313 Kentucky Ave · Monroe, MI 48161

$38,900

2 bd · 1.0 ba · 870 sqft · SingleFamily public records · 44 Days on market

Built 1918 7,841 sqft lot $45/sqft · 61% below area ↓ 22% since listing

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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
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY, WOULD MAKE A NICE RENTAL PROPERTY AS WELL. NEEDS SOME RENOVATION, GREAT POTENTIAL. CASH SALE ONLY, THEIR IS NO POWER ON AT THIS PROPERTY, BRING FLASHLIGHT IF SHOWING AT NIGHT. HOUSE IS BEING SOLD AS IS. SELLER HAS NEVER LIVED IN PROPERTY. B. A. T. V. A. I.

Key facts

• 7,841 sq ft lot
• Built 1918
• Listed 43 days

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding; Asbestos exterior material; Asphalt roof
• Exterior features: Fenced yard; Paved road frontage with alley access; Shed on property

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.3% 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: 142 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $269 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 $14k; list at $39k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,733 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.86% ✓
• Cap rate: 25.32%
• Cash-on-cash: 67.94%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

• ARV (median comp): $100,088
• List price: $38,900
• Delta: -61.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Half St	0.17mi	2/1.0	806 (-7%)	4mo	$119,000	$148	76
1440 Oak St	0.43mi	2/1.0	864 (-1%)	11mo	$54,000	$63	70
419 Almyra Ave	0.27mi	3/1.0 (+1)	913 (+5%)	6mo	$90,000	$99	69
606 Church St	0.23mi	2/1.0	949 (+9%)	6mo	$60,000	$63	69
516 Eastchester St	0.19mi	3/1.0 (+1)	932 (+7%)	8mo	$139,900	$150	68
934 E 9th St	0.42mi	3/1.0 (+1)	832 (-4%)	7mo	$142,000	$171	62
635 Laplaisance Rd	0.51mi	3/1.0 (+1)	825 (-5%)	2mo	$155,000	$188	61
208 Maple Blvd	0.65mi	2/1.0	880 (+1%)	11mo	$148,000	$168	58
1763 Oak St	0.66mi	3/1.0 (+1)	888 (+2%)	3mo	$149,000	$168	58
916 Cherry St	0.52mi	3/1.0 (+1)	960 (+10%)	6mo	$228,000	$238	49
306 Arbor St	0.72mi	2/1.0	978 (+12%)	5mo	$147,000	$150	42
1810 Peters St	0.67mi	3/1.0 (+1)	760 (-13%)	4mo	$66,000	$87	39

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: 67.3%
• Equity multiple: 4.03×
• Total profit: $32,987
• Equity at exit: $5,800

10-year hold

• IRR: 71.5%
• Equity multiple: 8.29×
• Total profit: $79,353
• Equity at exit: $3,363

Cash invested: $10,892 (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 48161

• Active inventory: 142
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,113 high
• Mortgage (P&I): −$204
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $617

Break-even live

Break-even rent $332

Max offer price $38,900

Occupancy floor 40%

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: $9,725
• Closing costs: $1,167
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
739 Washington St Monroe, MI	2.0	2.0	853	$995	$1.17	43d	1	0.69mi
733 Smith St Monroe, MI	3.0	1.5	1000	$1,500	$1.50	43d	1	0.99mi
411 W 3rd St Unit 2 Monroe, MI	1.0	1.0	700	$700	$1.00	43d	1	1.04mi
1450 S Monroe St Monroe, MI	1.0–2.0	1.0–2.0	851	$1,350	$1.59	23d	1	1.18mi
765 N Macomb St Monroe, MI	2.0	1.0	1050	$1,150	$1.10	43d	1	1.26mi
767 N Macomb St Monroe, MI	2.0	1.0	1050	$1,150	$1.10	43d	1	1.27mi
927 N Macomb St Monroe, MI	1.0	1.0	900	$1,195	$1.33	18d	1	1.38mi

Listing history 46 events

1. 2026-06-18
   days on market $38,900 Active 44 DOM
2. 2026-06-17
   days on market $38,900 Active 43 DOM
3. 2026-06-16
   days on market $38,900 Active 42 DOM
4. 2026-06-15
   days on market $38,900 Active 41 DOM
5. 2026-06-14
   days on market $38,900 Active 39 DOM
6. 2026-06-12
   days on market $38,900 Active 38 DOM
7. 2026-06-09
   days on market $38,900 Active 35 DOM
8. 2026-06-08
   days on market $38,900 Active 34 DOM
9. 2026-06-07
   days on market $38,900 Active 33 DOM
10. 2026-06-05
    days on market $38,900 Active 30 DOM
11. 2026-06-02
    days on market $38,900 Active 28 DOM
12. 2026-06-01
    days on market $38,900 Active 27 DOM
13. 2026-05-31
    days on market $38,900 Active 26 DOM
14. 2026-05-30
    days on market $38,900 Active 25 DOM

    Show marketing remark (286 chars)

    GREAT INVESTMENT OPPORTUNITY, WOULD MAKE A NICE RENTAL PROPERTY AS WELL. NEEDS SOME RENOVATION, GREAT POTENTIAL. CASH SALE ONLY, THEIR IS NO POWER ON AT THIS PROPERTY, BRING FLASHLIGHT IF SHOWING AT NIGHT. HOUSE IS BEING SOLD AS IS. SELLER HAS NEVER LIVED IN PROPERTY. B. A. T. V. A. I.

