140 Division St · River Rouge, MI 48218

$50,000

6 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 159 Days on market

Built 1905 4,356 sqft lot

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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 +7.5/15.0
• 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

THIS IS A GREAT OPPORTUNITY TO OWN A GREAT INVESTMENT PROPERTY OR LARGE HOME IN A GREAT AREA IN WALKING DISTANCE TO SCHOOLS AND WITH FREEWAYS CLOSE BY. THIS HOME CAN BE A 2 UNIT INVESTMENT PROPERTY WITH 3 BEDROOMS AND 1 BATHROOM IN EACH UNIT. THERE IS A FULL BASEMENT AND A 2 CAR GARAGE. ALL BUYERS SHALL BE WITH A REALTOR LICENSED IN MICHIGAN WHEN VIEWING PROPERTY.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1905

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.8% vs local median 8.1% in River Rouge — 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 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; 1 comparable units currently listed for rent nearby; 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 ($346 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $60k (55%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $50k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.33% ✓
• Cap rate: 28.82%
• Cash-on-cash: 80.45%
• DSCR: 4.58
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $178,524
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Pine St	0.55mi	5/2.0 (-1)	1,590 (+3%)	9mo	$184,800	$116	56

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: 86.1%
• Equity multiple: 6.97×
• Total profit: $83,553
• Equity at exit: $45,044

10-year hold

• IRR: 80.7%
• Equity multiple: 15.43×
• Total profit: $201,977
• Equity at exit: $97,139

Cash invested: $14,000 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$21
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $883

Break-even live

Break-even rent $547

Max offer price $50,000

Occupancy floor 42%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3804 18th St Unit F2 Ecorse, MI	5.0	1.0	2160	$1,665	$0.77	3d	1	1.38mi

Listing history 23 events

1. 2025-05-18
   status Pending 366-char remark

   Show marketing remark (366 chars)

   THIS IS A GREAT OPPORTUNITY TO OWN A GREAT INVESTMENT PROPERTY OR LARGE HOME IN A GREAT AREA IN WALKING DISTANCE TO SCHOOLS AND WITH FREEWAYS CLOSE BY. THIS HOME CAN BE A 2 UNIT INVESTMENT PROPERTY WITH 3 BEDROOMS AND 1 BATHROOM IN EACH UNIT. THERE IS A FULL BASEMENT AND A 2 CAR GARAGE. ALL BUYERS SHALL BE WITH A REALTOR LICENSED IN MICHIGAN WHEN VIEWING PROPERTY.

2. 2025-05-18
   status Pending

   Show marketing remark (366 chars)

   THIS IS A GREAT OPPORTUNITY TO OWN A GREAT INVESTMENT PROPERTY OR LARGE HOME IN A GREAT AREA IN WALKING DISTANCE TO SCHOOLS AND WITH FREEWAYS CLOSE BY. THIS HOME CAN BE A 2 UNIT INVESTMENT PROPERTY WITH 3 BEDROOMS AND 1 BATHROOM IN EACH UNIT. THERE IS A FULL BASEMENT AND A 2 CAR GARAGE. ALL BUYERS SHALL BE WITH A REALTOR LICENSED IN MICHIGAN WHEN VIEWING PROPERTY.

3. 2025-04-02
   price $50,000 366-char remark

   Show marketing remark (366 chars)

   THIS IS A GREAT OPPORTUNITY TO OWN A GREAT INVESTMENT PROPERTY OR LARGE HOME IN A GREAT AREA IN WALKING DISTANCE TO SCHOOLS AND WITH FREEWAYS CLOSE BY. THIS HOME CAN BE A 2 UNIT INVESTMENT PROPERTY WITH 3 BEDROOMS AND 1 BATHROOM IN EACH UNIT. THERE IS A FULL BASEMENT AND A 2 CAR GARAGE. ALL BUYERS SHALL BE WITH A REALTOR LICENSED IN MICHIGAN WHEN VIEWING PROPERTY.

