4275 8th St · Ecorse, MI 48229

$85,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 587 Days on market

Built 1924 6,970 sqft lot Est $132k · 35% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

Key facts

• Investment property
• Tenant-occupied
• 6,970 sq ft lot

Tags

• INVESTMENT PROPERTY
• TENANT-OCCUPIED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot about 0.16 acres (75 x 90)

Interior

• Bedrooms: 3 total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$131,712) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 9.6% in Ecorse — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 587 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 16y ago; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 587 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 1924 — 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. 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.
8. 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.
9. 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: 1.56% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.18%
• DSCR: 1.94
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $131,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4332 5th St	0.18mi	3/2.0	1,428 (+6%)	2mo	$124,900	$87	80
4234 High St	0.36mi	4/2.0 (+1)	1,296 (-4%)	8mo	$135,000	$104	66
4057 9th St	0.34mi	3/2.0	1,507 (+12%)	1mo	$130,000	$86	63
4067 High St	0.48mi	3/2.0	1,214 (-10%)	5mo	$119,000	$98	57
20 W Broadway St	0.51mi	4/1.0 (+1)	1,260 (-6%)	2mo	$49,000	$39	55
1529 Grant Ave	0.64mi	3/1.0	1,300 (-3%)	7mo	$169,900	$131	55
4133 16th St	0.48mi	3/1.0	1,174 (-13%)	2mo	$130,000	$111	51
19 E Josephine St St	0.62mi	4/1.0 (+1)	1,456 (+8%)	4mo	$95,000	$65	44
3989 19th St	0.70mi	4/2.0 (+1)	1,248 (-7%)	8mo	$65,000	$52	44
730 Cleophus Pkwy	0.73mi	3/3.0	1,500 (+12%)	4mo	$162,000	$108	40
850 Montie Rd	0.71mi	3/1.5	1,536 (+14%)	2mo	$94,000	$61	39
485 Garfield Ave	0.66mi	3/1.0	1,160 (-14%)	7mo	$160,000	$138	36

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: 40.1%
• Equity multiple: 4.07×
• Total profit: $73,095
• Equity at exit: $76,575

10-year hold

• IRR: 34.6%
• Equity multiple: 9.16×
• Total profit: $194,305
• Equity at exit: $165,136

Cash invested: $23,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$446
• Tax from tax record: −$149 /mo · $1,782/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $420

Break-even live

Break-even rent $797

Max offer price $85,000

Occupancy floor 63%

Sensitivity live

Price	-10% $468	-5% $444	+0% $420	+5% $396	+10% $372
Rent	-10% $315	-5% $368	+0% $420	+5% $473	+10% $525
Rate	-1.0pp $463	-0.5pp $442	base $420	+0.5pp $398	+1.0pp $376

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4282 7th St Ecorse, MI	3.0	1.0	1144	$1,250	$1.09	25d	1	0.05mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	25d	1	0.52mi
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	0d	1	0.58mi
4573 3rd St Ecorse, MI	2.0	1.0	1000	$1,300	$1.30	15d	1	0.61mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	25d	1	0.65mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	18d	1	0.77mi
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	18d	1	0.90mi
357 Emmons Blvd Lincoln Park, MI	3.0	1.0	1268	$1,695	$1.34	0d	1	1.33mi
424 4th St Wyandotte, MI	2.0	1.0	925	$1,350	$1.46	25d	1	1.36mi
168 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,295	$1.20	5d	1	1.41mi
170 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,399	$1.30	3d	1	1.42mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	15d	1	1.44mi

Listing history 50 events

1. 2026-06-18
   days on market $85,000 Active 587 DOM
2. 2026-06-17
   days on market $85,000 Active 586 DOM
3. 2026-06-16
   days on market $85,000 Active 585 DOM
4. 2026-06-15
   days on market $85,000 Active 584 DOM
5. 2026-06-13
   days on market $85,000 Active 582 DOM
6. 2026-06-09
   days on market $85,000 Active 578 DOM
7. 2026-06-08
   days on market $85,000 Active 577 DOM
8. 2026-06-07
   days on market $85,000 Active 576 DOM
9. 2026-06-04
   days on market $85,000 Active 573 DOM
10. 2026-06-03
    days on market $85,000 Active 572 DOM
11. 2026-06-02
    days on market $85,000 Active 571 DOM
12. 2026-06-01
    days on market $85,000 Active 570 DOM
13. 2026-05-31
    days on market $85,000 Active 569 DOM
14. 2026-05-20
    price $85,000 320-char remark

    Show marketing remark (320 chars)

    Welcome to 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

15. 2026-05-20
    price $85,000

    Show marketing remark (320 chars)

    Welcome to 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

16. 2025-10-21
    price $90,000 320-char remark

    Show marketing remark (320 chars)

    Welcome to 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

17. 2025-10-20
    price $90,000
18. 2025-09-05
    price $95,000 320-char remark

    Show marketing remark (320 chars)

    Welcome to 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

19. 2025-09-05
    price $95,000

    Show marketing remark (320 chars)

    Welcome to 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

20. 2025-06-05
    status Active 320-char remark

    Show marketing remark (320 chars)

    Welcome to 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

21. 2025-06-05
    status Active

    Show marketing remark (320 chars)

    Welcome to 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

22. 2025-04-17
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Welcome to 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

23. 2025-04-17
    status Pending

    Show marketing remark (320 chars)

    Welcome to 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

24. 2024-11-21
    price $100,000 320-char remark

    Show marketing remark (320 chars)

    Welcome to 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

25. 2024-11-21
    price $100,000

    Show marketing remark (320 chars)

    Welcome to 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

26. 2024-09-20
    listed $110,000 Active 320-char remark

    Show marketing remark (320 chars)

    Welcome to 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

27. 2024-09-20
    listed $110,000 Active

    Show marketing remark (320 chars)

    Welcome to 4275 8th Street in Ecorse! This charming home is a fantastic investment opportunity, currently tenant-occupied on a month-to-month lease at $1,200 per month. It delivers immediate rental income from day one, while also offering the flexibility to be delivered vacant after closing for an owner-occupant buyer.

