434 Sackett Ave · Monroe, MI 48162

$125,000

3 bd · 1.5 ba · 1,216 sqft · SingleFamily public records · 18 Days on market

Built 1923 7,144 sqft lot Est $201k · 38% under

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Why this score? — see what drove the C+ 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• 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

Home with awesome potential! House has great bones and great space, it just needs some love and vision to bring out it's natural appeal. Upstairs has 3 bedrooms and a full bath, large second floor deck off hallway. Main floor has a large kitchen with eating space, living and dining area. One of the main floor spaces could easily function as an office or study area. Basement is unfinished but has a full bathroom that needs some attention. Laundry is in basement. Great outdoor space with fenced backyard, old above ground pool that most likely needs to be removed. Large covered front porch is great to sit on and enjoy the weather. Two car garage has extra storage space in the back. House price reflects work that needs to be done. Home is looking for a buyer to bring the charm back out.

Key facts

• Covered front porch
• Extra storage space
• Large kitchen

Tags

• LARGE SECOND FLOOR DECK
• LARGE KITCHEN
• FENCED BACKYARD
• COVERED FRONT PORCH
• EXTRA STORAGE SPACE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas connected; Cable connected; High-speed internet
• Home design: Traditional style single-family home; Built in 1923; 1,216 living area
• Construction: Aluminum siding; Shingle roof; Full basement
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump
• Interior features: Eat-in kitchen; Bay/Bow window
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 123 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $200,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Fern Ct	0.14mi	3/1.5	1,144 (-6%)	0mo	$180,000	$157	83
118 Michigan Ave	0.54mi	3/1.0	1,224 (+1%)	2mo	$185,000	$151	70
318 E Grove St	0.22mi	3/1.0	1,344 (+10%)	1mo	$228,900	$170	69
408 Riverview Ave	0.29mi	3/1.0	1,109 (-9%)	2mo	$184,000	$166	68
702 N Monroe St	0.31mi	2/1.0 (-1)	1,142 (-6%)	1mo	$165,000	$144	67
134 Michigan Ave	0.53mi	3/2.0	1,160 (-5%)	0mo	$180,000	$155	66
116 Maple Blvd	0.50mi	3/1.5	1,300 (+7%)	1mo	$246,000	$189	64
504 Rosewood Ave	0.49mi	3/1.5	1,308 (+8%)	3mo	$216,000	$165	62
734 N Monroe St	0.38mi	3/2.0	1,334 (+10%)	3mo	$209,000	$157	62
823 Michigan Ave	0.60mi	3/1.0	1,144 (-6%)	1mo	$250,000	$219	60
534 Maple Blvd	0.45mi	3/1.0	1,100 (-10%)	5mo	$185,000	$168	57
701 Michigan Ave	0.53mi	3/1.0	1,364 (+12%)	4mo	$150,000	$110	49

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-6,127
• Equity at exit: $18,638

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $12,817
• Equity at exit: $10,808

Cash invested: $35,000 (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 48162

• Active inventory: 123
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$656
• Tax from tax record: −$100 /mo · $1,205/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $222

Break-even live

Break-even rent $1,023

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $293	-5% $257	+0% $222	+5% $187	+10% $151
Rent	-10% $119	-5% $171	+0% $222	+5% $274	+10% $325
Rate	-1.0pp $285	-0.5pp $254	base $222	+0.5pp $190	+1.0pp $157

