134 Michigan Ave · Monroe, MI 48162

$174,900

3 bd · 2.0 ba · 931 sqft · SingleFamily public records · 9 Days on market

Built 1933 4,792 sqft lot $188/sqft · 13% above area Est $192k · 9% under

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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 +11.7/30.0
• ARV discount +11.6/15.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• Schools +3.0/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed 2 bath bungalow combines charm with functionality! Enjoy the summer on the enclosed front porch rain or shine! Inside this home has beautiful woodwork throughout, dining area, large walk in shower and full basement! This home is super clean and ready for you to move in and unpack your bags! The back yard is fenced in a perfect size for summer gatherings. Central air and natural gas heat.

Key facts

• Fenced back yard
• Dining area
• Full basement

Tags

• ENCLOSED FRONT PORCH
• FENCED BACK YARD
• FULL BASEMENT
• DINING AREA
• LARGE WALK IN SHOWER

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Aluminum siding; Block foundation; Built area above grade: 1,160 square feet
• Exterior features: Paved road access; Lot approximately 40 x 120 (0.11 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: 6 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (24.0% below list).
• Recommended offer: $133k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.0% in Monroe — 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 83/100 on livability (#51 in MI, #1,034 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime D+, amenities D+.
• Monroe Public Schools (suburban): math 24% / reading 47% proficiency, ranked #278 of 540 in MI (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 130 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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: flood insurance adds $66/mo; built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,903 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1933 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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 D 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: 0.76% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

• ARV (median comp): $192,413
• List price: $174,900
• Delta: -9.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
734 E Front St	0.23mi	3/1.0	936 (+0%)	15mo	$145,000	$155	72
324 Arbor Ave	0.20mi	2/1.0 (-1)	950 (+2%)	9mo	$162,852	$171	71
306 Arbor St	0.17mi	2/1.0 (-1)	978 (+5%)	5mo	$147,000	$150	70
918 Fontaine St	0.09mi	2/2.0 (-1)	1,008 (+8%)	9mo	$205,000	$203	70
208 Maple Blvd	0.08mi	2/1.0 (-1)	880 (-6%)	11mo	$148,000	$168	69
712 Michigan Ave	0.55mi	3/1.0	840 (-10%)	4mo	$170,000	$202	50
318 E Lorain St	0.43mi	3/1.5	1,040 (+12%)	13mo	$105,000	$101	48
470 N Monroe St	0.65mi	2/1.0 (-1)	900 (-3%)	11mo	$145,000	$161	46
524 Scottwood Ave	0.53mi	2/1.0 (-1)	1,000 (+7%)	13mo	$191,000	$191	43
511 E 6th St	0.73mi	2/1.0 (-1)	948 (+2%)	15mo	$129,900	$137	41
314 Half St	0.54mi	2/1.0 (-1)	806 (-13%)	4mo	$119,000	$148	40
206 Conant Ave	0.70mi	2/1.0 (-1)	821 (-12%)	12mo	$63,000	$77	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-35,744
• Equity at exit: $26,078

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-40,675
• Equity at exit: $15,122

Cash invested: $48,972 (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 48162

• Active inventory: 130
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$917
• Tax from tax record: −$110 /mo · $1,314/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-116

Break-even live

Break-even rent $1,476

Max offer price $154,384

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-67	+0% $-116	+5% $-166	+10% $-215
Rent	-10% $-221	-5% $-169	+0% $-116	+5% $-64	+10% $-11
Rate	-1.0pp $-28	-0.5pp $-72	base $-116	+0.5pp $-161	+1.0pp $-208

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
765 N Macomb St Monroe, MI	2.0	1.0	1050	$1,150	$1.10	45d	1	0.74mi
767 N Macomb St Monroe, MI	2.0	1.0	1050	$1,150	$1.10	45d	1	0.74mi
739 Washington St Monroe, MI	2.0	2.0	853	$995	$1.17	45d	1	1.00mi
733 Smith St Monroe, MI	3.0	1.5	1000	$1,500	$1.50	45d	1	1.16mi
1450 S Monroe St Monroe, MI	1.0–2.0	1.0–2.0	851	$1,350	$1.59	24d	1	1.46mi

Listing history 9 events

1. 2026-05-18
   status Pending 401-char remark

   Show marketing remark (401 chars)

   This 3 bed 2 bath bungalow combines charm with functionality! Enjoy the summer on the enclosed front porch rain or shine! Inside this home has beautiful woodwork throughout, dining area, large walk in shower and full basement! This home is super clean and ready for you to move in and unpack your bags! The back yard is fenced in a perfect size for summer gatherings. Central air and natural gas heat.