4. 2025-04-02
   price $50,000

   Show marketing remark (366 chars)

   THIS IS A GREAT OPPORTUNITY TO OWN A GREAT INVESTMENT PROPERTY OR LARGE HOME IN A GREAT AREA IN WALKING DISTANCE TO SCHOOLS AND WITH FREEWAYS CLOSE BY. THIS HOME CAN BE A 2 UNIT INVESTMENT PROPERTY WITH 3 BEDROOMS AND 1 BATHROOM IN EACH UNIT. THERE IS A FULL BASEMENT AND A 2 CAR GARAGE. ALL BUYERS SHALL BE WITH A REALTOR LICENSED IN MICHIGAN WHEN VIEWING PROPERTY.

5. 2025-02-20
   price $69,000 366-char remark

   Show marketing remark (366 chars)

   THIS IS A GREAT OPPORTUNITY TO OWN A GREAT INVESTMENT PROPERTY OR LARGE HOME IN A GREAT AREA IN WALKING DISTANCE TO SCHOOLS AND WITH FREEWAYS CLOSE BY. THIS HOME CAN BE A 2 UNIT INVESTMENT PROPERTY WITH 3 BEDROOMS AND 1 BATHROOM IN EACH UNIT. THERE IS A FULL BASEMENT AND A 2 CAR GARAGE. ALL BUYERS SHALL BE WITH A REALTOR LICENSED IN MICHIGAN WHEN VIEWING PROPERTY.

6. 2025-02-19
   price $69,000
7. 2025-01-07
   price $79,000 366-char remark

   Show marketing remark (366 chars)

   THIS IS A GREAT OPPORTUNITY TO OWN A GREAT INVESTMENT PROPERTY OR LARGE HOME IN A GREAT AREA IN WALKING DISTANCE TO SCHOOLS AND WITH FREEWAYS CLOSE BY. THIS HOME CAN BE A 2 UNIT INVESTMENT PROPERTY WITH 3 BEDROOMS AND 1 BATHROOM IN EACH UNIT. THERE IS A FULL BASEMENT AND A 2 CAR GARAGE. ALL BUYERS SHALL BE WITH A REALTOR LICENSED IN MICHIGAN WHEN VIEWING PROPERTY.

8. 2025-01-07
   price $79,000

   Show marketing remark (366 chars)

   THIS IS A GREAT OPPORTUNITY TO OWN A GREAT INVESTMENT PROPERTY OR LARGE HOME IN A GREAT AREA IN WALKING DISTANCE TO SCHOOLS AND WITH FREEWAYS CLOSE BY. THIS HOME CAN BE A 2 UNIT INVESTMENT PROPERTY WITH 3 BEDROOMS AND 1 BATHROOM IN EACH UNIT. THERE IS A FULL BASEMENT AND A 2 CAR GARAGE. ALL BUYERS SHALL BE WITH A REALTOR LICENSED IN MICHIGAN WHEN VIEWING PROPERTY.

9. 2024-12-20
   price $89,000 366-char remark

   Show marketing remark (366 chars)

   THIS IS A GREAT OPPORTUNITY TO OWN A GREAT INVESTMENT PROPERTY OR LARGE HOME IN A GREAT AREA IN WALKING DISTANCE TO SCHOOLS AND WITH FREEWAYS CLOSE BY. THIS HOME CAN BE A 2 UNIT INVESTMENT PROPERTY WITH 3 BEDROOMS AND 1 BATHROOM IN EACH UNIT. THERE IS A FULL BASEMENT AND A 2 CAR GARAGE. ALL BUYERS SHALL BE WITH A REALTOR LICENSED IN MICHIGAN WHEN VIEWING PROPERTY.

10. 2024-12-19
    price $89,000
11. 2024-12-10
    listed $110,000 Active 366-char remark

    Show marketing remark (366 chars)

    THIS IS A GREAT OPPORTUNITY TO OWN A GREAT INVESTMENT PROPERTY OR LARGE HOME IN A GREAT AREA IN WALKING DISTANCE TO SCHOOLS AND WITH FREEWAYS CLOSE BY. THIS HOME CAN BE A 2 UNIT INVESTMENT PROPERTY WITH 3 BEDROOMS AND 1 BATHROOM IN EACH UNIT. THERE IS A FULL BASEMENT AND A 2 CAR GARAGE. ALL BUYERS SHALL BE WITH A REALTOR LICENSED IN MICHIGAN WHEN VIEWING PROPERTY.

