213 Suburban St · Ecorse, MI 48229

$140,000

3 bd · 1.0 ba · 963 sqft · SingleFamily public records · 17 Days on market

Built 1959 5,663 sqft lot Est $129k · 8% 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 +14.7/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• ARV discount +3.7/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.3/10.0

Listing remarks MLS

Welcome to 213 Suburban a beautifully maintained 3-bedroom, 1 bath ranch offering 1,200+ sq feet. Step inside to a bright and inviting living area, highlighted by large windows that fill the space with warm natural light. The updated kitchen offers stainless steel appliances, ample cabinet storage and a functional layout, perfect for everyday cooking or entertaining. All three bedrooms are generously sized and designed for comfort. Full bath located between bedrooms. Separate laundry storage area. Outside, enjoy a large fenced-in backyard and large 2 car garage. Conveniently located near parks, schools, shopping, and major freeways, this move-in-ready home combines comfort, functionality, and accessibility. Don't miss your chance to make it yours!

Key facts

• Large windows
• Updated kitchen
• 5,663 sq ft lot

Tags

• LARGE WINDOWS
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET STORAGE
• LARGE FENCED-IN BACKYARD

Property features AI

Finance

• Other: Property type: Residential single-family
• Financial info: Financial details not provided
• HOA & community: HOA details not provided

Exterior

• Parking: Attached 2-car garage
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level, ground-level entry
• Construction: Brick construction; Slab foundation; Built area above grade: 1,216 square feet
• Exterior features: Paved road access; Lot dimensions approximately 54 x 108 (0.13 acres)

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Awning(s); 6 total rooms
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $35 ($423/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 (11.5% below list).
• Recommended offer: $124k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 9.6% 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: 56 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 14 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 $103k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,909 (11.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $129,042
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4635 5th St	0.04mi	3/1.0	965 (+0%)	1mo	$99,900	$104	97
277 White St	0.17mi	3/1.0	1,007 (+5%)	5mo	$151,000	$150	80
350 Labadie St	0.53mi	3/1.0	960 (-0%)	3mo	$99,000	$103	72
4548 8th St	0.20mi	3/1.0	1,077 (+12%)	2mo	$109,000	$101	70
483 Park Ave	0.44mi	3/2.0	988 (+3%)	3mo	$206,000	$209	69
239 White St	0.12mi	3/1.0	1,100 (+14%)	4mo	$120,000	$109	68
2458 River Dr	0.40mi	3/1.0	1,078 (+12%)	1mo	$144,000	$134	60
4250 7th St	0.68mi	2/1.0 (-1)	935 (-3%)	0mo	$37,750	$40	58
4260 Pitt St	0.71mi	3/1.5	998 (+4%)	2mo	$31,000	$31	57
318 Clinton St	0.73mi	3/1.0	936 (-3%)	6mo	$165,000	$176	57
525 Mill St	0.48mi	3/1.0	1,070 (+11%)	6mo	$196,000	$183	54
645 Riverbank St	0.74mi	3/1.5	1,036 (+8%)	4mo	$165,000	$159	48

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: 25.1%
• Equity multiple: 3.00×
• Total profit: $78,498
• Equity at exit: $126,123

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $229,406
• Equity at exit: $271,989

Cash invested: $39,200 (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: 56
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$734
• Tax from tax record: −$151 /mo · $1,813/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $35

