63 Elm St · River Rouge, MI 48218

$109,700

3 bd · 1.5 ba · 990 sqft · SingleFamily public records · 29 Days on market

Built 1940 3,049 sqft lot Est $98k · 12% 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 +14.3/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +0.5/10.0

Listing remarks MLS

Welcome to this gorgeous, charming, and classic craftsman home! This home features a classic & functional layout, with a spacious enclosed porch leading to a large living room with a bay window and beautiful wood pillars to the huge dining room. Cozy kitchen with an additional enclosed porch at the back yard for relaxing over the privacy-fenced & gated back yard. Upstairs you'll find 3 nicely-sized bedrooms and a recently-renovated full bathroom. Master bedrooms features a gorgeous set of windows bringing lots of natural light! The finished basement is functionally segmented with a possible bedroom & space for storage & recreation. BATVAI

Key facts

• Gated back yard
• Finished basement
• Enclosed porch

Tags

• ENCLOSED PORCH
• PRIVACY-FENCED BACK YARD
• GATED BACK YARD
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Paved road access; Lot dimensions approximately 30 x 100 feet; Lot size about 0.07 acres

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air listed
• Interior features: Finished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $21 ($246/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 $95k (13.1% below list).
• Recommended offer: $95k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 8.8% in River Rouge — 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 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; 5 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 $12k of equity ($758 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 26y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $110k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,319 (13.1% below list)

Questions for the listing agent

1. Built in 1940 — 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: 0.87% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $98,010
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Richter St	0.29mi	3/1.0	974 (-2%)	5mo	$87,700	$90	78
42 E Henry St	0.29mi	3/1.0	916 (-8%)	0mo	$115,000	$126	72
294 Richter St	0.26mi	3/1.0	1,056 (+7%)	6mo	$123,000	$116	70
60 Forest St	0.54mi	3/1.0	1,005 (+2%)	1mo	$45,625	$45	69
235 Goodell St	0.36mi	3/1.5	1,092 (+10%)	4mo	$147,000	$135	63
111 Burke St	0.53mi	2/1.0 (-1)	1,000 (+1%)	5mo	$24,000	$24	62
123 Burke St	0.48mi	4/1.0 (+1)	1,032 (+4%)	1mo	$45,625	$44	62
349 Frazier St	0.60mi	3/2.0	1,036 (+5%)	2mo	$120,000	$116	61
285 Campbell St	0.61mi	3/1.0	1,029 (+4%)	6mo	$125,000	$121	58
47 E Auburn St	0.61mi	3/1.0	950 (-4%)	6mo	$35,000	$37	58
10 E Auburn Ave	0.63mi	2/1.0 (-1)	942 (-5%)	4mo	$60,000	$64	52
41 Le Blanc St	0.54mi	3/1.0	1,133 (+14%)	2mo	$112,500	$99	47

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: 24.9%
• Equity multiple: 2.99×
• Total profit: $61,051
• Equity at exit: $98,826

10-year hold

• IRR: 21.9%
• Equity multiple: 6.82×
• Total profit: $178,754
• Equity at exit: $213,123

Cash invested: $30,716 (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: 9.6×

Monthly cashflow live

• Estimated rent: $953 high
• Mortgage (P&I): −$575
• Tax from tax record: −$112 /mo · $1,338/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $21

Break-even live

Break-even rent $927

Max offer price $109,700

Occupancy floor 93%

Sensitivity live

Price	-10% $83	-5% $52	+0% $21	+5% $-11	+10% $-42
Rent	-10% $-55	-5% $-17	+0% $21	+5% $58	+10% $96
Rate	-1.0pp $76	-0.5pp $48	base $21	+0.5pp $-8	+1.0pp $-37

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: $27,425
• Closing costs: $3,291
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	25d	1	0.27mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	16d	1	0.47mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	44d	1	0.69mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	25d	1	0.69mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	17d	1	0.99mi

