87 E Pleasant St · River Rouge, MI 48218

$68,000

3 bd · 1.0 ba · 884 sqft · SingleFamily public records · 87 Days on market

Built 1957 3,049 sqft lot Est $80k · 15% under

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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 +24.6/30.0
• ARV discount +14.0/15.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• DSCR +7.9/10.0
• 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

NEWLY RENOVATED 3 BEDROOM RANCH ON QUIET STREET * FIRST FLOOR LAUNDRY * 1 CAR GARAGE * HARDWOOD FLOORS THROUGHOUT!

Key facts

• 3,049 sq ft lot
• Garage
• Built 1957

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior; Above-grade living area about 884 (square feet); Built with crawl space foundation
• Exterior features: Paved road access; Lot dimensions approximately 30 x 100 (0.07 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Crawl space basement; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $68k).
• Recommended offer: $64k (6.0% 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: 58 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $7k of equity ($470 loan paydown + $7k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 17y ago; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $68k implies a 491% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 1.35% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $79,560
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 E Henry St	0.19mi	3/1.0	916 (+4%)	0mo	$115,000	$126	85
114 LE Roy St	0.11mi	2/1.0 (-1)	905 (+2%)	22mo	$65,000	$72	68
48 E James St	0.11mi	3/1.0	784 (-11%)	10mo	$90,000	$115	67
251 Richter St	0.38mi	3/1.0	974 (+10%)	5mo	$87,700	$90	61
111 Burke St	0.19mi	2/1.0 (-1)	1,000 (+13%)	5mo	$24,000	$24	60
29 W Anchor St	0.36mi	2/1.0 (-1)	886 (+0%)	23mo	$80,000	$90	59
107 Pine St	0.32mi	2/1.0 (-1)	800 (-10%)	9mo	$73,000	$91	56
150 Division St	0.39mi	2/1.0 (-1)	792 (-10%)	9mo	$59,800	$76	52
268 Beechwood St	0.71mi	3/1.0	900 (+2%)	16mo	$38,000	$42	51
50 Abbott St	0.74mi	2/1.0 (-1)	831 (-6%)	8mo	$72,000	$87	44
193 Fairmont St	0.71mi	3/1.0	924 (+4%)	24mo	$127,000	$137	39

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: 30.8%
• Equity multiple: 3.42×
• Total profit: $46,082
• Equity at exit: $61,260

10-year hold

• IRR: 26.7%
• Equity multiple: 7.77×
• Total profit: $128,826
• Equity at exit: $132,109

Cash invested: $19,040 (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: 6.2×

Monthly cashflow live

• Estimated rent: $921 high
• Mortgage (P&I): −$357
• Tax from tax record: −$202 /mo · $2,421/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $141

Break-even live

Break-even rent $743

Max offer price $68,000

Occupancy floor 80%

Sensitivity live

Price	-10% $179	-5% $160	+0% $141	+5% $121	+10% $102
Rent	-10% $68	-5% $104	+0% $141	+5% $177	+10% $213
Rate	-1.0pp $175	-0.5pp $158	base $141	+0.5pp $123	+1.0pp $105

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	25d	1	0.16mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	15d	1	0.33mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	44d	1	0.77mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	25d	1	0.77mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	17d	1	1.40mi

Listing history 50 events

1. 2026-05-05
   status Pending 120-char remark

   Show marketing remark (120 chars)

   NEWLY RENOVATED 3 BEDROOM RANCH ON QUIET STREET * FIRST FLOOR LAUNDRY * 1 CAR GARAGE * HARDWOOD FLOORS THROUGHOUT!

2. 2026-05-05
   status Pending

   Show marketing remark (120 chars)

   NEWLY RENOVATED 3 BEDROOM RANCH ON QUIET STREET * FIRST FLOOR LAUNDRY * 1 CAR GARAGE * HARDWOOD FLOORS THROUGHOUT!