Break-even live

Break-even rent $1,194

Max offer price $140,000

Occupancy floor 92%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4573 3rd St Ecorse, MI	2.0	1.0	1000	$1,300	$1.30	15d	1	0.11mi
4581 High St Unit 13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	0.38mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	0.44mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	24d	1	0.44mi
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	5d	1	0.48mi
708 Highland St Unit 1 Wyandotte, MI	2.0	1.0	800	$950	$1.19	18d	1	0.69mi
177 N Riverbank St Wyandotte, MI	2.0	1.0	671	$1,600	$2.38	1d	1	0.69mi
424 4th St Wyandotte, MI	2.0	1.0	925	$1,350	$1.46	24d	1	0.72mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	0.74mi
168 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,295	$1.20	5d	1	0.81mi
170 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,399	$1.30	2d	1	0.82mi
146 Bondie St Wyandotte, MI	2.0	1.0	820	$1,650	$2.01	1d	1	0.82mi
850 Biddle Ave Unit 2 Wyandotte, MI	2.0	1.0	800	$1,300	$1.62	5d	1	1.02mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	1.18mi
1159 McKinley St Wyandotte, MI	3.0	1.0	1050	$1,350	$1.29	1d	1	1.28mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	1.31mi
610 Harrison Blvd Unit 46 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	2d	1	1.36mi
610 Harrison Blvd Apt 43 Lincoln Park, MI	2.0	1.0	800	$1,050	$1.31	24d	1	1.36mi
720 Harrison Blvd Unit 20 Lincoln Park, MI	2.0	1.0	800	$1,025	$1.28	2d	1	1.38mi
750 Harrison Blvd Unit 5 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	5d	1	1.38mi
1343 Pagel Ave Unit 2-Upper Lincoln Park, MI	2.0	1.0	1000	$1,250	$1.25	18d	1	1.40mi

Listing history 45 events

1. 2026-06-13
   statusdays on market $140,000 Pending 17 DOM
2. 2026-06-09
   days on market $140,000 Active 14 DOM
3. 2026-06-08
   days on market $140,000 Active 13 DOM
4. 2026-06-07
   days on market $140,000 Active 12 DOM
5. 2026-06-04
   days on market $140,000 Active 9 DOM
6. 2026-06-03
   days on market $140,000 Active 8 DOM
7. 2026-06-02
   days on market $140,000 Active 7 DOM
8. 2026-06-01
   days on market $140,000 Active 6 DOM
9. 2026-05-31
   days on market $140,000 Active 5 DOM
10. 2026-05-26
    listed $140,000 Active

    Show marketing remark (757 chars)

    Welcome to 213 Suburban a beautifully maintained 3-bedroom, 1 bath ranch offering 1,200+ sq feet. Step inside to a bright and inviting living area, highlighted by large windows that fill the space with warm natural light. The updated kitchen offers stainless steel appliances, ample cabinet storage and a functional layout, perfect for everyday cooking or entertaining. All three bedrooms are generously sized and designed for comfort. Full bath located between bedrooms. Separate laundry storage area. Outside, enjoy a large fenced-in backyard and large 2 car garage. Conveniently located near parks, schools, shopping, and major freeways, this move-in-ready home combines comfort, functionality, and accessibility. Don't miss your chance to make it yours!

11. 2026-05-26
    listed $140,000 Active 757-char remark

    Show marketing remark (757 chars)

    Welcome to 213 Suburban a beautifully maintained 3-bedroom, 1 bath ranch offering 1,200+ sq feet. Step inside to a bright and inviting living area, highlighted by large windows that fill the space with warm natural light. The updated kitchen offers stainless steel appliances, ample cabinet storage and a functional layout, perfect for everyday cooking or entertaining. All three bedrooms are generously sized and designed for comfort. Full bath located between bedrooms. Separate laundry storage area. Outside, enjoy a large fenced-in backyard and large 2 car garage. Conveniently located near parks, schools, shopping, and major freeways, this move-in-ready home combines comfort, functionality, and accessibility. Don't miss your chance to make it yours!

