15 E Goodell St · Ecorse, MI 48229

$64,900

2 bd · 1.0 ba · 818 sqft · SingleFamily public records · 12 Days on market

Built 1916 2,614 sqft lot Est $60k · 9% over

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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 +3.6/15.0
• 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 completely updated and move-in-ready 2-bedroom gem in Ecorse, offering 818 sq ft of comfortable living space. Nearly every major feature has been upgraded for peace of mind, including a brand-new roof with full tear-off and new wood, new hot water tank (2026), new doors, and new flooring throughout - even in the charming enclosed front porch. Step inside to a freshly painted interior with an updated kitchen featuring new flooring, sink, countertops, and newer cabinets. The updated bathroom includes new flooring, a new toilet, and a modern vanity. Bedrooms offer newer carpeting for added comfort. The home also includes vinyl insulated windows, a newer furnace, and a clean, freshly painted and dry-locked basement with a painted floor, newer sump pump, and newer siding. This property is truly turnkey - ideal for a first-time buyer or an investor looking for a low-maintenance rental.

Key facts

• Newer furnace
• Updated kitchen
• New roof

Tags

• NEW ROOF
• UPDATED KITCHEN
• UPDATED BATHROOM
• VINYL INSULATED WINDOWS
• NEWER FURNACE
• FRESHLY PAINTED BASEMENT

Property features AI

Finance

• Financial info: Annual property tax listed

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level with ground-level entry
• Construction: Vinyl siding exterior; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 31 x 91 (0.06 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 15.3% vs local median 10.0% 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: 60 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 ($449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 26y 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.
• Current owner paid $56k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $64,900

Questions for the listing agent

1. Built in 1916 — 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: 1.78% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.31%
• DSCR: 2.44
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $59,714
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4435 High St	0.31mi	2/1.0	792 (-3%)	2mo	$50,000	$63	79
38 E Westfield St	0.16mi	2/1.0	768 (-6%)	15mo	$71,000	$92	70
24 E Josephine St	0.29mi	2/1.0	756 (-8%)	12mo	$68,000	$90	64
4353 3rd St	0.41mi	2/2.0	769 (-6%)	4mo	$22,000	$29	63
4222 High St	0.19mi	2/1.0	933 (+14%)	11mo	$90,000	$96	59
27 Knox St St	0.64mi	2/1.0	792 (-3%)	10mo	$74,000	$93	57
4241 6th St	0.43mi	2/1.0	720 (-12%)	6mo	$47,500	$66	55
28 E Alexis Ave	0.41mi	3/1.0 (+1)	928 (+13%)	1mo	$65,000	$70	53
4250 7th St	0.50mi	2/1.0	935 (+14%)	0mo	$37,750	$40	52
38 Ridge St	0.71mi	2/1.0	800 (-2%)	15mo	$58,000	$73	51
30 Ridge St	0.71mi	2/1.0	748 (-9%)	3mo	$50,000	$67	50
4228 11th St	0.71mi	2/1.0	792 (-3%)	16mo	$60,000	$76	48

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: 48.9%
• Equity multiple: 4.66×
• Total profit: $66,512
• Equity at exit: $58,467

10-year hold

• IRR: 42.7%
• Equity multiple: 10.43×
• Total profit: $171,360
• Equity at exit: $126,086

Cash invested: $18,172 (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: 60
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$340
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $489

Break-even live

Break-even rent $533

Max offer price $64,900

Occupancy floor 53%

Sensitivity live

Price	-10% $526	-5% $508	+0% $489	+5% $471	+10% $453
Rent	-10% $398	-5% $444	+0% $489	+5% $535	+10% $580
Rate	-1.0pp $522	-0.5pp $506	base $489	+0.5pp $473	+1.0pp $455

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: $16,225
• Closing costs: $1,947
• 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	6d	1	0.29mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	25d	1	0.37mi
4471 High St Unit 25-4 Ecorse, MI	1.0	1.0	600	$1,025	$1.71	19d	1	0.37mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	25d	1	0.37mi
25 Le Blanc St Unit 4 Ecorse, MI	1.0	1.0	650	$1,025	$1.58	19d	1	0.58mi
4581 High St Unit 13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	25d	1	0.58mi
4573 3rd St Ecorse, MI	2.0	1.0	1000	$1,300	$1.30	16d	1	0.64mi
1331 Pingree Ave Lincoln Park, MI	2.0	1.0	725	$1,300	$1.79	0d	1	0.98mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	25d	1	1.11mi
1583 Empire Ave Lincoln Park, MI	1.0	1.0	700	$1,050	$1.50	25d	1	1.12mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	25d	1	1.13mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	18d	1	1.16mi
177 N Riverbank St Wyandotte, MI	2.0	1.0	671	$1,600	$2.38	0d	1	1.16mi
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	25d	1	1.21mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	18d	1	1.22mi
146 Bondie St Wyandotte, MI	2.0	1.0	820	$1,650	$2.01	0d	1	1.28mi
168 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,295	$1.20	6d	1	1.28mi
170 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,399	$1.30	4d	1	1.29mi
1563 Wilson Ave Lincoln Park, MI	1.0	1.0	750	$895	$1.19	6d	1	1.31mi
424 4th St Wyandotte, MI	2.0	1.0	925	$1,350	$1.46	25d	1	1.32mi
708 Highland St Unit 1 Wyandotte, MI	2.0	1.0	800	$950	$1.19	19d	1	1.38mi
850 Biddle Ave Unit 2 Wyandotte, MI	2.0	1.0	800	$1,300	$1.62	0d	1	1.46mi

