49 Orchard St · River Rouge, MI 48218

$69,900

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 98 Days on market

Built 1918 3,049 sqft lot Est $62k · 13% over

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Why this score? — see what drove the C+ 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 +26.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• 1% rule +8.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +0.5/10.0

Listing remarks MLS

Tenant occupied paying 1150/month, perfect for investor, property management already in place. Purchase and start collecting rent. Do not disturb tenant, no showings until accepted offer.

Key facts

• 3,049 sq ft lot
• Built 1918
• Listed 98 days

Property features AI

Finance

• Financial info: Annual tax listed

Exterior

• Parking: No garage
• Utilities: Sewer available; Other water source
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Aluminum siding and brick exterior
• Exterior features: Paved road access; Lot approximately 0.07 acres (30 x 108.71)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $70k).
• Recommended offer: $64k (9.0% 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; 12 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 ($483 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 29y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1k; list at $70k implies a 6192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1918 — 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: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $61,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 E Rockwood St	0.14mi	2/1.0	825 (-6%)	3mo	$50,000	$61	81
10 E Auburn Ave	0.13mi	2/1.0	942 (+7%)	4mo	$60,000	$64	78
47 E Auburn St	0.05mi	3/1.0 (+1)	950 (+8%)	6mo	$35,000	$37	74
50 Abbott St	0.22mi	2/1.0	831 (-6%)	8mo	$72,000	$87	74
60 Forest St	0.03mi	3/1.0 (+1)	1,005 (+14%)	1mo	$45,625	$45	68
3765 12th St	0.67mi	3/2.0 (+1)	864 (-2%)	2mo	$50,000	$58	55
28 E Alexis Ave	0.72mi	3/1.0 (+1)	928 (+6%)	0mo	$65,000	$70	52
58 Ridge St	0.52mi	3/1.0 (+1)	950 (+8%)	8mo	$87,000	$92	50
30 Ridge St	0.47mi	2/1.0	748 (-15%)	3mo	$50,000	$67	50
107 Pine St	0.62mi	2/1.0	800 (-9%)	9mo	$73,000	$91	48
36 E Charlotte Ave	0.67mi	2/1.0	991 (+13%)	1mo	$88,000	$89	46
251 Richter St	0.60mi	3/1.0 (+1)	974 (+11%)	5mo	$87,700	$90	45

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: 32.1%
• Equity multiple: 3.51×
• Total profit: $49,221
• Equity at exit: $62,971

10-year hold

• IRR: 27.8%
• Equity multiple: 7.97×
• Total profit: $136,368
• Equity at exit: $135,800

Cash invested: $19,572 (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: $944 high
• Mortgage (P&I): −$367
• Tax from tax record: −$176 /mo · $2,112/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $174

Break-even live

Break-even rent $724

Max offer price $69,900

Occupancy floor 77%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	24d	1	0.14mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	17d	1	0.77mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	24d	1	0.80mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	15d	1	1.09mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	24d	1	1.23mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	44d	1	1.23mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	1.27mi
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	5d	1	1.40mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	24d	1	1.48mi
4471 High St Unit 25-4 Ecorse, MI	1.0	1.0	600	$1,025	$1.71	18d	1	1.48mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	1.48mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	24d	1	1.48mi

Listing history 50 events

1. 2026-06-18
   days on market $69,900 Active 98 DOM
2. 2026-06-17
   days on market $69,900 Active 97 DOM
3. 2026-06-16
   days on market $69,900 Active 96 DOM
4. 2026-06-15
   days on market $69,900 Active 95 DOM
5. 2026-06-13
   days on market $69,900 Active 93 DOM
6. 2026-06-09
   days on market $69,900 Active 89 DOM
7. 2026-06-08
   days on market $69,900 Active 88 DOM
8. 2026-06-07
   days on market $69,900 Active 87 DOM
9. 2026-06-04
   days on market $69,900 Active 84 DOM
10. 2026-06-03
    days on market $69,900 Active 83 DOM
11. 2026-06-02
    days on market $69,900 Active 82 DOM
12. 2026-06-01
    days on market $69,900 Active 81 DOM
13. 2026-05-31
    days on market $69,900 Active 80 DOM
14. 2026-05-22
    status Pending 187-char remark

    Show marketing remark (187 chars)

    Tenant occupied paying 1150/month, perfect for investor, property management already in place. Purchase and start collecting rent. Do not disturb tenant, no showings until accepted offer.

15. 2026-05-22
    status Pending

    Show marketing remark (187 chars)

    Tenant occupied paying 1150/month, perfect for investor, property management already in place. Purchase and start collecting rent. Do not disturb tenant, no showings until accepted offer.

16. 2026-04-29
    price $69,900 187-char remark

    Show marketing remark (187 chars)

    Tenant occupied paying 1150/month, perfect for investor, property management already in place. Purchase and start collecting rent. Do not disturb tenant, no showings until accepted offer.

17. 2026-04-28
    price $69,900
18. 2026-04-04
    historical $1,150
19. 2026-03-21
    price $74,900 187-char remark

    Show marketing remark (187 chars)

    Tenant occupied paying 1150/month, perfect for investor, property management already in place. Purchase and start collecting rent. Do not disturb tenant, no showings until accepted offer.

20. 2026-03-20
    price $74,900
21. 2026-03-17
    price $79,900 187-char remark

    Show marketing remark (187 chars)

    Tenant occupied paying 1150/month, perfect for investor, property management already in place. Purchase and start collecting rent. Do not disturb tenant, no showings until accepted offer.

