315 Beechwood St · River Rouge, MI 48218

$85,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 276 Days on market

Built 1941 3,049 sqft lot

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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 +25.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks MLS

Updated Kitchen, newly remodeled, move-in ready, Finished Basement, 2 Bedrooms, appliances included (Fridge, Microwave, Conventional oven, Washer and Dryer) Some furniture.

Key facts

• Finished basement
• Appliances included
• Updated kitchen

Tags

• UPDATED KITCHEN
• FINISHED BASEMENT
• APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

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: 58 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 276 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $15k; list at $85k implies a 467% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 276 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 1941 — 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: 1.10% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $54,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Dwight St	0.50mi	2/1.0	738 (+2%)	14mo	$40,000	$54	61
1436 S Deacon St	0.37mi	2/1.0	759 (+5%)	18mo	$45,000	$59	59
109 Pine St	0.68mi	3/1.5 (+1)	736 (+2%)	1mo	$95,000	$129	57
46 E James St	0.73mi	2/1.0	720 (0%)	14mo	$21,000	$29	54
494 Polk Ave	0.50mi	2/1.0	650 (-10%)	10mo	$40,000	$62	52
150 Division St	0.53mi	2/1.0	792 (+10%)	9mo	$59,800	$76	51
2241 S Beatrice St	0.50mi	2/1.0	786 (+9%)	13mo	$70,000	$89	50
1512 S Annabelle St	0.45mi	3/1.5 (+1)	744 (+3%)	22mo	$43,500	$58	48
1555 S Bassett St	0.21mi	3/1.5 (+1)	826 (+15%)	19mo	$73,500	$89	43
107 Pine St	0.68mi	2/1.0	800 (+11%)	9mo	$73,000	$91	42
48 E James St	0.74mi	3/1.0 (+1)	784 (+9%)	10mo	$90,000	$115	37
54 W Rockwood St	0.75mi	2/1.0	820 (+14%)	10mo	$25,000	$30	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: 31.4%
• Equity multiple: 3.46×
• Total profit: $58,553
• Equity at exit: $76,575

10-year hold

• IRR: 27.1%
• Equity multiple: 7.84×
• Total profit: $162,760
• 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 48218

• Home prices YoY: 28.4%
• Active inventory: 58
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $937 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $193

Break-even live

Break-even rent $694

Max offer price $85,000

Occupancy floor 74%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	17d	1	0.78mi
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	24d	1	0.88mi

Listing history 25 events

1. 2025-10-28
   status Pending

   Show marketing remark (172 chars)

   Updated Kitchen, newly remodeled, move-in ready, Finished Basement, 2 Bedrooms, appliances included (Fridge, Microwave, Conventional oven, Washer and Dryer) Some furniture.

2. 2025-10-28
   status Pending 172-char remark

   Show marketing remark (172 chars)

   Updated Kitchen, newly remodeled, move-in ready, Finished Basement, 2 Bedrooms, appliances included (Fridge, Microwave, Conventional oven, Washer and Dryer) Some furniture.

3. 2025-01-24
   listed $85,000 Active 172-char remark

   Show marketing remark (172 chars)

   Updated Kitchen, newly remodeled, move-in ready, Finished Basement, 2 Bedrooms, appliances included (Fridge, Microwave, Conventional oven, Washer and Dryer) Some furniture.

4. 2025-01-16
   listed $85,000 Active
5. 2009-11-16
   historical
6. 2009-04-30
   listed $34,900
7. 2008-12-30
   historical
8. 2007-01-16
   listed $24,900
9. 2006-04-11
   historical
10. 2005-07-22
    listed $59,900
11. 2004-05-25
    soldstatus $15,000
12. 2004-05-25
    soldstatus $15,000
13. 2004-05-25
    soldstatus $15,000
14. 2004-03-22
    historical
15. 2004-03-15
    historical
16. 2003-11-17
    listed $18,900
17. 2003-11-15
    historical
18. 2003-10-21
    listed $25,000
19. 2003-10-15
    historical
20. 2003-07-21
    listed $18,900
21. 2003-07-21
    listed $18,900
22. 2003-07-21
    listed $18,900
23. 2003-07-21
    listed $29,900
24. 2003-07-21
    listed $18,900
25. 2002-12-23
    soldstatus $48,424

ⓘ 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: $800 · $67/mo
• Projected year-2 tax: $1,055 · $88/mo
• Expected delta: +$254/yr (+$21/mo · 31.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,248
• − Mortgage interest: −$4,761
• − Property taxes: −$800
• − Insurance: −$425
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$2,473
• Taxable income: $989
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,074/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

+75.5% since first listed

25 events — show timeline

• 2025-10-28 Pending — REALCOMP
• 2025-10-28 Pending — MiRealSource-MiMLS
• 2025-01-24 Listed $85,000 MiRealSource-MiMLS
• 2025-01-16 Listed $85,000 REALCOMP
• 2009-11-16 Listing Removed — REALCOMP
• 2009-04-30 Listed $34,900 REALCOMP
• 2008-12-30 Listing Removed — REALCOMP
• 2007-01-16 Listed $24,900 REALCOMP
• 2006-04-11 Listing Removed — REALCOMP
• 2005-07-22 Listed $59,900 REALCOMP
• 2004-05-25 Sold (MLS) $15,000 REALCOMP
• 2004-05-25 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2004-05-25 Sold (MLS) $15,000 REALCOMP
• 2004-03-22 Listing Removed — MiRealSource-MiMLS
• 2004-03-15 Listing Removed — MiRealSource-MiMLS
• 2003-11-17 Listed $18,900 REALCOMP
• 2003-11-15 Listing Removed — REALCOMP
• 2003-10-21 Listed $25,000 REALCOMP
• 2003-10-15 Listing Removed — REALCOMP
• 2003-07-21 Listed $18,900 REALCOMP
• 2003-07-21 Listed $29,900 REALCOMP
• 2003-07-21 Listed $18,900 MiRealSource-MiMLS
• 2003-07-21 Listed $18,900 REALCOMP
• 2003-07-21 Listed $18,900 MiRealSource-MiMLS
• 2002-12-23 Sold (Public Records) $48,424 Public Records

Property tax history

-5.3%/yr

Latest (2025): $800 · -57.1% YoY. Source: county tax records.