3. 2026-04-03
   price $68,000 120-char remark

   Show marketing remark (120 chars)

   NEWLY RENOVATED 3 BEDROOM RANCH ON QUIET STREET * FIRST FLOOR LAUNDRY * 1 CAR GARAGE * HARDWOOD FLOORS THROUGHOUT!

4. 2026-04-02
   price $68,000
5. 2026-03-10
   price $70,000 120-char remark

   Show marketing remark (120 chars)

   NEWLY RENOVATED 3 BEDROOM RANCH ON QUIET STREET * FIRST FLOOR LAUNDRY * 1 CAR GARAGE * HARDWOOD FLOORS THROUGHOUT!

6. 2026-03-09
   price $70,000
7. 2026-02-09
   status Active 120-char remark

   Show marketing remark (120 chars)

   NEWLY RENOVATED 3 BEDROOM RANCH ON QUIET STREET * FIRST FLOOR LAUNDRY * 1 CAR GARAGE * HARDWOOD FLOORS THROUGHOUT!

8. 2026-02-09
   status Active

   Show marketing remark (120 chars)

   NEWLY RENOVATED 3 BEDROOM RANCH ON QUIET STREET * FIRST FLOOR LAUNDRY * 1 CAR GARAGE * HARDWOOD FLOORS THROUGHOUT!

9. 2026-01-15
   status Pending 120-char remark

   Show marketing remark (120 chars)

   NEWLY RENOVATED 3 BEDROOM RANCH ON QUIET STREET * FIRST FLOOR LAUNDRY * 1 CAR GARAGE * HARDWOOD FLOORS THROUGHOUT!

10. 2026-01-15
    status Pending

    Show marketing remark (120 chars)

    NEWLY RENOVATED 3 BEDROOM RANCH ON QUIET STREET * FIRST FLOOR LAUNDRY * 1 CAR GARAGE * HARDWOOD FLOORS THROUGHOUT!

11. 2026-01-12
    historical
12. 2026-01-12
    historical
13. 2026-01-06
    listed $80,000 Active 120-char remark

    Show marketing remark (120 chars)

    NEWLY RENOVATED 3 BEDROOM RANCH ON QUIET STREET * FIRST FLOOR LAUNDRY * 1 CAR GARAGE * HARDWOOD FLOORS THROUGHOUT!

14. 2026-01-06
    listed $80,000 Active

    Show marketing remark (120 chars)

    NEWLY RENOVATED 3 BEDROOM RANCH ON QUIET STREET * FIRST FLOOR LAUNDRY * 1 CAR GARAGE * HARDWOOD FLOORS THROUGHOUT!

15. 2025-12-11
    price $80,000
16. 2025-12-11
    price $80,000
17. 2025-11-21
    price $85,000
18. 2025-11-20
    price $85,000
19. 2025-11-04
    listed $95,000 Active
20. 2025-11-03
    listed $95,000 Active
21. 2025-11-01
    historical
22. 2025-10-03
    price $100,000
23. 2025-10-03
    price $100,000
24. 2025-09-05
    price $110,000
25. 2025-09-04
    price $110,000
26. 2025-07-21
    price $115,000
27. 2025-07-21
    price $115,000
28. 2025-07-16
    status Active
29. 2025-07-15
    status Active
30. 2025-07-11
    status Pending
31. 2025-07-11
    status Pending
32. 2025-07-11
    historical
33. 2025-05-07
    price $120,000
34. 2025-05-07
    price $120,000
35. 2025-04-23
    listed $130,000 Active
36. 2025-04-23
    listed $130,000 Active
37. 2025-02-02
    historical
38. 2025-02-02
    historical
39. 2025-01-15
    listed $60,000 Active
40. 2025-01-15
    listed $60,000 Active
41. 2018-04-26
    historical
42. 2018-04-26
    historical
43. 2018-04-11
    listed $20,000 Active
44. 2018-04-11
    listed $20,000 Active
45. 2014-11-25
    historical
46. 2014-11-25
    historical
47. 2014-11-10
    listed $15,000 Active
48. 2014-11-10
    listed $15,000
49. 2014-10-11
    historical
50. 2014-10-11
    historical

