39 W Westfield St · Ecorse, MI 48229

$149,990

4 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 53 Days on market

Built 1920 3,049 sqft lot Est $119k · 27% over

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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 +25.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +6.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Great opportunity to own a multi-family property with strong potential! This well-laid-out duplex features two separate units, each offering 2 bedrooms and 1 full bathroom, along with spacious living areas and functional layouts. Home has a metal roof. Property includes a welcoming front porch, separate entrances, and a full basement for additional storage. Ideal for investors looking to add to their portfolio or buyers seeking an owner-occupant opportunity with rental income potential. Conveniently located near local amenities, shopping, and major roadways. ?? Property is being sold AS-IS. Buyer to assume any required repairs or certifications. Don't miss the chance to bring your vision and unlock this property's full value! Agent is related to seller

Key facts

• 3,049 sq ft lot
• Built 1920
• Listed 53 days

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; Brick/mortar foundation; Metal roof; Built above grade with finished area (1,824)
• Exterior features: Paved road access; 30 x 100 lot dimensions; Subdivision: WESTFIELD SUB; Cross street near West Jefferson / Outer Drive

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $150k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1920 — 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 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?
5. 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?
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: 1.13% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $118,560
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Bonzanno St	0.20mi	3/2.0 (-1)	1,680 (-8%)	8mo	$17,000	$10	66
12 W Woodward St	0.10mi	3/2.0 (-1)	1,716 (-6%)	18mo	$140,000	$82	65
4280 11th St	0.59mi	3/2.0 (-1)	1,782 (-2%)	2mo	$100,000	$56	62
4138 12th St	0.60mi	3/1.5 (-1)	1,904 (+4%)	9mo	$85,000	$45	50
25 Marie St	0.68mi	4/2.5	1,736 (-5%)	10mo	$60,000	$35	50
17 W Alexis St	0.30mi	4/1.0	1,596 (-12%)	13mo	$124,000	$78	50
4257 8th St	0.39mi	3/2.0 (-1)	2,014 (+10%)	16mo	$150,000	$74	46
4274 11th St	0.58mi	3/2.0 (-1)	1,936 (+6%)	22mo	$125,000	$65	40
4366 7th St	0.54mi	3/2.5 (-1)	1,700 (-7%)	23mo	$108,000	$64	37
4355 9th St	0.57mi	3/1.0 (-1)	2,038 (+12%)	13mo	$154,000	$76	34

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: 31.2%
• Equity multiple: 3.45×
• Total profit: $102,849
• Equity at exit: $135,123

10-year hold

• IRR: 27.0%
• Equity multiple: 7.82×
• Total profit: $286,246
• Equity at exit: $291,398

Cash invested: $41,997 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$154 /mo · $1,848/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $332

Break-even live

Break-even rent $1,270

Max offer price $149,990

Occupancy floor 75%

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: $37,498
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4509 High St Ecorse, MI	3.0	1.5	2250	$1,700	$0.76	1d	1	0.61mi
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	1d	1	0.99mi
3804 18th St Unit F2 Ecorse, MI	5.0	1.0	2160	$1,665	$0.77	3d	1	1.04mi

Listing history 31 events

1. 2026-06-17
   status $149,990 Pending 53 DOM
2. 2026-06-16
   days on market $149,990 Active 53 DOM
3. 2026-06-15
   pricedays on market $149,990 Active 52 DOM
4. 2026-06-13
   pricedays on market $149,999 Active 50 DOM
5. 2026-06-09
   days on market $151,900 Active 46 DOM
6. 2026-06-08
   days on market $151,900 Active 45 DOM
7. 2026-06-08
   price $151,900 Active 44 DOM
8. 2026-06-07
   days on market $152,000 Active 44 DOM
9. 2026-06-04
   days on market $152,000 Active 41 DOM
10. 2026-06-03
    pricedays on market $152,000 Active 40 DOM
11. 2026-06-02
    days on market $154,000 Active 39 DOM
12. 2026-06-01
    days on market $154,000 Active 38 DOM
13. 2026-06-01
    price $154,000 Active 37 DOM
14. 2026-05-31
    days on market $154,900 Active 37 DOM
15. 2026-05-22
    price $155,000 762-char remark

    Show marketing remark (762 chars)

    Great opportunity to own a multi-family property with strong potential! This well-laid-out duplex features two separate units, each offering 2 bedrooms and 1 full bathroom, along with spacious living areas and functional layouts. Home has a metal roof. Property includes a welcoming front porch, separate entrances, and a full basement for additional storage. Ideal for investors looking to add to their portfolio or buyers seeking an owner-occupant opportunity with rental income potential. Conveniently located near local amenities, shopping, and major roadways. ?? Property is being sold AS-IS. Buyer to assume any required repairs or certifications. Don't miss the chance to bring your vision and unlock this property's full value! Agent is related to seller

16. 2026-05-22
    price $155,000

    Show marketing remark (762 chars)