Listing history 31 events

1. 2026-06-07
   statusdays on market $64,900 Pending 12 DOM
2. 2026-06-04
   days on market $64,900 Active Under Contract 10 DOM
3. 2026-06-03
   days on market $64,900 Active Under Contract 9 DOM
4. 2026-06-02
   days on market $64,900 Active Under Contract 8 DOM
5. 2026-06-01
   days on market $64,900 Active Under Contract 19 DOM
6. 2026-05-31
   days on market $64,900 Active Under Contract 18 DOM
7. 2026-05-21
   historical Accepting Backup Offers 908-char remark

   Show marketing remark (908 chars)

   Welcome to this completely updated and move-in-ready 2-bedroom gem in Ecorse, offering 818 sq ft of comfortable living space. Nearly every major feature has been upgraded for peace of mind, including a brand-new roof with full tear-off and new wood, new hot water tank (2026), new doors, and new flooring throughout - even in the charming enclosed front porch. Step inside to a freshly painted interior with an updated kitchen featuring new flooring, sink, countertops, and newer cabinets. The updated bathroom includes new flooring, a new toilet, and a modern vanity. Bedrooms offer newer carpeting for added comfort. The home also includes vinyl insulated windows, a newer furnace, and a clean, freshly painted and dry-locked basement with a painted floor, newer sump pump, and newer siding. This property is truly turnkey - ideal for a first-time buyer or an investor looking for a low-maintenance rental.

8. 2026-05-21
   historical Active Under Contract

   Show marketing remark (908 chars)

   Welcome to this completely updated and move-in-ready 2-bedroom gem in Ecorse, offering 818 sq ft of comfortable living space. Nearly every major feature has been upgraded for peace of mind, including a brand-new roof with full tear-off and new wood, new hot water tank (2026), new doors, and new flooring throughout - even in the charming enclosed front porch. Step inside to a freshly painted interior with an updated kitchen featuring new flooring, sink, countertops, and newer cabinets. The updated bathroom includes new flooring, a new toilet, and a modern vanity. Bedrooms offer newer carpeting for added comfort. The home also includes vinyl insulated windows, a newer furnace, and a clean, freshly painted and dry-locked basement with a painted floor, newer sump pump, and newer siding. This property is truly turnkey - ideal for a first-time buyer or an investor looking for a low-maintenance rental.

9. 2026-05-13
   listed $64,900 Active

   Show marketing remark (908 chars)

   Welcome to this completely updated and move-in-ready 2-bedroom gem in Ecorse, offering 818 sq ft of comfortable living space. Nearly every major feature has been upgraded for peace of mind, including a brand-new roof with full tear-off and new wood, new hot water tank (2026), new doors, and new flooring throughout - even in the charming enclosed front porch. Step inside to a freshly painted interior with an updated kitchen featuring new flooring, sink, countertops, and newer cabinets. The updated bathroom includes new flooring, a new toilet, and a modern vanity. Bedrooms offer newer carpeting for added comfort. The home also includes vinyl insulated windows, a newer furnace, and a clean, freshly painted and dry-locked basement with a painted floor, newer sump pump, and newer siding. This property is truly turnkey - ideal for a first-time buyer or an investor looking for a low-maintenance rental.

10. 2026-05-13
    listed $64,900 Active 908-char remark

    Show marketing remark (908 chars)

    Welcome to this completely updated and move-in-ready 2-bedroom gem in Ecorse, offering 818 sq ft of comfortable living space. Nearly every major feature has been upgraded for peace of mind, including a brand-new roof with full tear-off and new wood, new hot water tank (2026), new doors, and new flooring throughout - even in the charming enclosed front porch. Step inside to a freshly painted interior with an updated kitchen featuring new flooring, sink, countertops, and newer cabinets. The updated bathroom includes new flooring, a new toilet, and a modern vanity. Bedrooms offer newer carpeting for added comfort. The home also includes vinyl insulated windows, a newer furnace, and a clean, freshly painted and dry-locked basement with a painted floor, newer sump pump, and newer siding. This property is truly turnkey - ideal for a first-time buyer or an investor looking for a low-maintenance rental.