28. 2024-08-28
    historical
29. 2024-08-28
    historical
30. 2024-07-17
    price $120,000
31. 2024-07-16
    price $120,000
32. 2024-06-12
    price $129,000
33. 2024-06-11
    price $129,000
34. 2024-04-10
    price $135,000
35. 2024-04-10
    status Active
36. 2024-04-10
    price $135,000
37. 2024-04-10
    status Active
38. 2024-04-04
    historical
39. 2024-04-04
    historical
40. 2024-02-13
    listed $90,000 Active
41. 2024-02-13
    listed $90,000 Active
42. 2020-03-13
    soldstatus $79,000 Sold
43. 2020-03-13
    soldstatus $79,000 Closed
44. 2020-02-10
    status Pending
45. 2020-02-10
    status Pending
46. 2019-10-29
    price $79,900
47. 2019-10-29
    price $79,900
48. 2019-09-14
    price $82,500
49. 2019-09-14
    price $82,500
50. 2019-08-26
    listed $85,000 Active

ⓘ 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: $1,782 · $149/mo
• Projected year-2 tax: $1,782 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $15,946
• − Mortgage interest: −$4,761
• − Property taxes: −$1,782
• − Insurance: −$425
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,473
• Taxable income: $3,953
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $4,092/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

+228.2% since first listed

50 events — show timeline

• 2026-05-20 Price Changed $85,000 MiRealSource-MiMLS
• 2026-05-20 Price Changed $85,000 REALCOMP
• 2025-10-21 Price Changed $90,000 MiRealSource-MiMLS
• 2025-10-20 Price Changed $90,000 REALCOMP
• 2025-09-05 Price Changed $95,000 MiRealSource-MiMLS
• 2025-09-05 Price Changed $95,000 REALCOMP
• 2025-06-05 Relisted — MiRealSource-MiMLS
• 2025-06-05 Relisted — REALCOMP
• 2025-04-17 Pending — MiRealSource-MiMLS
• 2025-04-17 Pending — REALCOMP
• 2024-11-21 Price Changed $100,000 MiRealSource-MiMLS
• 2024-11-21 Price Changed $100,000 REALCOMP
• 2024-09-20 Listed $110,000 REALCOMP
• 2024-09-20 Listed $110,000 MiRealSource-MiMLS
• 2024-08-28 Listing Removed — MiRealSource-MiMLS
• 2024-08-28 Listing Removed — REALCOMP
• 2024-07-17 Price Changed $120,000 MiRealSource-MiMLS
• 2024-07-16 Price Changed $120,000 REALCOMP
• 2024-06-12 Price Changed $129,000 MiRealSource-MiMLS
• 2024-06-11 Price Changed $129,000 REALCOMP
• 2024-04-10 Price Changed $135,000 MiRealSource-MiMLS
• 2024-04-10 Relisted — MiRealSource-MiMLS
• 2024-04-10 Price Changed $135,000 REALCOMP
• 2024-04-10 Relisted — REALCOMP
• 2024-04-04 Listing Removed — MiRealSource-MiMLS
• 2024-04-04 Listing Removed — REALCOMP
• 2024-02-13 Listed $90,000 MiRealSource-MiMLS
• 2024-02-13 Listed $90,000 REALCOMP
• 2020-03-13 Sold (MLS) $79,000 MiRealSource-MiMLS
• 2020-03-13 Sold (MLS) $79,000 REALCOMP
• 2020-02-10 Pending — MiRealSource-MiMLS
• 2020-02-10 Pending — REALCOMP
• 2019-10-29 Price Changed $79,900 MiRealSource-MiMLS
• 2019-10-29 Price Changed $79,900 REALCOMP
• 2019-09-14 Price Changed $82,500 MiRealSource-MiMLS
• 2019-09-14 Price Changed $82,500 REALCOMP
• 2019-08-26 Listed $85,000 MiRealSource-MiMLS
• 2019-08-26 Listed $85,000 REALCOMP
• 2019-04-18 Sold (Public Records) $114,500 Public Records
• 2019-04-12 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2019-04-12 Sold (MLS) $20,000 REALCOMP
• 2018-07-30 Pending — MiRealSource-MiMLS
• 2018-07-30 Pending — REALCOMP
• 2018-06-20 Listed $20,000 MiRealSource-MiMLS
• 2018-06-20 Listed $20,000 REALCOMP
• 2011-01-07 Listing Removed — MiRealSource-MiMLS
• 2011-01-07 Listing Removed — REALCOMP
• 2010-10-06 Listed $29,500 MiRealSource-MiMLS
• 2010-10-06 Listed $29,500 REALCOMP
• 1991-11-12 Sold (Public Records) $25,900 Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,782 · -48.4% YoY. Source: county tax records.