    Great opportunity to own a multi-family property with strong potential! This well-laid-out duplex features two separate units, each offering 2 bedrooms and 1 full bathroom, along with spacious living areas and functional layouts. Home has a metal roof. Property includes a welcoming front porch, separate entrances, and a full basement for additional storage. Ideal for investors looking to add to their portfolio or buyers seeking an owner-occupant opportunity with rental income potential. Conveniently located near local amenities, shopping, and major roadways. ?? Property is being sold AS-IS. Buyer to assume any required repairs or certifications. Don't miss the chance to bring your vision and unlock this property's full value! Agent is related to seller

17. 2026-05-18
    price $158,000 762-char remark

    Show marketing remark (762 chars)

    Great opportunity to own a multi-family property with strong potential! This well-laid-out duplex features two separate units, each offering 2 bedrooms and 1 full bathroom, along with spacious living areas and functional layouts. Home has a metal roof. Property includes a welcoming front porch, separate entrances, and a full basement for additional storage. Ideal for investors looking to add to their portfolio or buyers seeking an owner-occupant opportunity with rental income potential. Conveniently located near local amenities, shopping, and major roadways. ?? Property is being sold AS-IS. Buyer to assume any required repairs or certifications. Don't miss the chance to bring your vision and unlock this property's full value! Agent is related to seller

18. 2026-05-18
    price $158,000

    Show marketing remark (762 chars)

    Great opportunity to own a multi-family property with strong potential! This well-laid-out duplex features two separate units, each offering 2 bedrooms and 1 full bathroom, along with spacious living areas and functional layouts. Home has a metal roof. Property includes a welcoming front porch, separate entrances, and a full basement for additional storage. Ideal for investors looking to add to their portfolio or buyers seeking an owner-occupant opportunity with rental income potential. Conveniently located near local amenities, shopping, and major roadways. ?? Property is being sold AS-IS. Buyer to assume any required repairs or certifications. Don't miss the chance to bring your vision and unlock this property's full value! Agent is related to seller

19. 2026-05-14
    price $159,900 762-char remark

    Show marketing remark (762 chars)

    Great opportunity to own a multi-family property with strong potential! This well-laid-out duplex features two separate units, each offering 2 bedrooms and 1 full bathroom, along with spacious living areas and functional layouts. Home has a metal roof. Property includes a welcoming front porch, separate entrances, and a full basement for additional storage. Ideal for investors looking to add to their portfolio or buyers seeking an owner-occupant opportunity with rental income potential. Conveniently located near local amenities, shopping, and major roadways. ?? Property is being sold AS-IS. Buyer to assume any required repairs or certifications. Don't miss the chance to bring your vision and unlock this property's full value! Agent is related to seller

20. 2026-05-13
    price $159,900
21. 2026-05-06
    price $159,990 762-char remark

    Show marketing remark (762 chars)

    Great opportunity to own a multi-family property with strong potential! This well-laid-out duplex features two separate units, each offering 2 bedrooms and 1 full bathroom, along with spacious living areas and functional layouts. Home has a metal roof. Property includes a welcoming front porch, separate entrances, and a full basement for additional storage. Ideal for investors looking to add to their portfolio or buyers seeking an owner-occupant opportunity with rental income potential. Conveniently located near local amenities, shopping, and major roadways. ?? Property is being sold AS-IS. Buyer to assume any required repairs or certifications. Don't miss the chance to bring your vision and unlock this property's full value! Agent is related to seller

22. 2026-05-06
    price $159,990

    Show marketing remark (762 chars)

    Great opportunity to own a multi-family property with strong potential! This well-laid-out duplex features two separate units, each offering 2 bedrooms and 1 full bathroom, along with spacious living areas and functional layouts. Home has a metal roof. Property includes a welcoming front porch, separate entrances, and a full basement for additional storage. Ideal for investors looking to add to their portfolio or buyers seeking an owner-occupant opportunity with rental income potential. Conveniently located near local amenities, shopping, and major roadways. ?? Property is being sold AS-IS. Buyer to assume any required repairs or certifications. Don't miss the chance to bring your vision and unlock this property's full value! Agent is related to seller

23. 2026-04-30
    price $169,990 762-char remark

    Show marketing remark (762 chars)

    Great opportunity to own a multi-family property with strong potential! This well-laid-out duplex features two separate units, each offering 2 bedrooms and 1 full bathroom, along with spacious living areas and functional layouts. Home has a metal roof. Property includes a welcoming front porch, separate entrances, and a full basement for additional storage. Ideal for investors looking to add to their portfolio or buyers seeking an owner-occupant opportunity with rental income potential. Conveniently located near local amenities, shopping, and major roadways. ?? Property is being sold AS-IS. Buyer to assume any required repairs or certifications. Don't miss the chance to bring your vision and unlock this property's full value! Agent is related to seller

24. 2026-04-30
    price $169,990

    Show marketing remark (762 chars)

