29 Union St · Ecorse, MI 48229

$67,000

2 bd · 1.0 ba · 870 sqft · SingleFamily public records · 62 Days on market

Built 1922 3,049 sqft lot Est $58k · 15% over

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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
• Appreciation +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Schools +0.3/10.0

Listing remarks MLS

Welcome to 29 Union your super clean 2 bedroom home that is ready for your finishing touches. This home is great for homeowners and/or investors. The home features a large kitchen, dining and basement. Outside, you'll find a fully fenced yard and a screened-in porch that's perfect for relaxing on warm Michigan evenings. With just a little TLC, this home is a fantastic opportunity for buyers looking to build equity or investors seeking a solid rental. The fenced-in yard offers privacy and space. BATVAI. IDRBNG Buyer responsible to 495 to listing agent at closing (NO EXCEPTIONS). Call today to schedule your showing.

Key facts

• Screened-in porch
• Basement
• Large kitchen

Tags

• LARGE KITCHEN
• FULLY FENCED YARD
• SCREENED-IN PORCH
• BASEMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one half stories; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.07 acres (30 x 100)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $63k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 10.0% in Ecorse — 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 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: 60 active listings in the ZIP; 20 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 $7k of equity ($463 loan paydown + $7k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $18k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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: 1.59% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.72%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $58,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 E Rockwood St	0.33mi	2/1.0	825 (-5%)	3mo	$50,000	$61	74
30 Ridge St	0.03mi	2/1.0	748 (-14%)	3mo	$50,000	$67	73
3765 12th St	0.43mi	3/2.0 (+1)	864 (-1%)	2mo	$50,000	$58	68
10 E Auburn Ave	0.34mi	2/1.0	942 (+8%)	4mo	$60,000	$64	67
28 E Alexis Ave	0.36mi	3/1.0 (+1)	928 (+7%)	1mo	$65,000	$70	67
3929 14th St	0.54mi	3/1.0 (+1)	876 (+1%)	3mo	$78,000	$89	66
36 E Charlotte Ave	0.34mi	2/1.0	991 (+14%)	1mo	$88,000	$89	60
47 E Auburn St	0.39mi	3/1.0 (+1)	950 (+9%)	6mo	$35,000	$37	56
4250 7th St	0.75mi	2/1.0	935 (+8%)	0mo	$37,750	$40	52
4059 High St	0.36mi	3/2.0 (+1)	996 (+14%)	3mo	$100,000	$100	48
25 W Broadway St	0.47mi	3/1.0 (+1)	1,000 (+15%)	2mo	$69,000	$69	46
4260 Pitt St	0.72mi	3/1.5 (+1)	998 (+15%)	2mo	$31,000	$31	33

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: 43.7%
• Equity multiple: 4.31×
• Total profit: $62,096
• Equity at exit: $60,359

10-year hold

• IRR: 37.8%
• Equity multiple: 9.67×
• Total profit: $162,726
• Equity at exit: $130,166

Cash invested: $18,760 (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: 60
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,062 high
• Mortgage (P&I): −$351
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $402

Break-even live

Break-even rent $553

Max offer price $67,000

Occupancy floor 57%

Sensitivity live

Price	-10% $440	-5% $421	+0% $402	+5% $383	+10% $364
Rent	-10% $318	-5% $360	+0% $402	+5% $444	+10% $486
Rate	-1.0pp $436	-0.5pp $419	base $402	+0.5pp $385	+1.0pp $367

