159 Dwight St · River Rouge, MI 48218

$119,900

4 bd · 1.0 ba · 1,152 sqft · Other public records · 213 Days on market

Built 1917 5,663 sqft lot ↓ 25% since listing

---

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 +18.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• 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

Welcome to this updated 4-bedroom, 2-bath home set on an impressive double lot - offering endless possibilities! This home features an updated kitchen with modern finishes, perfect for everyday meals or entertaining. There is also ample storage, including a basement and attached storage room. Outside, the fully fenced yard provides privacy and plenty of room to enjoy. The double lot is a standout feature - ideal for building a garage, creating additional outdoor living space, or even splitting for future investment potential. With a brand-new AC and furnace, this home combines charm, comfort, and worry-free living. Don't miss the opportunity to make this versatile property yours!

Key facts

• 5,663 sq ft lot
• Built 1917
• Listed 212 days

Property features AI

Finance

• Other: Lot is level and may be split; paved road; lot dimensions approximately 31 x 94 x 31 x 94 (0.13 acres)

Exterior

• Parking: No garage
• Security: Owned security system; Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Circuit breaker electrical panel; Cable available
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof; Basement: full, unfinished
• Exterior features: Outdoor lighting; Enclosed porch; Porch; Fenced yard; Shed

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Free‑standing electric oven; Free‑standing refrigerator; Gas water heater
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Interior features: High-speed internet; Smart thermostat; Walk-out, daylight, unfinished full basement with interior entry and sump pump
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $54 ($646/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 $109k (8.9% below list).
• Recommended offer: $106k (12.0% 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: 60 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $13k of equity ($829 loan paydown + $12k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 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 1917 — 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: 0.91% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 3.05×
• Total profit: $68,732
• Equity at exit: $108,015

10-year hold

• IRR: 22.6%
• Equity multiple: 6.95×
• Total profit: $199,718
• Equity at exit: $232,939

Cash invested: $33,572 (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: 60
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $54

Break-even live

Break-even rent $1,024

Max offer price $119,900

Occupancy floor 90%

Sensitivity live

Price	-10% $122	-5% $88	+0% $54	+5% $20	+10% $-14
Rent	-10% $-32	-5% $11	+0% $54	+5% $97	+10% $140
Rate	-1.0pp $114	-0.5pp $84	base $54	+0.5pp $23	+1.0pp $-9

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	45d	1	0.27mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	25d	1	0.27mi
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	18d	1	1.31mi

Listing history 25 events

1. 2026-06-21
   days on market $119,900 Active 213 DOM
2. 2026-06-18
   days on market $119,900 Active 210 DOM
3. 2026-06-17
   days on market $119,900 Active 209 DOM
4. 2026-06-16
   days on market $119,900 Active 208 DOM
5. 2026-06-15
   days on market $119,900 Active 207 DOM
6. 2026-06-13
   days on market $119,900 Active 205 DOM
7. 2026-06-09
   days on market $119,900 Active 201 DOM
8. 2026-06-08
   days on market $119,900 Active 200 DOM
9. 2026-06-07
   days on market $119,900 Active 199 DOM
10. 2026-06-04
    days on market $119,900 Active 196 DOM
11. 2026-06-03
    days on market $119,900 Active 195 DOM
12. 2026-06-02
    days on market $119,900 Active 194 DOM
13. 2026-06-01
    days on market $119,900 Active 193 DOM
14. 2026-05-31
    days on market $119,900 Active 192 DOM
15. 2026-05-18
    price $119,900 688-char remark

    Show marketing remark (688 chars)

    Welcome to this updated 4-bedroom, 2-bath home set on an impressive double lot - offering endless possibilities! This home features an updated kitchen with modern finishes, perfect for everyday meals or entertaining. There is also ample storage, including a basement and attached storage room. Outside, the fully fenced yard provides privacy and plenty of room to enjoy. The double lot is a standout feature - ideal for building a garage, creating additional outdoor living space, or even splitting for future investment potential. With a brand-new AC and furnace, this home combines charm, comfort, and worry-free living. Don't miss the opportunity to make this versatile property yours!

16. 2026-05-17
    price $119,900
17. 2026-04-20
    price $129,900 688-char remark

    Show marketing remark (688 chars)

    Welcome to this updated 4-bedroom, 2-bath home set on an impressive double lot - offering endless possibilities! This home features an updated kitchen with modern finishes, perfect for everyday meals or entertaining. There is also ample storage, including a basement and attached storage room. Outside, the fully fenced yard provides privacy and plenty of room to enjoy. The double lot is a standout feature - ideal for building a garage, creating additional outdoor living space, or even splitting for future investment potential. With a brand-new AC and furnace, this home combines charm, comfort, and worry-free living. Don't miss the opportunity to make this versatile property yours!

