26 W Benson St · Ecorse, MI 48229

$46,300

2 bd · 1.0 ba · 814 sqft · SingleFamily public records · 105 Days on market

Built 1916 3,049 sqft lot Est $70k · 34% under ↓ 29% since listing

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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 +15.0/15.0
• 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

This two bedroom, one bathroom home is situated on two lots. Near parks and neighborhood amenities, great location. Reserve Auction – NO ACCESS OR VIEWINGS of this property. "As is" sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

Key facts

• 3,049 sq ft lot
• Built 1916
• Listed 105 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot approximately 82 x 104 (0.07 acres)

Interior

• Bedrooms: 2 rooms total (includes bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $42k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($320 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,133 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.47% ✓
• Cap rate: 21.63%
• Cash-on-cash: 54.76%
• DSCR: 3.44
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $70,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4435 High St	0.23mi	2/1.0	792 (-3%)	2mo	$50,000	$63	83
4353 3rd St	0.32mi	2/2.0	769 (-6%)	4mo	$22,000	$29	68
38 E Westfield St	0.25mi	2/1.0	768 (-6%)	15mo	$71,000	$92	67
26 E Josephine St	0.36mi	2/1.0	792 (-3%)	17mo	$68,000	$86	64
24 E Josephine St	0.36mi	2/1.0	756 (-7%)	12mo	$68,000	$90	61
4222 High St	0.18mi	2/1.0	933 (+15%)	11mo	$90,000	$96	58
4241 6th St	0.37mi	2/1.0	720 (-12%)	6mo	$47,500	$66	58
27 Knox St St	0.69mi	2/1.0	792 (-3%)	10mo	$74,000	$93	56
4250 7th St	0.44mi	2/1.0	935 (+15%)	0mo	$37,750	$40	54
4228 11th St	0.66mi	2/1.0	792 (-3%)	16mo	$60,000	$76	51
28 E Alexis Ave	0.48mi	3/1.0 (+1)	928 (+14%)	0mo	$65,000	$70	49
15 W Alexis St	0.51mi	3/1.0 (+1)	900 (+11%)	18mo	$111,000	$123	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: 67.7%
• Equity multiple: 5.85×
• Total profit: $62,908
• Equity at exit: $41,711

10-year hold

• IRR: 61.3%
• Equity multiple: 13.01×
• Total profit: $155,649
• Equity at exit: $89,951

Cash invested: $12,964 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,144 high
• Mortgage (P&I): −$243
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $592

Break-even live

Break-even rent $395

Max offer price $46,300

Occupancy floor 43%

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: $11,575
• Closing costs: $1,389
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	4d	1	0.27mi
4471 High St Unit 25-4 Ecorse, MI	1.0	1.0	600	$1,025	$1.71	17d	1	0.35mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	24d	1	0.35mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	0.35mi
25 Le Blanc St Unit 4 Ecorse, MI	1.0	1.0	650	$1,025	$1.58	17d	1	0.56mi
4581 High St Unit 13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	0.56mi
4573 3rd St Ecorse, MI	2.0	1.0	1000	$1,300	$1.30	14d	1	0.60mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	1.06mi
1583 Empire Ave Lincoln Park, MI	1.0	1.0	700	$1,050	$1.50	24d	1	1.06mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	24d	1	1.08mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	16d	1	1.14mi
177 N Riverbank St Wyandotte, MI	2.0	1.0	671	$1,600	$2.38	1d	1	1.14mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	1.18mi
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	24d	1	1.24mi
146 Bondie St Wyandotte, MI	2.0	1.0	820	$1,650	$2.01	1d	1	1.26mi
1563 Wilson Ave Lincoln Park, MI	1.0	1.0	750	$895	$1.19	4d	1	1.26mi
168 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,295	$1.20	4d	1	1.27mi
170 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,399	$1.30	2d	1	1.27mi
424 4th St Wyandotte, MI	2.0	1.0	925	$1,350	$1.46	24d	1	1.30mi
708 Highland St Unit 1 Wyandotte, MI	2.0	1.0	800	$950	$1.19	17d	1	1.35mi
850 Biddle Ave Unit 2 Wyandotte, MI	2.0	1.0	800	$1,300	$1.62	4d	1	1.45mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	1.46mi