12. 2024-12-10
    listed $110,000 Active

    Show marketing remark (366 chars)

    THIS IS A GREAT OPPORTUNITY TO OWN A GREAT INVESTMENT PROPERTY OR LARGE HOME IN A GREAT AREA IN WALKING DISTANCE TO SCHOOLS AND WITH FREEWAYS CLOSE BY. THIS HOME CAN BE A 2 UNIT INVESTMENT PROPERTY WITH 3 BEDROOMS AND 1 BATHROOM IN EACH UNIT. THERE IS A FULL BASEMENT AND A 2 CAR GARAGE. ALL BUYERS SHALL BE WITH A REALTOR LICENSED IN MICHIGAN WHEN VIEWING PROPERTY.

13. 2015-05-13
    soldstatus $10,000 Sold 8-char remark

    Show marketing remark (8 chars)

    HUD HOME

14. 2015-05-13
    soldstatus $10,000

    Show marketing remark (8 chars)

    HUD HOME

15. 2015-04-16
    historical 8-char remark

    Show marketing remark (8 chars)

    HUD HOME

16. 2015-04-15
    historical
17. 2015-04-10
    status Active 8-char remark

    Show marketing remark (8 chars)

    HUD HOME

18. 2015-04-03
    historical 8-char remark

    Show marketing remark (8 chars)

    HUD HOME

19. 2015-03-27
    listed $10,000 Active 8-char remark

    Show marketing remark (8 chars)

    HUD HOME

20. 2015-03-26
    listed $10,000
21. 2001-04-13
    soldstatus $60,420
22. 2001-04-13
    soldstatus $35,000
23. 1998-08-20
    soldstatus $29,700

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,124 · $94/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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $19,980
• − Mortgage interest: −$2,801
• − Property taxes: −$1,124
• − Insurance: −$916
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$1,455
• Taxable income: $10,487
• Est. tax owed @ 24.0%: −$2,517
• After-tax cash flow: $8,080/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

+68.4% since first listed

23 events — show timeline

• 2025-05-18 Pending — MiRealSource-MiMLS
• 2025-05-18 Pending — REALCOMP
• 2025-04-02 Price Changed $50,000 MiRealSource-MiMLS
• 2025-04-02 Price Changed $50,000 REALCOMP
• 2025-02-20 Price Changed $69,000 MiRealSource-MiMLS
• 2025-02-19 Price Changed $69,000 REALCOMP
• 2025-01-07 Price Changed $79,000 MiRealSource-MiMLS
• 2025-01-07 Price Changed $79,000 REALCOMP
• 2024-12-20 Price Changed $89,000 MiRealSource-MiMLS
• 2024-12-19 Price Changed $89,000 REALCOMP
• 2024-12-10 Listed $110,000 REALCOMP
• 2024-12-10 Listed $110,000 MiRealSource-MiMLS
• 2015-05-13 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2015-05-13 Sold (MLS) $10,000 REALCOMP
• 2015-04-16 Listing Removed — REALCOMP
• 2015-04-15 Listing Removed — MiRealSource-MiMLS
• 2015-04-10 Relisted — REALCOMP
• 2015-04-03 Listing Removed — REALCOMP
• 2015-03-27 Listed $10,000 REALCOMP
• 2015-03-26 Listed $10,000 MiRealSource-MiMLS
• 2001-04-13 Sold (Public Records) $35,000 Public Records
• 2001-04-13 Sold (Public Records) $60,420 Public Records
• 1998-08-20 Sold (Public Records) $29,700 Public Records

Property tax history

-6.1%/yr

Latest (2025): $1,124 · -43.5% YoY. Source: county tax records.