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	25d	1	0.54mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	18d	1	0.57mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	18d	1	0.95mi
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	6d	1	1.04mi
1331 Pingree Ave Lincoln Park, MI	2.0	1.0	725	$1,300	$1.79	0d	1	1.10mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	25d	1	1.11mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	25d	1	1.12mi
4471 High St Unit 25-4 Ecorse, MI	1.0	1.0	600	$1,025	$1.71	19d	1	1.12mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	25d	1	1.12mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	25d	1	1.19mi
4573 3rd St Ecorse, MI	2.0	1.0	1000	$1,300	$1.30	16d	1	1.31mi
4581 High St Unit 13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	25d	1	1.33mi
25 Le Blanc St Unit 4 Ecorse, MI	1.0	1.0	650	$1,025	$1.58	19d	1	1.33mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	25d	1	1.35mi
1583 Empire Ave Lincoln Park, MI	1.0	1.0	700	$1,050	$1.50	25d	1	1.36mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	16d	1	1.42mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	45d	1	1.45mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	25d	1	1.45mi
1563 Wilson Ave Lincoln Park, MI	1.0	1.0	750	$895	$1.19	6d	1	1.47mi
1201 Fort St Lincoln Park, MI	1.0	1.0	636	$795	$1.25	23d	1	1.50mi

Listing history 30 events

1. 2026-06-21
   days on market $67,000 Active 62 DOM
2. 2026-06-18
   days on market $67,000 Active 59 DOM
3. 2026-06-17
   days on market $67,000 Active 58 DOM
4. 2026-06-16
   days on market $67,000 Active 57 DOM
5. 2026-06-15
   days on market $67,000 Active 56 DOM
6. 2026-06-13
   days on market $67,000 Active 54 DOM
7. 2026-06-10
   price $67,000 Active 50 DOM
8. 2026-06-09
   days on market $75,000 Active 50 DOM
9. 2026-06-08
   days on market $75,000 Active 49 DOM
10. 2026-06-07
    days on market $75,000 Active 48 DOM
11. 2026-06-04
    days on market $75,000 Active 45 DOM
12. 2026-06-03
    days on market $75,000 Active 44 DOM
13. 2026-06-02
    days on market $75,000 Active 43 DOM
14. 2026-06-01
    days on market $75,000 Active 42 DOM
15. 2026-05-31
    days on market $75,000 Active 41 DOM
16. 2026-05-19
    price $75,000 621-char remark

    Show marketing remark (621 chars)

    Welcome to 29 Union your super clean 2 bedroom home that is ready for your finishing touches. This home is great for homeowners and/or investors. The home features a large kitchen, dining and basement. Outside, you'll find a fully fenced yard and a screened-in porch that's perfect for relaxing on warm Michigan evenings. With just a little TLC, this home is a fantastic opportunity for buyers looking to build equity or investors seeking a solid rental. The fenced-in yard offers privacy and space. BATVAI. IDRBNG Buyer responsible to 495 to listing agent at closing (NO EXCEPTIONS). Call today to schedule your showing.

17. 2026-05-19
    price $75,000

    Show marketing remark (621 chars)

    Welcome to 29 Union your super clean 2 bedroom home that is ready for your finishing touches. This home is great for homeowners and/or investors. The home features a large kitchen, dining and basement. Outside, you'll find a fully fenced yard and a screened-in porch that's perfect for relaxing on warm Michigan evenings. With just a little TLC, this home is a fantastic opportunity for buyers looking to build equity or investors seeking a solid rental. The fenced-in yard offers privacy and space. BATVAI. IDRBNG Buyer responsible to 495 to listing agent at closing (NO EXCEPTIONS). Call today to schedule your showing.

18. 2026-04-20
    listed $85,000 Active

    Show marketing remark (621 chars)

    Welcome to 29 Union your super clean 2 bedroom home that is ready for your finishing touches. This home is great for homeowners and/or investors. The home features a large kitchen, dining and basement. Outside, you'll find a fully fenced yard and a screened-in porch that's perfect for relaxing on warm Michigan evenings. With just a little TLC, this home is a fantastic opportunity for buyers looking to build equity or investors seeking a solid rental. The fenced-in yard offers privacy and space. BATVAI. IDRBNG Buyer responsible to 495 to listing agent at closing (NO EXCEPTIONS). Call today to schedule your showing.