Listing history 50 events

1. 2026-06-07
   statusdays on market $109,700 Pending 29 DOM
2. 2026-06-04
   days on market $109,700 Active 28 DOM
3. 2026-06-03
   days on market $109,700 Active 27 DOM
4. 2026-06-02
   pricedays on market $109,700 Active 26 DOM
5. 2026-06-01
   days on market $117,900 Active 25 DOM
6. 2026-05-31
   days on market $117,900 Active 24 DOM
7. 2026-05-07
   listed $117,900 Active

   Show marketing remark (670 chars)

   Welcome to this gorgeous, charming, and classic craftsman home! This home features a classic & functional layout, with a spacious enclosed porch leading to a large living room with a bay window and beautiful wood pillars to the huge dining room. Cozy kitchen with an additional enclosed porch at the back yard for relaxing over the privacy-fenced & gated back yard. Upstairs you'll find 3 nicely-sized bedrooms and a recently-renovated full bathroom. Master bedrooms features a gorgeous set of windows bringing lots of natural light! The finished basement is functionally segmented with a possible bedroom & space for storage & recreation. BATVAI

8. 2026-05-07
   listed $117,900 Active 670-char remark

   Show marketing remark (670 chars)

   Welcome to this gorgeous, charming, and classic craftsman home! This home features a classic & functional layout, with a spacious enclosed porch leading to a large living room with a bay window and beautiful wood pillars to the huge dining room. Cozy kitchen with an additional enclosed porch at the back yard for relaxing over the privacy-fenced & gated back yard. Upstairs you'll find 3 nicely-sized bedrooms and a recently-renovated full bathroom. Master bedrooms features a gorgeous set of windows bringing lots of natural light! The finished basement is functionally segmented with a possible bedroom & space for storage & recreation. BATVAI

9. 2026-05-06
   historical
10. 2026-04-24
    listed $137,700 Active
11. 2026-04-24
    listed $137,700 Active
12. 2026-04-23
    historical
13. 2026-04-23
    historical
14. 2026-02-27
    price $125,700
15. 2026-02-26
    price $125,700
16. 2026-01-15
    listed $127,700 Active
17. 2026-01-15
    listed $127,700 Active
18. 2026-01-12
    historical
19. 2026-01-02
    status Active
20. 2026-01-02
    status Active
21. 2025-10-31
    status Pending
22. 2025-10-31
    status Pending
23. 2025-10-31
    historical
24. 2025-10-28
    price $119,700
25. 2025-10-28
    price $119,700
26. 2025-10-21
    price $127,700
27. 2025-10-21
    price $127,700
28. 2025-10-06
    price $133,700
29. 2025-10-06
    price $133,700
30. 2025-10-01
    price $137,700
31. 2025-10-01
    price $137,700
32. 2025-08-12
    listed $139,700 Active
33. 2025-08-12
    listed $139,700 Active
34. 2025-08-12
    historical
35. 2025-08-12
    historical
36. 2025-07-23
    price $129,700
37. 2025-07-23
    price $129,700
38. 2025-07-08
    listed $134,700 Active
39. 2025-07-08
    listed $134,700 Active
40. 2025-07-08
    historical
41. 2025-07-08
    historical
42. 2025-06-03
    listed $139,700 Active
43. 2025-06-03
    historical
44. 2025-06-03
    listed $139,700 Active
45. 2025-04-16
    listed $139,700 Active
46. 2025-04-16
    listed $139,700 Active
47. 2021-01-05
    soldstatus $68,000
48. 2020-12-15
    soldstatus $68,000 Sold
49. 2020-12-15
    soldstatus $68,000 Closed
50. 2020-12-02
    status Pending

ⓘ 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: $1,338 · $112/mo
• Projected year-2 tax: $1,514 · $126/mo
• Expected delta: +$176/yr (+$15/mo · 13.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $11,438
• − Mortgage interest: −$6,145
• − Property taxes: −$1,338
• − Insurance: −$548
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$3,191
• Taxable loss: −$1,615
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $634/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