    Great opportunity to own a multi-family property with strong potential! This well-laid-out duplex features two separate units, each offering 2 bedrooms and 1 full bathroom, along with spacious living areas and functional layouts. Home has a metal roof. Property includes a welcoming front porch, separate entrances, and a full basement for additional storage. Ideal for investors looking to add to their portfolio or buyers seeking an owner-occupant opportunity with rental income potential. Conveniently located near local amenities, shopping, and major roadways. ?? Property is being sold AS-IS. Buyer to assume any required repairs or certifications. Don't miss the chance to bring your vision and unlock this property's full value! Agent is related to seller

25. 2026-04-25
    listed $175,000 Active 762-char remark

    Show marketing remark (762 chars)

    Great opportunity to own a multi-family property with strong potential! This well-laid-out duplex features two separate units, each offering 2 bedrooms and 1 full bathroom, along with spacious living areas and functional layouts. Home has a metal roof. Property includes a welcoming front porch, separate entrances, and a full basement for additional storage. Ideal for investors looking to add to their portfolio or buyers seeking an owner-occupant opportunity with rental income potential. Conveniently located near local amenities, shopping, and major roadways. ?? Property is being sold AS-IS. Buyer to assume any required repairs or certifications. Don't miss the chance to bring your vision and unlock this property's full value! Agent is related to seller

26. 2026-04-25
    listed $175,000 Active

    Show marketing remark (762 chars)

    Great opportunity to own a multi-family property with strong potential! This well-laid-out duplex features two separate units, each offering 2 bedrooms and 1 full bathroom, along with spacious living areas and functional layouts. Home has a metal roof. Property includes a welcoming front porch, separate entrances, and a full basement for additional storage. Ideal for investors looking to add to their portfolio or buyers seeking an owner-occupant opportunity with rental income potential. Conveniently located near local amenities, shopping, and major roadways. ?? Property is being sold AS-IS. Buyer to assume any required repairs or certifications. Don't miss the chance to bring your vision and unlock this property's full value! Agent is related to seller

27. 2026-04-24
    historical $175,000 762-char remark

    Show marketing remark (762 chars)

    Great opportunity to own a multi-family property with strong potential! This well-laid-out duplex features two separate units, each offering 2 bedrooms and 1 full bathroom, along with spacious living areas and functional layouts. Home has a metal roof. Property includes a welcoming front porch, separate entrances, and a full basement for additional storage. Ideal for investors looking to add to their portfolio or buyers seeking an owner-occupant opportunity with rental income potential. Conveniently located near local amenities, shopping, and major roadways. ?? Property is being sold AS-IS. Buyer to assume any required repairs or certifications. Don't miss the chance to bring your vision and unlock this property's full value! Agent is related to seller

28. 2006-02-15
    soldstatus $80,000
29. 2003-04-30
    soldstatus $76,000 75-char remark

    Show marketing remark (75 chars)

    BRING OFFERS ON THIS LARGE 2 UNIT WITH FULL BASEMENT AND PARKING IN REAR. .

30. 2003-03-08
    historical 75-char remark

    Show marketing remark (75 chars)

    BRING OFFERS ON THIS LARGE 2 UNIT WITH FULL BASEMENT AND PARKING IN REAR. .

31. 2003-01-03
    listed $76,900 75-char remark

    Show marketing remark (75 chars)

    BRING OFFERS ON THIS LARGE 2 UNIT WITH FULL BASEMENT AND PARKING IN REAR. .

ⓘ 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: $1,848 · $154/mo
• Projected year-2 tax: $2,079 · $173/mo
• Expected delta: +$231/yr (+$19/mo · 12.5%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,282
• − Mortgage interest: −$8,402
• − Property taxes: −$1,848
• − Insurance: −$750
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$4,363
• Taxable income: $1,674
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $3,584/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

+101.6% since first listed

17 events — show timeline

• 2026-05-22 Price Changed $155,000 MiRealSource-MiMLS
• 2026-05-22 Price Changed $155,000 REALCOMP
• 2026-05-18 Price Changed $158,000 MiRealSource-MiMLS
• 2026-05-18 Price Changed $158,000 REALCOMP
• 2026-05-14 Price Changed $159,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $159,900 REALCOMP
• 2026-05-06 Price Changed $159,990 MiRealSource-MiMLS
• 2026-05-06 Price Changed $159,990 REALCOMP
• 2026-04-30 Price Changed $169,990 MiRealSource-MiMLS
• 2026-04-30 Price Changed $169,990 REALCOMP
• 2026-04-25 Listed $175,000 MiRealSource-MiMLS
• 2026-04-25 Listed $175,000 REALCOMP
• 2026-04-24 Coming Soon $175,000 MiRealSource-MiMLS
• 2006-02-15 Sold (Public Records) $80,000 Public Records
• 2003-04-30 Sold (MLS) $76,000 MiRealSource-MiMLS
• 2003-03-08 Listing Removed — MiRealSource-MiMLS
• 2003-01-03 Listed $76,900 MiRealSource-MiMLS

Property tax history

-4.4%/yr

Latest (2025): $1,848 · -48.1% YoY. Source: county tax records.