19. 2026-04-20
    listed $85,000 Active 621-char remark

    Show marketing remark (621 chars)

    Welcome to 29 Union your super clean 2 bedroom home that is ready for your finishing touches. This home is great for homeowners and/or investors. The home features a large kitchen, dining and basement. Outside, you'll find a fully fenced yard and a screened-in porch that's perfect for relaxing on warm Michigan evenings. With just a little TLC, this home is a fantastic opportunity for buyers looking to build equity or investors seeking a solid rental. The fenced-in yard offers privacy and space. BATVAI. IDRBNG Buyer responsible to 495 to listing agent at closing (NO EXCEPTIONS). Call today to schedule your showing.

20. 2006-11-20
    soldstatus $52,000
21. 2006-09-27
    soldstatus $52,000 363-char remark

    Show marketing remark (363 chars)

    You must come inside to fully appreciate all this great house has to offer! Sellers have made this home absolutely beautiful - Nice neutral decor throughout, new carpet, paint, crown moldings, nice kit. has new countertop/sink, lg dining rm, most vinyl windows, copper pl, circ br, new entry doors, full base -lots of storage! Stop by and take a look - sharp!!!

22. 2006-09-27
    soldstatus $52,000

    Show marketing remark (363 chars)

    You must come inside to fully appreciate all this great house has to offer! Sellers have made this home absolutely beautiful - Nice neutral decor throughout, new carpet, paint, crown moldings, nice kit. has new countertop/sink, lg dining rm, most vinyl windows, copper pl, circ br, new entry doors, full base -lots of storage! Stop by and take a look - sharp!!!

23. 2006-09-08
    historical
24. 2006-07-17
    listed $54,900 363-char remark

    Show marketing remark (363 chars)

    You must come inside to fully appreciate all this great house has to offer! Sellers have made this home absolutely beautiful - Nice neutral decor throughout, new carpet, paint, crown moldings, nice kit. has new countertop/sink, lg dining rm, most vinyl windows, copper pl, circ br, new entry doors, full base -lots of storage! Stop by and take a look - sharp!!!

25. 2006-07-17
    listed $54,900

    Show marketing remark (363 chars)

    You must come inside to fully appreciate all this great house has to offer! Sellers have made this home absolutely beautiful - Nice neutral decor throughout, new carpet, paint, crown moldings, nice kit. has new countertop/sink, lg dining rm, most vinyl windows, copper pl, circ br, new entry doors, full base -lots of storage! Stop by and take a look - sharp!!!

26. 2006-07-14
    historical
27. 2006-06-26
    historical
28. 2005-12-26
    listed $59,900
29. 2005-12-26
    listed $59,900
30. 2005-12-26
    listed $59,900

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$169/yr (+$14/mo · 24.4%)

ⓘ 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 ≥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: $12,746
• − Mortgage interest: −$3,753
• − Property taxes: −$693
• − Insurance: −$335
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$1,949
• Taxable income: $3,976
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $3,870/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

+25.2% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $75,000 MiRealSource-MiMLS
• 2026-05-19 Price Changed $75,000 REALCOMP
• 2026-04-20 Listed $85,000 REALCOMP
• 2026-04-20 Listed $85,000 MiRealSource-MiMLS
• 2006-11-20 Sold (Public Records) $52,000 Public Records
• 2006-09-27 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2006-09-27 Sold (MLS) $52,000 REALCOMP
• 2006-09-08 Listing Removed — MiRealSource-MiMLS
• 2006-07-17 Listed $54,900 MiRealSource-MiMLS
• 2006-07-17 Listed $54,900 REALCOMP
• 2006-07-14 Listing Removed — MiRealSource-MiMLS
• 2006-06-26 Listing Removed — REALCOMP
• 2005-12-26 Listed $59,900 REALCOMP
• 2005-12-26 Listed $59,900 REALCOMP
• 2005-12-26 Listed $59,900 MiRealSource-MiMLS

Property tax history

-8.9%/yr

Latest (2025): $693 · -48.3% YoY. Source: county tax records.