15. 2026-05-05
    listed $39,900 Active 286-char remark

    Show marketing remark (286 chars)

    GREAT INVESTMENT OPPORTUNITY, WOULD MAKE A NICE RENTAL PROPERTY AS WELL. NEEDS SOME RENOVATION, GREAT POTENTIAL. CASH SALE ONLY, THEIR IS NO POWER ON AT THIS PROPERTY, BRING FLASHLIGHT IF SHOWING AT NIGHT. HOUSE IS BEING SOLD AS IS. SELLER HAS NEVER LIVED IN PROPERTY. B. A. T. V. A. I.

16. 2026-05-05
    listed $39,900 Active 286-char remark

    Show marketing remark (286 chars)

    GREAT INVESTMENT OPPORTUNITY, WOULD MAKE A NICE RENTAL PROPERTY AS WELL. NEEDS SOME RENOVATION, GREAT POTENTIAL. CASH SALE ONLY, THEIR IS NO POWER ON AT THIS PROPERTY, BRING FLASHLIGHT IF SHOWING AT NIGHT. HOUSE IS BEING SOLD AS IS. SELLER HAS NEVER LIVED IN PROPERTY. B. A. T. V. A. I.

17. 2025-10-12
    historical
18. 2025-10-07
    price $38,900
19. 2025-10-06
    price $38,900
20. 2025-09-22
    price $39,899
21. 2025-09-22
    price $39,899
22. 2025-09-13
    price $39,900
23. 2025-09-13
    status Active
24. 2025-09-13
    status Active
25. 2025-09-13
    price $39,900
26. 2025-09-10
    historical
27. 2025-08-09
    price $44,500
28. 2025-08-08
    price $44,500
29. 2025-07-23
    price $44,900
30. 2025-07-23
    price $44,900
31. 2025-07-13
    price $49,900
32. 2025-07-13
    price $49,900
33. 2025-05-18
    price $49,000
34. 2025-05-18
    price $49,000
35. 2025-05-04
    price $49,900
36. 2025-05-04
    price $49,900
37. 2025-05-01
    price $54,900
38. 2025-04-30
    price $54,900
39. 2025-04-29
    listed $59,900 Active
40. 2025-04-28
    listed $59,900 Active
41. 2017-10-20
    soldstatus $13,900
42. 2017-10-20
    soldstatus $13,900 Closed
43. 2017-08-17
    status Pending
44. 2017-07-14
    listed $14,900 Active
45. 2017-07-12
    listed $14,900
46. 2002-09-16
    soldstatus $50,000

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $552 · $46/mo
• Expected delta: +$47/yr (+$4/mo · 9.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $13,352
• − Mortgage interest: −$2,179
• − Property taxes: −$505
• − Insurance: −$194
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$1,132
• Taxable income: $7,205
• Est. tax owed @ 24.0%: −$1,729
• After-tax cash flow: $5,671/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
• Metro: Monroe, MI
• Population (ZIP): 26,304
• Household income: $67,414
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 733.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 10% Romanian 8% Italian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -178.99%
• Current HPI: 126.2638
• 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

-22.2% since first listed

34 events — show timeline

• 2026-05-30 Price Changed $38,900 MiRealSource-MiMLS
• 2026-05-30 Price Changed $38,900 REALCOMP
• 2026-05-05 Listed $39,900 REALCOMP
• 2026-05-05 Listed $39,900 MiRealSource-MiMLS
• 2025-10-12 Listing Removed — MiRealSource-MiMLS
• 2025-10-07 Price Changed $38,900 MiRealSource-MiMLS
• 2025-10-06 Price Changed $38,900 REALCOMP
• 2025-09-22 Price Changed $39,899 MiRealSource-MiMLS
• 2025-09-22 Price Changed $39,899 REALCOMP
• 2025-09-13 Price Changed $39,900 MiRealSource-MiMLS
• 2025-09-13 Relisted — MiRealSource-MiMLS
• 2025-09-13 Relisted — REALCOMP
• 2025-09-13 Price Changed $39,900 REALCOMP
• 2025-09-10 Listing Removed — MiRealSource-MiMLS
• 2025-08-09 Price Changed $44,500 MiRealSource-MiMLS
• 2025-08-08 Price Changed $44,500 REALCOMP
• 2025-07-23 Price Changed $44,900 MiRealSource-MiMLS
• 2025-07-23 Price Changed $44,900 REALCOMP
• 2025-07-13 Price Changed $49,900 MiRealSource-MiMLS
• 2025-07-13 Price Changed $49,900 REALCOMP
• 2025-05-18 Price Changed $49,000 MiRealSource-MiMLS
• 2025-05-18 Price Changed $49,000 REALCOMP
• 2025-05-04 Price Changed $49,900 MiRealSource-MiMLS
• 2025-05-04 Price Changed $49,900 REALCOMP
• 2025-05-01 Price Changed $54,900 MiRealSource-MiMLS
• 2025-04-30 Price Changed $54,900 REALCOMP
• 2025-04-29 Listed $59,900 REALCOMP
• 2025-04-28 Listed $59,900 MiRealSource-MiMLS
• 2017-10-20 Sold (MLS) $13,900 MiRealSource-MiMLS
• 2017-10-20 Sold (MLS) $13,900 REALCOMP
• 2017-08-17 Pending — MiRealSource-MiMLS
• 2017-07-14 Listed $14,900 MiRealSource-MiMLS
• 2017-07-12 Listed $14,900 REALCOMP
• 2002-09-16 Sold (Public Records) $50,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $505 · -36.7% YoY. Source: county tax records.