ⓘ 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: $2,421 · $202/mo
• Projected year-2 tax: $2,421 · $202/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 5/10 Major FEMA zone X (unshaded) · 63% 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: $11,049
• − Mortgage interest: −$3,809
• − Property taxes: −$2,421
• − Insurance: −$340
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$1,978
• Taxable income: $733
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $1,513/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

+353.3% since first listed

54 events — show timeline

• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-04-03 Price Changed $68,000 MiRealSource-MiMLS
• 2026-04-02 Price Changed $68,000 REALCOMP
• 2026-03-10 Price Changed $70,000 MiRealSource-MiMLS
• 2026-03-09 Price Changed $70,000 REALCOMP
• 2026-02-09 Relisted — MiRealSource-MiMLS
• 2026-02-09 Relisted — REALCOMP
• 2026-01-15 Pending — MiRealSource-MiMLS
• 2026-01-15 Pending — REALCOMP
• 2026-01-12 Listing Removed — MiRealSource-MiMLS
• 2026-01-12 Listing Removed — REALCOMP
• 2026-01-06 Listed $80,000 REALCOMP
• 2026-01-06 Listed $80,000 MiRealSource-MiMLS
• 2025-12-11 Price Changed $80,000 MiRealSource-MiMLS
• 2025-12-11 Price Changed $80,000 REALCOMP
• 2025-11-21 Price Changed $85,000 MiRealSource-MiMLS
• 2025-11-20 Price Changed $85,000 REALCOMP
• 2025-11-04 Listed $95,000 REALCOMP
• 2025-11-03 Listed $95,000 MiRealSource-MiMLS
• 2025-11-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-03 Price Changed $100,000 MiRealSource-MiMLS
• 2025-10-03 Price Changed $100,000 REALCOMP
• 2025-09-05 Price Changed $110,000 MiRealSource-MiMLS
• 2025-09-04 Price Changed $110,000 REALCOMP
• 2025-07-21 Price Changed $115,000 MiRealSource-MiMLS
• 2025-07-21 Price Changed $115,000 REALCOMP
• 2025-07-16 Relisted — MiRealSource-MiMLS
• 2025-07-15 Relisted — REALCOMP
• 2025-07-11 Pending — MiRealSource-MiMLS
• 2025-07-11 Pending — REALCOMP
• 2025-07-11 Listing Removed — REALCOMP
• 2025-05-07 Price Changed $120,000 MiRealSource-MiMLS
• 2025-05-07 Price Changed $120,000 REALCOMP
• 2025-04-23 Listed $130,000 REALCOMP
• 2025-04-23 Listed $130,000 MiRealSource-MiMLS
• 2025-02-02 Listing Removed — MiRealSource-MiMLS
• 2025-02-02 Listing Removed — REALCOMP
• 2025-01-15 Listed $60,000 REALCOMP
• 2025-01-15 Listed $60,000 MiRealSource-MiMLS
• 2018-04-26 Listing Removed — REALCOMP
• 2018-04-26 Listing Removed — MiRealSource-MiMLS
• 2018-04-11 Listed $20,000 MiRealSource-MiMLS
• 2018-04-11 Listed $20,000 REALCOMP
• 2014-11-25 Listing Removed — REALCOMP
• 2014-11-25 Listing Removed — MiRealSource-MiMLS
• 2014-11-10 Listed $15,000 REALCOMP
• 2014-11-10 Listed $15,000 MiRealSource-MiMLS
• 2014-10-11 Listing Removed — REALCOMP
• 2014-10-11 Listing Removed — MiRealSource-MiMLS
• 2014-04-11 Listed $15,000 REALCOMP
• 2014-04-11 Listed $15,000 MiRealSource-MiMLS
• 2009-10-28 Sold (MLS) $11,500 REALCOMP
• 2009-02-18 Listed $15,000 REALCOMP

Property tax history

+9.6%/yr

Latest (2025): $2,421 · -76.6% YoY. Source: county tax records.