historical
31. 2018-01-29
    listed $8,900 Active
32. 2018-01-29
    listed $8,900 Active
33. 2018-01-28
    historical
34. 2018-01-28
    historical
35. 2017-12-29
    price $8,900
36. 2017-12-28
    price $8,900
37. 2017-12-27
    listed $9,900 Active
38. 2017-12-27
    listed $9,900 Active
39. 2017-12-27
    historical
40. 2017-12-27
    historical
41. 2017-11-30
    price $9,900
42. 2017-11-30
    price $9,900
43. 2017-11-22
    status Active
44. 2017-11-22
    status Active
45. 2017-11-15
    status Pending
46. 2017-11-15
    status Pending
47. 2017-10-28
    listed $11,900 Active
48. 2017-10-28
    listed $11,900 Active
49. 2017-09-12
    historical
50. 2017-09-11
    historical

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,980
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$1,745
• Taxable income: $10,477
• Est. tax owed @ 24.0%: −$2,514
• After-tax cash flow: $8,294/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

+350.0% since first listed

78 events — show timeline

• 2026-04-15 Listed $90,000 REALCOMP
• 2026-04-15 Listing Removed — REALCOMP
• 2026-04-15 Listing Removed — MiRealSource-MiMLS
• 2026-04-15 Listed $90,000 MiRealSource-MiMLS
• 2026-01-27 Relisted — REALCOMP
• 2026-01-27 Listing Removed — REALCOMP
• 2026-01-23 Listed $99,999 REALCOMP
• 2026-01-23 Listed $99,999 MiRealSource-MiMLS
• 2018-04-16 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2018-04-16 Sold (MLS) $5,000 REALCOMP
• 2018-03-30 Pending — MiRealSource-MiMLS
• 2018-03-30 Pending — REALCOMP
• 2018-03-20 Price Changed $7,900 MiRealSource-MiMLS
• 2018-03-20 Price Changed $7,900 REALCOMP
• 2018-03-15 Listed $8,900 MiRealSource-MiMLS
• 2018-03-15 Listed $8,900 REALCOMP
• 2018-03-08 Listing Removed — MiRealSource-MiMLS
• 2018-03-08 Listing Removed — REALCOMP
• 2018-01-29 Listed $8,900 REALCOMP
• 2018-01-29 Listed $8,900 MiRealSource-MiMLS
• 2018-01-28 Listing Removed — MiRealSource-MiMLS
• 2018-01-28 Listing Removed — REALCOMP
• 2017-12-29 Price Changed $8,900 MiRealSource-MiMLS
• 2017-12-28 Price Changed $8,900 REALCOMP
• 2017-12-27 Listing Removed — MiRealSource-MiMLS
• 2017-12-27 Listed $9,900 REALCOMP
• 2017-12-27 Listed $9,900 MiRealSource-MiMLS
• 2017-12-27 Listing Removed — REALCOMP
• 2017-11-30 Price Changed $9,900 MiRealSource-MiMLS
• 2017-11-30 Price Changed $9,900 REALCOMP
• 2017-11-22 Relisted — MiRealSource-MiMLS
• 2017-11-22 Relisted — REALCOMP
• 2017-11-15 Pending — MiRealSource-MiMLS
• 2017-11-15 Pending — REALCOMP
• 2017-10-28 Listed $11,900 MiRealSource-MiMLS
• 2017-10-28 Listed $11,900 REALCOMP
• 2017-09-12 Listing Removed — REALCOMP
• 2017-09-11 Listing Removed — MiRealSource-MiMLS
• 2017-07-11 Listed $18,500 MiRealSource-MiMLS
• 2017-07-11 Listed $18,500 REALCOMP
• 2017-06-26 Listing Removed — REALCOMP
• 2017-06-25 Listing Removed — MiRealSource-MiMLS
• 2017-04-25 Listed $19,900 MiRealSource-MiMLS
• 2017-04-25 Listed $19,900 REALCOMP
• 2017-03-31 Listing Removed — REALCOMP
• 2017-03-30 Listing Removed — MiRealSource-MiMLS
• 2017-03-16 Price Changed $20,900 MiRealSource-MiMLS
• 2017-03-15 Price Changed $20,900 REALCOMP
• 2017-03-03 Price Changed $22,000 MiRealSource-MiMLS
• 2017-03-02 Price Changed $22,000 REALCOMP
• 2017-01-31 Listed $23,000 MiRealSource-MiMLS
• 2017-01-31 Listed $23,000 REALCOMP
• 2016-06-27 Listing Removed — REALCOMP
• 2016-06-27 Listing Removed — MiRealSource-MiMLS
• 2016-05-23 Listed $28,900 MiRealSource-MiMLS
• 2016-05-23 Listing Removed — MiRealSource-MiMLS
• 2016-05-23 Listed $28,900 REALCOMP
• 2016-05-19 Listing Removed — REALCOMP
• 2016-04-16 Listed $28,900 MiRealSource-MiMLS
• 2015-12-23 Price Changed $28,900 REALCOMP
• 2015-12-12 Price Changed $30,000 REALCOMP
• 2015-10-13 Price Changed $32,500 REALCOMP
• 2015-09-18 Relisted — REALCOMP
• 2015-09-15 Listing Removed — REALCOMP
• 2015-09-09 Price Changed $33,500 REALCOMP
• 2015-08-14 Price Changed $34,500 REALCOMP
• 2015-07-23 Price Changed $35,500 REALCOMP
• 2015-06-08 Price Changed $37,900 REALCOMP
• 2015-05-06 Price Changed $38,900 REALCOMP
• 2015-04-12 Price Changed $39,900 REALCOMP
• 2015-03-20 Price Changed $41,500 REALCOMP
• 2015-02-27 Price Changed $42,900 REALCOMP
• 2015-01-07 Listed $43,900 REALCOMP
• 2014-12-19 Listing Removed — MiRealSource-MiMLS
• 2014-11-25 Price Changed $46,500 REALCOMP
• 2014-10-23 Listed $46,500 MiRealSource-MiMLS
• 2001-04-04 Sold (Public Records) $47,000 Public Records
• 1997-12-01 Sold (Public Records) $20,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,123 · +17.3% YoY. Source: county tax records.