+194.8% since first listed

58 events — show timeline

• 2026-05-07 Listed $117,900 MiRealSource-MiMLS
• 2026-05-07 Listed $117,900 REALCOMP
• 2026-05-06 Listing Removed — MiRealSource-MiMLS
• 2026-04-24 Listed $137,700 REALCOMP
• 2026-04-24 Listed $137,700 MiRealSource-MiMLS
• 2026-04-23 Listing Removed — MiRealSource-MiMLS
• 2026-04-23 Listing Removed — REALCOMP
• 2026-02-27 Price Changed $125,700 MiRealSource-MiMLS
• 2026-02-26 Price Changed $125,700 REALCOMP
• 2026-01-15 Listed $127,700 REALCOMP
• 2026-01-15 Listed $127,700 MiRealSource-MiMLS
• 2026-01-12 Listing Removed — MiRealSource-MiMLS
• 2026-01-02 Relisted — MiRealSource-MiMLS
• 2026-01-02 Relisted — REALCOMP
• 2025-10-31 Pending — MiRealSource-MiMLS
• 2025-10-31 Pending — REALCOMP
• 2025-10-31 Listing Removed — REALCOMP
• 2025-10-28 Price Changed $119,700 MiRealSource-MiMLS
• 2025-10-28 Price Changed $119,700 REALCOMP
• 2025-10-21 Price Changed $127,700 MiRealSource-MiMLS
• 2025-10-21 Price Changed $127,700 REALCOMP
• 2025-10-06 Price Changed $133,700 MiRealSource-MiMLS
• 2025-10-06 Price Changed $133,700 REALCOMP
• 2025-10-01 Price Changed $137,700 MiRealSource-MiMLS
• 2025-10-01 Price Changed $137,700 REALCOMP
• 2025-08-12 Listing Removed — REALCOMP
• 2025-08-12 Listing Removed — MiRealSource-MiMLS
• 2025-08-12 Listed $139,700 REALCOMP
• 2025-08-12 Listed $139,700 MiRealSource-MiMLS
• 2025-07-23 Price Changed $129,700 MiRealSource-MiMLS
• 2025-07-23 Price Changed $129,700 REALCOMP
• 2025-07-08 Listed $134,700 REALCOMP
• 2025-07-08 Listing Removed — MiRealSource-MiMLS
• 2025-07-08 Listing Removed — REALCOMP
• 2025-07-08 Listed $134,700 MiRealSource-MiMLS
• 2025-06-03 Listed $139,700 REALCOMP
• 2025-06-03 Listed $139,700 MiRealSource-MiMLS
• 2025-06-03 Listing Removed — MiRealSource-MiMLS
• 2025-04-16 Listed $139,700 REALCOMP
• 2025-04-16 Listed $139,700 MiRealSource-MiMLS
• 2021-01-05 Sold (Public Records) $68,000 Public Records
• 2020-12-15 Sold (MLS) $68,000 MiRealSource-MiMLS
• 2020-12-15 Sold (MLS) $68,000 REALCOMP
• 2020-12-02 Pending — MiRealSource-MiMLS
• 2020-12-02 Pending — REALCOMP
• 2020-11-24 Listed $69,900 MiRealSource-MiMLS
• 2020-11-24 Listed $69,900 REALCOMP
• 2002-07-17 Sold (MLS) $55,500 REALCOMP
• 2002-05-01 Listed $51,500 REALCOMP
• 2002-01-17 Sold (Public Records) $57,427 Public Records
• 2000-11-16 Sold (Public Records) $55,350 Public Records
• 2000-11-16 Sold (Public Records) $40,000 Public Records
• 2000-11-16 Sold (Public Records) $26,000 Public Records
• 2000-10-30 Sold (MLS) $55,350 MiRealSource-MiMLS
• 2000-10-30 Sold (MLS) $55,350 REALCOMP
• 2000-08-01 Listed $63,000 MiRealSource-MiMLS
• 2000-08-01 Listed $63,000 REALCOMP
• 1995-08-17 Sold (Public Records) $40,000 Public Records

Property tax history

-3.0%/yr

Latest (2025): $1,338 · -27.7% YoY. Source: county tax records.