18. 2026-04-20
    price $129,900

    Show marketing remark (688 chars)

    Welcome to this updated 4-bedroom, 2-bath home set on an impressive double lot - offering endless possibilities! This home features an updated kitchen with modern finishes, perfect for everyday meals or entertaining. There is also ample storage, including a basement and attached storage room. Outside, the fully fenced yard provides privacy and plenty of room to enjoy. The double lot is a standout feature - ideal for building a garage, creating additional outdoor living space, or even splitting for future investment potential. With a brand-new AC and furnace, this home combines charm, comfort, and worry-free living. Don't miss the opportunity to make this versatile property yours!

19. 2026-03-20
    price $139,900 688-char remark

    Show marketing remark (688 chars)

    Welcome to this updated 4-bedroom, 2-bath home set on an impressive double lot - offering endless possibilities! This home features an updated kitchen with modern finishes, perfect for everyday meals or entertaining. There is also ample storage, including a basement and attached storage room. Outside, the fully fenced yard provides privacy and plenty of room to enjoy. The double lot is a standout feature - ideal for building a garage, creating additional outdoor living space, or even splitting for future investment potential. With a brand-new AC and furnace, this home combines charm, comfort, and worry-free living. Don't miss the opportunity to make this versatile property yours!

20. 2026-03-19
    price $139,900
21. 2025-12-28
    price $149,900 688-char remark

    Show marketing remark (688 chars)

    Welcome to this updated 4-bedroom, 2-bath home set on an impressive double lot - offering endless possibilities! This home features an updated kitchen with modern finishes, perfect for everyday meals or entertaining. There is also ample storage, including a basement and attached storage room. Outside, the fully fenced yard provides privacy and plenty of room to enjoy. The double lot is a standout feature - ideal for building a garage, creating additional outdoor living space, or even splitting for future investment potential. With a brand-new AC and furnace, this home combines charm, comfort, and worry-free living. Don't miss the opportunity to make this versatile property yours!

22. 2025-12-27
    price $149,900
23. 2025-11-21
    listed $160,500 Active 688-char remark

    Show marketing remark (688 chars)

    Welcome to this updated 4-bedroom, 2-bath home set on an impressive double lot - offering endless possibilities! This home features an updated kitchen with modern finishes, perfect for everyday meals or entertaining. There is also ample storage, including a basement and attached storage room. Outside, the fully fenced yard provides privacy and plenty of room to enjoy. The double lot is a standout feature - ideal for building a garage, creating additional outdoor living space, or even splitting for future investment potential. With a brand-new AC and furnace, this home combines charm, comfort, and worry-free living. Don't miss the opportunity to make this versatile property yours!

24. 2025-11-21
    listed $160,500 Active

    Show marketing remark (688 chars)

    Welcome to this updated 4-bedroom, 2-bath home set on an impressive double lot - offering endless possibilities! This home features an updated kitchen with modern finishes, perfect for everyday meals or entertaining. There is also ample storage, including a basement and attached storage room. Outside, the fully fenced yard provides privacy and plenty of room to enjoy. The double lot is a standout feature - ideal for building a garage, creating additional outdoor living space, or even splitting for future investment potential. With a brand-new AC and furnace, this home combines charm, comfort, and worry-free living. Don't miss the opportunity to make this versatile property yours!

25. 2025-11-19
    historical $160,500 688-char remark

    Show marketing remark (688 chars)

    Welcome to this updated 4-bedroom, 2-bath home set on an impressive double lot - offering endless possibilities! This home features an updated kitchen with modern finishes, perfect for everyday meals or entertaining. There is also ample storage, including a basement and attached storage room. Outside, the fully fenced yard provides privacy and plenty of room to enjoy. The double lot is a standout feature - ideal for building a garage, creating additional outdoor living space, or even splitting for future investment potential. With a brand-new AC and furnace, this home combines charm, comfort, and worry-free living. Don't miss the opportunity to make this versatile property yours!

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$475/yr (+$40/mo · 53.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 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: $13,105
• − Mortgage interest: −$6,716
• − Property taxes: −$896
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$3,488
• Taxable loss: −$1,358
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $972/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

-25.3% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $119,900 MiRealSource-MiMLS
• 2026-05-17 Price Changed $119,900 REALCOMP
• 2026-04-20 Price Changed $129,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $129,900 REALCOMP
• 2026-03-20 Price Changed $139,900 MiRealSource-MiMLS
• 2026-03-19 Price Changed $139,900 REALCOMP
• 2025-12-28 Price Changed $149,900 MiRealSource-MiMLS
• 2025-12-27 Price Changed $149,900 REALCOMP
• 2025-11-21 Listed $160,500 MiRealSource-MiMLS
• 2025-11-21 Listed $160,500 REALCOMP
• 2025-11-19 Coming Soon $160,500 MiRealSource-MiMLS

Property tax history

-5.6%/yr

Latest (2020): $896 · +61.4% YoY. Source: county tax records.