Listing history 27 events

1. 2026-06-18
   days on market $46,300 Active 105 DOM
2. 2026-06-17
   days on market $46,300 Active 104 DOM
3. 2026-06-16
   days on market $46,300 Active 103 DOM
4. 2026-06-15
   days on market $46,300 Active 102 DOM
5. 2026-06-13
   days on market $46,300 Active 100 DOM
6. 2026-06-09
   days on market $46,300 Active 96 DOM
7. 2026-06-08
   days on market $46,300 Active 95 DOM
8. 2026-06-07
   days on market $46,300 Active 94 DOM
9. 2026-06-04
   days on market $46,300 Active 91 DOM
10. 2026-06-03
    days on market $46,300 Active 90 DOM
11. 2026-06-02
    days on market $46,300 Active 89 DOM
12. 2026-06-01
    days on market $46,300 Active 88 DOM
13. 2026-05-31
    days on market $46,300 Active 87 DOM
14. 2026-03-04
    listed $46,300 Active 591-char remark

    Show marketing remark (591 chars)

    This two bedroom, one bathroom home is situated on two lots. Near parks and neighborhood amenities, great location. Reserve Auction – NO ACCESS OR VIEWINGS of this property. "As is" sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

15. 2026-03-04
    listed $46,300 Active

    Show marketing remark (591 chars)

    This two bedroom, one bathroom home is situated on two lots. Near parks and neighborhood amenities, great location. Reserve Auction – NO ACCESS OR VIEWINGS of this property. "As is" sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

16. 2025-12-17
    soldstatus $42,090
17. 2018-11-09
    soldstatus $45,000 112-char remark

    Show marketing remark (112 chars)

    2 BEDROOM HOME ON A QUIET ONE-WAY STREET. NOT 1 BUT 2 SHEDS AND A COVERED CARPORT. DOUBLE LOT WITH NEWER WINDOWS

18. 2018-11-09
    soldstatus $45,000 Closed

    Show marketing remark (112 chars)

    2 BEDROOM HOME ON A QUIET ONE-WAY STREET. NOT 1 BUT 2 SHEDS AND A COVERED CARPORT. DOUBLE LOT WITH NEWER WINDOWS

19. 2018-11-05
    soldstatus $45,000
20. 2018-07-09
    status Pending
21. 2018-07-05
    listed $49,000 112-char remark

    Show marketing remark (112 chars)

    2 BEDROOM HOME ON A QUIET ONE-WAY STREET. NOT 1 BUT 2 SHEDS AND A COVERED CARPORT. DOUBLE LOT WITH NEWER WINDOWS

22. 2018-07-05
    listed $49,000 Active

    Show marketing remark (112 chars)

    2 BEDROOM HOME ON A QUIET ONE-WAY STREET. NOT 1 BUT 2 SHEDS AND A COVERED CARPORT. DOUBLE LOT WITH NEWER WINDOWS

23. 2007-03-28
    historical
24. 2007-01-22
    historical
25. 2006-12-19
    listed $64,900
26. 2006-11-28
    listed $64,900
27. 2006-11-28
    listed $64,900

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$57/yr (+$5/mo · 9.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,727
• − Mortgage interest: −$2,594
• − Property taxes: −$600
• − Insurance: −$232
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$1,347
• Taxable income: $6,759
• Est. tax owed @ 24.0%: −$1,622
• After-tax cash flow: $5,477/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

-28.7% since first listed

14 events — show timeline

• 2026-03-04 Listed $46,300 REALCOMP
• 2026-03-04 Listed $46,300 MiRealSource-MiMLS
• 2025-12-17 Sold (Public Records) $42,090 Public Records
• 2018-11-09 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2018-11-09 Sold (MLS) $45,000 REALCOMP
• 2018-11-05 Sold (Public Records) $45,000 Public Records
• 2018-07-09 Pending — MiRealSource-MiMLS
• 2018-07-05 Listed $49,000 MiRealSource-MiMLS
• 2018-07-05 Listed $49,000 REALCOMP
• 2007-03-28 Listing Removed — MiRealSource-MiMLS
• 2007-01-22 Listing Removed — REALCOMP
• 2006-12-19 Listed $64,900 REALCOMP
• 2006-11-28 Listed $64,900 REALCOMP
• 2006-11-28 Listed $64,900 MiRealSource-MiMLS

Property tax history

-4.7%/yr

Latest (2025): $600 · -38.9% YoY. Source: county tax records.