28 Salliotte Rd · Ecorse, MI 48229

$47,500

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 141 Days on market

Built 1910 3,049 sqft lot Est $54k · 12% under

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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 +30.0/30.0
• ARV discount +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

Key facts

• Natural lighting
• Cabinet space
• Large basement

Tags

• NATURAL HARDWOOD FLOORS
• CABINET SPACE
• NATURAL LIGHTING
• LARGE BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• In year one you build about $5k of equity ($328 loan paydown + $5k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $48k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.27% ✓
• Cap rate: 17.66%
• Cash-on-cash: 40.61%
• DSCR: 2.81
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $53,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Knox St St	0.21mi	2/1.0	792 (-3%)	10mo	$74,000	$93	78
30 Ridge St	0.28mi	2/1.0	748 (-8%)	3mo	$50,000	$67	70
50 E Rockwood St	0.60mi	2/1.0	825 (+1%)	3mo	$50,000	$61	68
28 E Alexis Ave	0.15mi	3/1.0 (+1)	928 (+14%)	0mo	$65,000	$70	64
54 W Rockwood St	0.62mi	2/1.0	820 (+0%)	10mo	$25,000	$30	62
4435 High St	0.71mi	2/1.0	792 (-3%)	2mo	$50,000	$63	61
4241 6th St	0.46mi	2/1.0	720 (-12%)	6mo	$47,500	$66	54
3929 14th St	0.60mi	3/1.0 (+1)	876 (+7%)	3mo	$78,000	$89	52
4250 7th St	0.51mi	2/1.0	935 (+15%)	0mo	$37,750	$40	52
4353 3rd St	0.67mi	2/2.0	769 (-6%)	4mo	$22,000	$29	52
3765 12th St	0.61mi	3/2.0 (+1)	864 (+6%)	2mo	$50,000	$58	51
3948 10th St	0.45mi	3/1.0 (+1)	909 (+11%)	10mo	$76,500	$84	47

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: 55.8%
• Equity multiple: 5.11×
• Total profit: $54,600
• Equity at exit: $42,792

10-year hold

• IRR: 49.3%
• Equity multiple: 11.40×
• Total profit: $138,363
• Equity at exit: $92,282

Cash invested: $13,300 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,076 high
• Mortgage (P&I): −$249
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $450

Break-even live

Break-even rent $507

Max offer price $47,500

Occupancy floor 53%

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	5d	1	0.69mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	0.78mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	24d	1	0.78mi
4471 High St Unit 25-4 Ecorse, MI	1.0	1.0	600	$1,025	$1.71	18d	1	0.78mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	17d	1	0.80mi
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	24d	1	0.83mi
4573 3rd St Ecorse, MI	2.0	1.0	1000	$1,300	$1.30	15d	1	0.99mi
25 Le Blanc St Unit 4 Ecorse, MI	1.0	1.0	650	$1,025	$1.58	18d	1	0.99mi
4581 High St Unit 13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	0.99mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	1.01mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	24d	1	1.05mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	1.19mi
1583 Empire Ave Lincoln Park, MI	1.0	1.0	700	$1,050	$1.50	24d	1	1.19mi
1563 Wilson Ave Lincoln Park, MI	1.0	1.0	750	$895	$1.19	5d	1	1.34mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	1.49mi
1201 Fort St Lincoln Park, MI	1.0	1.0	636	$795	$1.25	22d	1	1.50mi

Listing history 17 events

1. 2026-02-04
   status Pending 259-char remark

   Show marketing remark (259 chars)

   Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

2. 2026-02-04
   status Pending

   Show marketing remark (259 chars)

   Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

3. 2026-01-20
   price $47,500 259-char remark

   Show marketing remark (259 chars)

   Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

4. 2026-01-20
   price $47,500

   Show marketing remark (259 chars)

   Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

5. 2025-12-31
   price $50,000 259-char remark

   Show marketing remark (259 chars)

   Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

6. 2025-12-30
   price $50,000
7. 2025-12-13
   price $55,000 259-char remark

   Show marketing remark (259 chars)

   Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

8. 2025-12-13
   price $55,000

   Show marketing remark (259 chars)

   Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

9. 2025-11-18
   price $59,999 259-char remark

   Show marketing remark (259 chars)

   Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

10. 2025-11-18
    price $59,999

    Show marketing remark (259 chars)

    Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

11. 2025-10-17
    price $61,000 259-char remark

    Show marketing remark (259 chars)

    Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

12. 2025-10-17
    price $61,000

    Show marketing remark (259 chars)

    Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

13. 2025-10-04
    price $65,000 259-char remark

    Show marketing remark (259 chars)

    Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

14. 2025-10-03
    price $65,000
15. 2025-09-17
    listed $70,000 Active
16. 2025-09-16
    listed $70,000 Active 259-char remark

    Show marketing remark (259 chars)

    Great starter home with much curb appeal! Freshly painted with newer vanities and all natural hardwood floors! Two nice sized bedrooms both featuring hardwood floors. Much cabinet space and natural lighting in the kitchen. Home also features a large basement.

17. 1994-10-07
    soldstatus $18,000

ⓘ 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: $1,577 · $131/mo
• Projected year-2 tax: $1,577 · $131/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 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,918
• − Mortgage interest: −$2,661
• − Property taxes: −$1,577
• − Insurance: −$238
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$1,382
• Taxable income: $4,994
• Est. tax owed @ 24.0%: −$1,199
• After-tax cash flow: $4,203/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

+163.9% since first listed

17 events — show timeline

• 2026-02-04 Pending — MiRealSource-MiMLS
• 2026-02-04 Pending — REALCOMP
• 2026-01-20 Price Changed $47,500 MiRealSource-MiMLS
• 2026-01-20 Price Changed $47,500 REALCOMP
• 2025-12-31 Price Changed $50,000 MiRealSource-MiMLS
• 2025-12-30 Price Changed $50,000 REALCOMP
• 2025-12-13 Price Changed $55,000 MiRealSource-MiMLS
• 2025-12-13 Price Changed $55,000 REALCOMP
• 2025-11-18 Price Changed $59,999 MiRealSource-MiMLS
• 2025-11-18 Price Changed $59,999 REALCOMP
• 2025-10-17 Price Changed $61,000 MiRealSource-MiMLS
• 2025-10-17 Price Changed $61,000 REALCOMP
• 2025-10-04 Price Changed $65,000 MiRealSource-MiMLS
• 2025-10-03 Price Changed $65,000 REALCOMP
• 2025-09-17 Listed $70,000 REALCOMP
• 2025-09-16 Listed $70,000 MiRealSource-MiMLS
• 1994-10-07 Sold (Public Records) $18,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,577 · -48.3% YoY. Source: county tax records.