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
765 N Macomb St Monroe, MI	2.0	1.0	1050	$1,150	$1.10	44d	1	0.33mi
767 N Macomb St Monroe, MI	2.0	1.0	1050	$1,150	$1.10	44d	1	0.33mi
505 Harrison St Monroe, MI	3.0	2.0	1188	$1,600	$1.35	44d	1	0.85mi
733 Smith St Monroe, MI	3.0	1.5	1000	$1,500	$1.50	44d	1	1.05mi
739 Washington St Monroe, MI	2.0	2.0	853	$995	$1.17	44d	1	1.06mi
620 John Anderson Ct Unit 628-28 Monroe, MI	2.0	1.5	800	$1,095	$1.37	44d	1	1.26mi
620 John Anderson Ct Monroe, MI	1.0–2.0	1.0–1.5	787	$1,195	$1.52	2d	12	1.26mi
620 John Anderson Ct Monroe, MI	1.0–2.0	1.0–1.5	787	$1,295	$1.64	44d	7	1.26mi
1450 S Monroe St Monroe, MI	1.0–2.0	1.0–2.0	851	$1,350	$1.59	24d	1	1.41mi
1250 Josephine Ct Monroe, MI	1.0–2.0	1.0	792	$975	$1.23	5d	2	1.50mi

Listing history 14 events

1. 2026-06-19
   days on market $125,000 Active 18 DOM
2. 2026-06-18
   days on market $125,000 Active 17 DOM
3. 2026-06-17
   days on market $125,000 Active 16 DOM
4. 2026-06-16
   days on market $125,000 Active 15 DOM
5. 2026-06-15
   days on market $125,000 Active 14 DOM
6. 2026-06-14
   days on market $125,000 Active 12 DOM
7. 2026-06-12
   days on market $125,000 Active 11 DOM
8. 2026-06-09
   days on market $125,000 Active 8 DOM
9. 2026-06-09
   price $125,000 Active 7 DOM
10. 2026-06-08
    days on market $150,000 Active 7 DOM
11. 2026-06-07
    days on market $150,000 Active 6 DOM
12. 2026-06-05
    days on market $150,000 Active 3 DOM
13. 2026-06-01
    remarks 699-char remark

    Show marketing remark (793 chars)

    Home with awesome potential! House has great bones and great space, it just needs some love and vision to bring out it's natural appeal. Upstairs has 3 bedrooms and a full bath, large second floor deck off hallway. Main floor has a large kitchen with eating space, living and dining area. One of the main floor spaces could easily function as an office or study area. Basement is unfinished but has a full bathroom that needs some attention. Laundry is in basement. Great outdoor space with fenced backyard, old above ground pool that most likely needs to be removed. Large covered front porch is great to sit on and enjoy the weather. Two car garage has extra storage space in the back. House price reflects work that needs to be done. Home is looking for a buyer to bring the charm back out.

14. 2026-06-01
    listed $150,000 Active 1 DOM

    Show marketing remark (793 chars)

    Home with awesome potential! House has great bones and great space, it just needs some love and vision to bring out it's natural appeal. Upstairs has 3 bedrooms and a full bath, large second floor deck off hallway. Main floor has a large kitchen with eating space, living and dining area. One of the main floor spaces could easily function as an office or study area. Basement is unfinished but has a full bathroom that needs some attention. Laundry is in basement. Great outdoor space with fenced backyard, old above ground pool that most likely needs to be removed. Large covered front porch is great to sit on and enjoy the weather. Two car garage has extra storage space in the back. House price reflects work that needs to be done. Home is looking for a buyer to bring the charm back out.

ⓘ 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: $1,205 · $100/mo
• Projected year-2 tax: $1,565 · $130/mo
• Expected delta: +$360/yr (+$30/mo · 29.8%)

ⓘ 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: $15,647
• − Mortgage interest: −$7,002
• − Property taxes: −$1,205
• − Insurance: −$625
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,636
• Taxable income: $675
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $2,503/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
• City population: 54,460
• Metro: Monroe, MI
• Population (ZIP): 28,156
• Household income: $67,876
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 828.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Romanian 6% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 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: ▼ -171.11%
• Current HPI: 138.1795
• 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

+66.7% since first listed

4 events — show timeline

• 2026-06-01 Listed $150,000 REALCOMP
• 2026-06-01 Listed $150,000 MiRealSource-MiMLS
• 2026-06-01 Listed $150,000 SW Michigan MLS
• 1998-10-02 Sold (Public Records) $90,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $1,205 · -24.8% YoY. Source: county tax records.