40 W Benson St · Ecorse, MI 48229

$145,200

3 bd · 1.0 ba · 1,067 sqft · SingleFamily public records · 66 Days on market

Built 1925 4,356 sqft lot Est $108k · 35% over

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Why this score? — see what drove the D 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 +15.4/30.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.3/10.0
• ARV discount +0.0/15.0

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1925

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas available; Electricity available; Public water
• Home design: Single-family residential property; Built in 1925
• Construction: Aluminum siding and stone exterior; Shingle roof; Built in 1925
• Exterior features: Sidewalk on the lot; Paved road access; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Steam heating
• Interior features: Pantry; Replacement windows; Michigan-style basement; Total of 9 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $55 ($658/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (14.4% below list).
• Recommended offer: $124k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 10.0% in Ecorse — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 20 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 $16k of equity ($1k loan paydown + $15k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 25y 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 $43k; list at $145k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,347 (14.4% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $107,767
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4260 Pitt St	0.06mi	3/1.5	998 (-6%)	2mo	$31,000	$31	83
25 W Broadway St	0.30mi	3/1.0	1,000 (-6%)	2mo	$69,000	$69	73
4548 8th St	0.73mi	3/1.0	1,077 (+1%)	2mo	$109,000	$101	63
4059 High St	0.42mi	3/2.0	996 (-7%)	3mo	$100,000	$100	63
239 White St	0.62mi	3/1.0	1,100 (+3%)	4mo	$120,000	$109	63
4345 10th St	0.57mi	3/2.0	1,118 (+5%)	3mo	$116,000	$104	59
36 E Charlotte Ave	0.53mi	2/1.0 (-1)	991 (-7%)	1mo	$88,000	$89	58
28 E Alexis Ave	0.48mi	3/1.0	928 (-13%)	1mo	$65,000	$70	56
4250 7th St	0.40mi	2/1.0 (-1)	935 (-12%)	1mo	$37,750	$40	55
4138 11th St	0.66mi	3/1.5	1,140 (+7%)	4mo	$127,000	$111	53
350 Labadie St	0.61mi	3/1.0	960 (-10%)	3mo	$99,000	$103	52
4635 5th St	0.70mi	3/1.0	965 (-10%)	1mo	$99,900	$104	50

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $82,543
• Equity at exit: $130,808

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $240,275
• Equity at exit: $282,092

Cash invested: $40,656 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$761
• Tax from tax record: −$106 /mo · $1,267/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $55

Break-even live

Break-even rent $1,174

Max offer price $145,200

Occupancy floor 91%

Sensitivity live

Price	-10% $137	-5% $96	+0% $55	+5% $14	+10% $-27
Rent	-10% $-43	-5% $6	+0% $55	+5% $104	+10% $153
Rate	-1.0pp $128	-0.5pp $92	base $55	+0.5pp $17	+1.0pp $-21

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: $36,300
• Closing costs: $4,356
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	0.25mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	25d	1	0.33mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	25d	1	0.33mi
4282 7th St Ecorse, MI	3.0	1.0	1144	$1,250	$1.09	25d	1	0.39mi
4581 High St Unit 13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	25d	1	0.55mi
4573 3rd St Ecorse, MI	2.0	1.0	1000	$1,300	$1.30	16d	1	0.57mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	25d	1	0.88mi
1331 Pingree Ave Lincoln Park, MI	2.0	1.0	725	$1,300	$1.79	0d	1	0.88mi
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	0d	1	0.97mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	25d	1	1.01mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	18d	1	1.15mi
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	18d	1	1.18mi
146 Bondie St Wyandotte, MI	2.0	1.0	820	$1,650	$2.01	0d	1	1.25mi
168 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,295	$1.20	6d	1	1.25mi
170 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,399	$1.30	4d	1	1.26mi
424 4th St Wyandotte, MI	2.0	1.0	925	$1,350	$1.46	25d	1	1.27mi
708 Highland St Unit 1 Wyandotte, MI	2.0	1.0	800	$950	$1.19	19d	1	1.32mi
357 Emmons Blvd Lincoln Park, MI	3.0	1.0	1268	$1,695	$1.34	0d	1	1.39mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	18d	1	1.41mi
850 Biddle Ave Unit 2 Wyandotte, MI	2.0	1.0	800	$1,300	$1.62	0d	1	1.44mi

Listing history 50 events

1. 2026-06-21
   days on market $145,200 Active 66 DOM
2. 2026-06-18
   days on market $145,200 Active 63 DOM
3. 2026-06-17
   days on market $145,200 Active 62 DOM
4. 2026-06-16
   days on market $145,200 Active 61 DOM
5. 2026-06-15
   days on market $145,200 Active 60 DOM
6. 2026-06-13
   days on market $145,200 Active 58 DOM
7. 2026-06-09
   days on market $145,200 Active 54 DOM
8. 2026-06-08
   days on market $145,200 Active 53 DOM
9. 2026-06-07
   days on market $145,200 Active 52 DOM
10. 2026-06-04
    days on market $145,200 Active 49 DOM
11. 2026-06-03
    days on market $145,200 Active 48 DOM
12. 2026-06-02
    days on market $145,200 Active 47 DOM
13. 2026-06-01
    days on market $145,200 Active 46 DOM
14. 2026-05-31
    days on market $145,200 Active 45 DOM
15. 2026-04-16
    status Active
16. 2026-04-16
    status Active
17. 2026-04-16
    status Active
18. 2026-03-10
    historical
19. 2026-03-09
    listed $145,200 Active
20. 2026-03-09
    historical
21. 2026-03-09
    listed $145,200
22. 2026-03-09
    listed $145,200 Active
23. 2026-01-17
    historical
24. 2026-01-16
    historical
25. 2025-09-29
    price $149,900
26. 2025-09-28
    price $149,900
27. 2025-09-28
    price $149,900
28. 2025-09-14
    price $159,900
29. 2025-09-14
    price $159,900
30. 2025-09-14
    price $159,900
31. 2025-08-02
    listed $162,000 Active
32. 2025-08-01
    listed $162,000 Active
33. 2025-07-04
    historical
34. 2025-06-29
    status Active
35. 2025-06-29
    status Active
36. 2025-05-13
    historical
37. 2025-05-13
    status Pending
38. 2025-05-13
    status Pending
39. 2025-04-25
    status Active
40. 2025-04-25
    status Active
41. 2025-04-16
    status Pending
42. 2025-04-16
    status Pending
43. 2025-03-05
    listed $159,000 Active
44. 2025-03-05
    listed $159,000 Active
45. 2025-03-01
    historical
46. 2025-03-01
    historical
47. 2024-11-02
    listed $159,000 Active
48. 2024-11-02
    listed $159,000 Active
49. 2019-11-01
    soldstatus $43,000 Sold
50. 2019-11-01
    soldstatus $43,000 Closed