11. 2005-05-31
    soldstatus $56,000
12. 2005-03-04
    soldstatus $56,000 342-char remark

    Show marketing remark (342 chars)

    VERY NICE 2 BEDROOM HOME W/ EVERYTHING DONE * THIS HOME HAS A REMODELED KIT(CERAMIC FLOORS) * NEW VINYL SIDING * NEWER ROOF * LARGE ENCLOSED FRONT PORCH(PERFECT FOR SITTING AREA) * FORMAL DINING ROOM * GLASS BLOCK WINDOWS IN FULL BASEMENT * CIRCUT BREAKERS * SHED IN BACKYARD FOR STORAGE * FENCED YARD * SELLER TO BRING UP TO CODE *

13. 2005-03-04
    soldstatus $56,000

    Show marketing remark (342 chars)

    VERY NICE 2 BEDROOM HOME W/ EVERYTHING DONE * THIS HOME HAS A REMODELED KIT(CERAMIC FLOORS) * NEW VINYL SIDING * NEWER ROOF * LARGE ENCLOSED FRONT PORCH(PERFECT FOR SITTING AREA) * FORMAL DINING ROOM * GLASS BLOCK WINDOWS IN FULL BASEMENT * CIRCUT BREAKERS * SHED IN BACKYARD FOR STORAGE * FENCED YARD * SELLER TO BRING UP TO CODE *

14. 2005-01-21
    historical
15. 2004-11-16
    listed $55,000 342-char remark

    Show marketing remark (342 chars)

    VERY NICE 2 BEDROOM HOME W/ EVERYTHING DONE * THIS HOME HAS A REMODELED KIT(CERAMIC FLOORS) * NEW VINYL SIDING * NEWER ROOF * LARGE ENCLOSED FRONT PORCH(PERFECT FOR SITTING AREA) * FORMAL DINING ROOM * GLASS BLOCK WINDOWS IN FULL BASEMENT * CIRCUT BREAKERS * SHED IN BACKYARD FOR STORAGE * FENCED YARD * SELLER TO BRING UP TO CODE *

16. 2004-11-16
    listed $55,000

    Show marketing remark (342 chars)

    VERY NICE 2 BEDROOM HOME W/ EVERYTHING DONE * THIS HOME HAS A REMODELED KIT(CERAMIC FLOORS) * NEW VINYL SIDING * NEWER ROOF * LARGE ENCLOSED FRONT PORCH(PERFECT FOR SITTING AREA) * FORMAL DINING ROOM * GLASS BLOCK WINDOWS IN FULL BASEMENT * CIRCUT BREAKERS * SHED IN BACKYARD FOR STORAGE * FENCED YARD * SELLER TO BRING UP TO CODE *

17. 2004-10-26
    historical
18. 2004-10-26
    historical
19. 2004-04-30
    listed $62,000
20. 2004-04-30
    listed $62,000
21. 2004-03-29
    listed $57,000
22. 2004-02-26
    historical
23. 2004-02-26
    historical
24. 2004-02-26
    historical
25. 2003-08-26
    listed $62,000
26. 2003-08-26
    listed $62,000
27. 2003-08-26
    listed $62,000
28. 2000-05-15
    soldstatus $17,500
29. 2000-05-15
    soldstatus $17,500
30. 2000-03-31
    listed $29,000
31. 2000-03-31
    listed $29,000

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $821 · $68/mo
• Expected delta: +$178/yr (+$15/mo · 27.7%)

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

Taxation est. · year 1

• Rental income: $13,827
• − Mortgage interest: −$3,635
• − Property taxes: −$643
• − Insurance: −$324
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$1,888
• Taxable income: $5,124
• Est. tax owed @ 24.0%: −$1,230
• After-tax cash flow: $4,642/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

+123.8% since first listed

25 events — show timeline

• 2026-05-21 Contingent — MiRealSource-MiMLS
• 2026-05-21 Contingent — REALCOMP
• 2026-05-13 Listed $64,900 REALCOMP
• 2026-05-13 Listed $64,900 MiRealSource-MiMLS
• 2005-05-31 Sold (Public Records) $56,000 Public Records
• 2005-03-04 Sold (MLS) $56,000 MiRealSource-MiMLS
• 2005-03-04 Sold (MLS) $56,000 REALCOMP
• 2005-01-21 Listing Removed — MiRealSource-MiMLS
• 2004-11-16 Listed $55,000 MiRealSource-MiMLS
• 2004-11-16 Listed $55,000 REALCOMP
• 2004-10-26 Listing Removed — REALCOMP
• 2004-10-26 Listing Removed — MiRealSource-MiMLS
• 2004-04-30 Listed $62,000 REALCOMP
• 2004-04-30 Listed $62,000 MiRealSource-MiMLS
• 2004-03-29 Listed $57,000 REALCOMP
• 2004-02-26 Listing Removed — MiRealSource-MiMLS
• 2004-02-26 Listing Removed — MiRealSource-MiMLS
• 2004-02-26 Listing Removed — REALCOMP
• 2003-08-26 Listed $62,000 MiRealSource-MiMLS
• 2003-08-26 Listed $62,000 MiRealSource-MiMLS
• 2003-08-26 Listed $62,000 REALCOMP
• 2000-05-15 Sold (MLS) $17,500 REALCOMP
• 2000-05-15 Sold (MLS) $17,500 MiRealSource-MiMLS
• 2000-03-31 Listed $29,000 REALCOMP
• 2000-03-31 Listed $29,000 MiRealSource-MiMLS

Property tax history

-7.7%/yr

Latest (2025): $643 · -48.3% YoY. Source: county tax records.