2. 2026-05-18
   status Pending 401-char remark

   Show marketing remark (401 chars)

   This 3 bed 2 bath bungalow combines charm with functionality! Enjoy the summer on the enclosed front porch rain or shine! Inside this home has beautiful woodwork throughout, dining area, large walk in shower and full basement! This home is super clean and ready for you to move in and unpack your bags! The back yard is fenced in a perfect size for summer gatherings. Central air and natural gas heat.

3. 2026-05-04
   listed $174,900 Active 401-char remark

   Show marketing remark (401 chars)

   This 3 bed 2 bath bungalow combines charm with functionality! Enjoy the summer on the enclosed front porch rain or shine! Inside this home has beautiful woodwork throughout, dining area, large walk in shower and full basement! This home is super clean and ready for you to move in and unpack your bags! The back yard is fenced in a perfect size for summer gatherings. Central air and natural gas heat.

4. 2026-05-04
   listed $174,900 Active 401-char remark

   Show marketing remark (401 chars)

   This 3 bed 2 bath bungalow combines charm with functionality! Enjoy the summer on the enclosed front porch rain or shine! Inside this home has beautiful woodwork throughout, dining area, large walk in shower and full basement! This home is super clean and ready for you to move in and unpack your bags! The back yard is fenced in a perfect size for summer gatherings. Central air and natural gas heat.

5. 2015-11-30
   soldstatus $31,500

   Show marketing remark (132 chars)

   Solid home in need of TLC. Walk-In basement with 3 bedrooms, enclosed porch, detached garage. Loads of potential! Motivated Sellers.

6. 2015-11-30
   soldstatus $31,500

   Show marketing remark (132 chars)

   Solid home in need of TLC. Walk-In basement with 3 bedrooms, enclosed porch, detached garage. Loads of potential! Motivated Sellers.

7. 2015-10-07
   historical
8. 2015-09-24
   listed $49,900

   Show marketing remark (132 chars)

   Solid home in need of TLC. Walk-In basement with 3 bedrooms, enclosed porch, detached garage. Loads of potential! Motivated Sellers.

9. 2015-09-24
   listed $49,900

   Show marketing remark (132 chars)

   Solid home in need of TLC. Walk-In basement with 3 bedrooms, enclosed porch, detached garage. Loads of potential! Motivated Sellers.

ⓘ 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: $1,314 · $110/mo
• Projected year-2 tax: $2,004 · $167/mo
• Expected delta: +$689/yr (+$57/mo · 52.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,948
• − Mortgage interest: −$9,797
• − Property taxes: −$1,314
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$5,088
• Taxable loss: −$4,475
• Est. tax savings @ 24.0%: +$1,074
• After-tax cash flow: $-320/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: Monroe Public Schools
• NCES district ID: 2624150
• Math proficiency: 24% ▲ 3.00%
• Reading proficiency: 47% ▲ 12.00%
• Median HH income: $46,437
• Composite: 30.33/100
• National rank: #6269
• State rank: #278 of 540 in MI

Livability — Monroe

• Score: 83/100
• State rank: #51
• US rank: #1034

Category grades

Amenities D+ Commute A+ Cost of living A+ Crime D+ Employment C- Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monroe, MI
• County: Monroe County · 54,460 people
• City population: 54,460
• Metro: Monroe, MI
• Population (ZIP): 28,156
• Household income: $67,876
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 828.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Romanian 6% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.11%
• Current HPI: 138.1795
• Rent YoY: —
• Metro: Monroe, MI
• 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

+260.7% since first listed

11 events — show timeline

• 2026-06-15 Sold (MLS) $180,000 MiRealSource-MiMLS
• 2026-06-15 Sold (MLS) $180,000 REALCOMP
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-04 Listed $174,900 MiRealSource-MiMLS
• 2026-05-04 Listed $174,900 REALCOMP
• 2015-11-30 Sold (MLS) $31,500 MiRealSource-MiMLS
• 2015-11-30 Sold (MLS) $31,500 REALCOMP
• 2015-10-07 Listing Removed — MiRealSource-MiMLS
• 2015-09-24 Listed $49,900 MiRealSource-MiMLS
• 2015-09-24 Listed $49,900 REALCOMP

Property tax history

+2.1%/yr

Latest (2025): $1,314 · -46.9% YoY. Source: county tax records.