12. 2025-12-11
    price $140,000
13. 2025-12-11
    historical
14. 2025-12-11
    price $140,000
15. 2025-10-28
    listed $133,000 Active
16. 2025-10-28
    listed $133,000 Active
17. 2025-10-28
    historical
18. 2025-10-28
    historical
19. 2025-10-13
    listed $135,000 Active
20. 2025-10-13
    listed $135,000 Active
21. 2025-10-13
    historical
22. 2025-10-13
    historical
23. 2025-09-17
    listed $139,999 Active
24. 2025-09-17
    listed $139,999 Active
25. 2025-09-16
    historical
26. 2022-12-12
    soldstatus $103,000
27. 2022-12-08
    soldstatus $103,000 Sold
28. 2022-12-08
    soldstatus $103,000 Closed
29. 2022-10-10
    status Pending
30. 2022-10-10
    status Pending
31. 2022-10-02
    price $115,000
32. 2022-10-01
    price $115,000
33. 2022-08-30
    listed $125,000 Active
34. 2022-08-30
    listed $125,000 Active
35. 2011-07-08
    soldstatus $10,000
36. 2011-07-08
    soldstatus $10,000
37. 2011-05-31
    listed $9,000
38. 2011-05-31
    listed $9,000
39. 2002-01-29
    soldstatus $76,000
40. 2001-12-17
    soldstatus $76,000
41. 2001-12-17
    soldstatus $76,000
42. 2001-11-30
    historical
43. 2001-08-15
    soldstatus $30,000
44. 2001-07-31
    listed $82,000
45. 2001-07-31
    listed $82,000

ⓘ 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: $1,813 · $151/mo
• Projected year-2 tax: $1,985 · $165/mo
• Expected delta: +$171/yr (+$14/mo · 9.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,869
• − Mortgage interest: −$7,842
• − Property taxes: −$1,813
• − Insurance: −$700
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$4,073
• Taxable loss: −$1,938
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $888/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

+70.7% since first listed

36 events — show timeline

• 2026-05-26 Listed $140,000 REALCOMP
• 2026-05-26 Listed $140,000 MiRealSource-MiMLS
• 2025-12-11 Price Changed $140,000 REALCOMP
• 2025-12-11 Listing Removed — MiRealSource-MiMLS
• 2025-12-11 Price Changed $140,000 MiRealSource-MiMLS
• 2025-10-28 Listed $133,000 REALCOMP
• 2025-10-28 Listing Removed — MiRealSource-MiMLS
• 2025-10-28 Listing Removed — REALCOMP
• 2025-10-28 Listed $133,000 MiRealSource-MiMLS
• 2025-10-13 Listed $135,000 REALCOMP
• 2025-10-13 Listing Removed — MiRealSource-MiMLS
• 2025-10-13 Listing Removed — REALCOMP
• 2025-10-13 Listed $135,000 MiRealSource-MiMLS
• 2025-09-17 Listed $139,999 REALCOMP
• 2025-09-17 Listed $139,999 MiRealSource-MiMLS
• 2025-09-16 Coming Soon — MiRealSource-MiMLS
• 2022-12-12 Sold (Public Records) $103,000 Public Records
• 2022-12-08 Sold (MLS) $103,000 MiRealSource-MiMLS
• 2022-12-08 Sold (MLS) $103,000 REALCOMP
• 2022-10-10 Pending — REALCOMP
• 2022-10-10 Pending — MiRealSource-MiMLS
• 2022-10-02 Price Changed $115,000 MiRealSource-MiMLS
• 2022-10-01 Price Changed $115,000 REALCOMP
• 2022-08-30 Listed $125,000 MiRealSource-MiMLS
• 2022-08-30 Listed $125,000 REALCOMP
• 2011-07-08 Sold (MLS) $10,000 REALCOMP
• 2011-07-08 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2011-05-31 Listed $9,000 REALCOMP
• 2011-05-31 Listed $9,000 MiRealSource-MiMLS
• 2002-01-29 Sold (Public Records) $76,000 Public Records
• 2001-12-17 Sold (MLS) $76,000 REALCOMP
• 2001-12-17 Sold (MLS) $76,000 MiRealSource-MiMLS
• 2001-11-30 Listing Removed — MiRealSource-MiMLS
• 2001-08-15 Sold (Public Records) $30,000 Public Records
• 2001-07-31 Listed $82,000 REALCOMP
• 2001-07-31 Listed $82,000 MiRealSource-MiMLS

Property tax history

-2.8%/yr

Latest (2025): $1,813 · -48.2% YoY. Source: county tax records.