22. 2026-03-16
    price $79,900
23. 2026-03-06
    listed $85,000 Active 187-char remark

    Show marketing remark (187 chars)

    Tenant occupied paying 1150/month, perfect for investor, property management already in place. Purchase and start collecting rent. Do not disturb tenant, no showings until accepted offer.

24. 2026-03-06
    listed $85,000 Active

    Show marketing remark (187 chars)

    Tenant occupied paying 1150/month, perfect for investor, property management already in place. Purchase and start collecting rent. Do not disturb tenant, no showings until accepted offer.

25. 2026-03-06
    historical

    Show marketing remark (187 chars)

    Tenant occupied paying 1150/month, perfect for investor, property management already in place. Purchase and start collecting rent. Do not disturb tenant, no showings until accepted offer.

26. 2026-03-02
    price $85,000
27. 2026-03-02
    status Active
28. 2026-03-02
    status Active
29. 2026-03-01
    listed $1,150
30. 2026-02-28
    historical $1,150
31. 2026-02-28
    listed $1,150
32. 2025-12-03
    historical
33. 2025-12-03
    historical
34. 2025-12-03
    price $85,000
35. 2025-09-16
    price $49,900
36. 2025-09-15
    price $49,900
37. 2025-09-08
    price $55,000
38. 2025-09-08
    price $55,000
39. 2025-08-26
    listed $59,900 Active
40. 2025-08-26
    listed $59,900 Active
41. 2016-10-18
    historical
42. 2016-08-07
    status Pending
43. 2016-08-07
    status Pending
44. 2016-08-04
    price $6,000
45. 2016-08-03
    price $6,000
46. 2016-07-28
    price $9,900
47. 2016-07-28
    price $9,900
48. 2016-06-16
    historical
49. 2016-04-07
    listed $17,500 Active
50. 2016-04-07
    listed $17,500 Active

ⓘ 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: $2,112 · $176/mo
• Projected year-2 tax: $2,112 · $176/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) · 64% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $11,327
• − Mortgage interest: −$3,915
• − Property taxes: −$2,112
• − Insurance: −$350
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,033
• Taxable income: $1,104
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $1,823/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

+158.9% since first listed

48 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-04-29 Price Changed $69,900 MiRealSource-MiMLS
• 2026-04-28 Price Changed $69,900 REALCOMP
• 2026-04-04 Rental Removed $1,150 BUILDIUM
• 2026-03-21 Price Changed $74,900 MiRealSource-MiMLS
• 2026-03-20 Price Changed $74,900 REALCOMP
• 2026-03-17 Price Changed $79,900 MiRealSource-MiMLS
• 2026-03-16 Price Changed $79,900 REALCOMP
• 2026-03-06 Listing Removed — MiRealSource-MiMLS
• 2026-03-06 Listed $85,000 REALCOMP
• 2026-03-06 Listed $85,000 MiRealSource-MiMLS
• 2026-03-02 Price Changed $85,000 MiRealSource-MiMLS
• 2026-03-02 Relisted — MiRealSource-MiMLS
• 2026-03-02 Relisted — REALCOMP
• 2026-03-01 Listed for Rent $1,150 BUILDIUM
• 2026-02-28 Rental Removed $1,150 TENANTTURNER2
• 2026-02-28 Listed for Rent $1,150 TENANTTURNER2
• 2025-12-03 Price Changed $85,000 REALCOMP
• 2025-12-03 Listing Removed — REALCOMP
• 2025-12-03 Listing Removed — MiRealSource-MiMLS
• 2025-09-16 Price Changed $49,900 MiRealSource-MiMLS
• 2025-09-15 Price Changed $49,900 REALCOMP
• 2025-09-08 Price Changed $55,000 MiRealSource-MiMLS
• 2025-09-08 Price Changed $55,000 REALCOMP
• 2025-08-26 Listed $59,900 REALCOMP
• 2025-08-26 Listed $59,900 MiRealSource-MiMLS
• 2016-10-18 Listing Removed — REALCOMP
• 2016-08-07 Pending — MiRealSource-MiMLS
• 2016-08-07 Pending — REALCOMP
• 2016-08-04 Price Changed $6,000 MiRealSource-MiMLS
• 2016-08-03 Price Changed $6,000 REALCOMP
• 2016-07-28 Price Changed $9,900 MiRealSource-MiMLS
• 2016-07-28 Price Changed $9,900 REALCOMP
• 2016-06-16 Listing Removed — MiRealSource-MiMLS
• 2016-04-07 Listed $17,500 MiRealSource-MiMLS
• 2016-04-07 Listed $17,500 REALCOMP
• 2014-01-15 Sold (MLS) $1,111 REALCOMP
• 2014-01-15 Sold (MLS) $1,111 MiRealSource-MiMLS
• 2013-11-25 Listing Removed — MiRealSource-MiMLS
• 2013-09-20 Listing Removed — REALCOMP
• 2013-09-20 Listing Removed — MiRealSource-MiMLS
• 2013-09-20 Listed $6,561 REALCOMP
• 2013-09-20 Listed $6,561 MiRealSource-MiMLS
• 2013-06-21 Listed $8,100 REALCOMP
• 2013-06-21 Listed $8,100 MiRealSource-MiMLS
• 1998-01-31 Listing Removed — REALCOMP
• 1997-07-29 Listed $27,000 REALCOMP

Property tax history

+4.0%/yr

Latest (2025): $2,112 · -10.1% YoY. Source: county tax records.