ⓘ 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: $1,267 · $106/mo
• Projected year-2 tax: $1,752 · $146/mo
• Expected delta: +$485/yr (+$40/mo · 38.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 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: $14,922
• − Mortgage interest: −$8,133
• − Property taxes: −$1,267
• − Insurance: −$726
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$4,224
• Taxable loss: −$1,816
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $1,094/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

+93.6% since first listed

61 events — show timeline

• 2026-04-16 Relisted — REALCOMP
• 2026-04-16 Relisted — MiRealSource-MiMLS
• 2026-04-16 Relisted — SW Michigan MLS
• 2026-03-10 Listing Removed — SW Michigan MLS
• 2026-03-09 Listed $145,200 REALCOMP
• 2026-03-09 Listed $145,200 SW Michigan MLS
• 2026-03-09 Listed $145,200 MiRealSource-MiMLS
• 2026-03-09 Listing Removed — MiRealSource-MiMLS
• 2026-01-17 Listing Removed — MiRealSource-MiMLS
• 2026-01-16 Listing Removed — REALCOMP
• 2025-09-29 Price Changed $149,900 MiRealSource-MiMLS
• 2025-09-28 Price Changed $149,900 REALCOMP
• 2025-09-28 Price Changed $149,900 SW Michigan MLS
• 2025-09-14 Price Changed $159,900 MiRealSource-MiMLS
• 2025-09-14 Price Changed $159,900 REALCOMP
• 2025-09-14 Price Changed $159,900 SW Michigan MLS
• 2025-08-02 Listed $162,000 REALCOMP
• 2025-08-01 Listed $162,000 MiRealSource-MiMLS
• 2025-07-04 Listing Removed — MiRealSource-MiMLS
• 2025-06-29 Relisted — MiRealSource-MiMLS
• 2025-06-29 Relisted — REALCOMP
• 2025-05-13 Listing Removed — REALCOMP
• 2025-05-13 Pending — MiRealSource-MiMLS
• 2025-05-13 Pending — REALCOMP
• 2025-04-25 Relisted — MiRealSource-MiMLS
• 2025-04-25 Relisted — REALCOMP
• 2025-04-16 Pending — MiRealSource-MiMLS
• 2025-04-16 Pending — REALCOMP
• 2025-03-05 Listed $159,000 REALCOMP
• 2025-03-05 Listed $159,000 MiRealSource-MiMLS
• 2025-03-01 Listing Removed — REALCOMP
• 2025-03-01 Listing Removed — MiRealSource-MiMLS
• 2024-11-02 Listed $159,000 MiRealSource-MiMLS
• 2024-11-02 Listed $159,000 REALCOMP
• 2019-11-01 Sold (MLS) $43,000 MiRealSource-MiMLS
• 2019-11-01 Sold (MLS) $43,000 REALCOMP
• 2019-10-25 Pending — MiRealSource-MiMLS
• 2019-10-25 Pending — REALCOMP
• 2019-08-24 Price Changed $49,900 MiRealSource-MiMLS
• 2019-08-23 Price Changed $49,900 REALCOMP
• 2019-08-04 Relisted — MiRealSource-MiMLS
• 2019-08-04 Relisted — REALCOMP
• 2019-08-02 Pending — MiRealSource-MiMLS
• 2019-08-02 Pending — REALCOMP
• 2019-07-17 Price Changed $55,000 MiRealSource-MiMLS
• 2019-07-17 Price Changed $55,000 REALCOMP
• 2019-06-14 Price Changed $59,900 MiRealSource-MiMLS
• 2019-06-14 Price Changed $59,900 REALCOMP
• 2019-06-07 Listing Removed — REALCOMP
• 2019-06-07 Listed $64,900 MiRealSource-MiMLS
• 2019-06-07 Listed $64,900 MiRealSource-MiMLS
• 2019-06-07 Listing Removed — MiRealSource-MiMLS
• 2019-06-07 Listed $64,900 REALCOMP
• 2019-06-07 Listed $64,900 REALCOMP
• 2001-11-30 Sold (MLS) $72,500 MiRealSource-MiMLS
• 2001-11-30 Sold (MLS) $72,500 REALCOMP
• 2001-11-07 Listing Removed — MiRealSource-MiMLS
• 2001-10-25 Listing Removed — MiRealSource-MiMLS
• 2001-10-03 Listed $74,900 MiRealSource-MiMLS
• 2001-10-03 Listed $74,900 REALCOMP
• 2001-08-09 Listed $75,000 MiRealSource-MiMLS

Property tax history

-3.0%/yr

Latest (2025): $1,267 · -48.3% YoY. Source: county tax records.