99 E Great Lakes St · River Rouge, MI 48218

$104,900

2 bd · 1.0 ba · 1,034 sqft · SingleFamily public records · 287 Days on market

Built 1924 3,920 sqft lot Est $93k · 13% 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 +18.8/30.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +0.5/10.0

Listing remarks MLS

Investor-ready and income-producing, this charming single-family home is currently rented to a dependable Section 8 tenant at $1,200/month, offering immediate cash flow and long-term upside. Set on a spacious lot along a peaceful, tree-lined street, the property features major upgrades including brand-new vinyl siding, a new roof, and newer windows for enhanced efficiency and curb appeal. Directly across from a beautifully maintained public park, the location provides serene views and walkable access to green space - ideal for tenant retention and lifestyle appeal. With stable tenancy, low maintenance, and strong neighborhood fundamentals, this turnkey asset is a smart addition to any portfolio. Please do not disturb tenant. Showings will be arranged after accepted offer, that will be contingent upon an interior inspection.

Key facts

• New siding
• Spacious lot
• Newer windows

Tags

• SPACIOUS LOT
• NEW SIDING
• NEW ROOF
• NEWER WINDOWS
• PUBLIC PARK

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: No garage
• Utilities: Sewer available; Water: other source
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.09 acres (30 x 126.84)

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $50 ($598/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 $99k (5.6% below list).
• Recommended offer: $92k (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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $11k of equity ($725 loan paydown + $10k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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 $56k; list at $105k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 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 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $93,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Forest St	0.35mi	3/1.0 (+1)	1,005 (-3%)	1mo	$45,625	$45	73
251 Richter St	0.30mi	3/1.0 (+1)	974 (-6%)	5mo	$87,700	$90	67
235 Goodell St	0.36mi	3/1.5 (+1)	1,092 (+6%)	4mo	$147,000	$135	63
287 Richter St	0.22mi	3/1.0 (+1)	1,140 (+10%)	6mo	$120,000	$105	63
10 E Auburn Ave	0.46mi	2/1.0	942 (-9%)	4mo	$60,000	$64	60
235 Richter St	0.34mi	3/1.0 (+1)	1,152 (+11%)	1mo	$45,625	$40	59
41 Le Blanc St	0.40mi	3/1.0 (+1)	1,133 (+10%)	2mo	$112,500	$99	58
349 Frazier St	0.67mi	3/2.0 (+1)	1,036 (+0%)	2mo	$120,000	$116	58
111 Burke St	0.70mi	2/1.0	1,000 (-3%)	5mo	$24,000	$24	58
42 E Henry St	0.47mi	3/1.0 (+1)	916 (-11%)	0mo	$115,000	$126	54
251 Beechwood St	0.66mi	3/1.0 (+1)	1,150 (+11%)	4mo	$30,000	$26	42
35 Bell St	0.75mi	3/2.0 (+1)	1,176 (+14%)	6mo	$27,000	$23	29

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: 25.8%
• Equity multiple: 3.05×
• Total profit: $60,324
• Equity at exit: $94,502

10-year hold

• IRR: 22.6%
• Equity multiple: 6.96×
• Total profit: $175,188
• Equity at exit: $203,798

Cash invested: $29,372 (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: 8.8×

Monthly cashflow live

• Estimated rent: $990 high
• Mortgage (P&I): −$550
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$44
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $50

Break-even live

Break-even rent $927

Max offer price $104,900

Occupancy floor 90%

Sensitivity live

Price	-10% $109	-5% $80	+0% $50	+5% $20	+10% $-10
Rent	-10% $-28	-5% $11	+0% $50	+5% $89	+10% $128
Rate	-1.0pp $103	-0.5pp $77	base $50	+0.5pp $23	+1.0pp $-5

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.37mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	25d	1	0.41mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	15d	1	0.68mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	44d	1	0.86mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	25d	1	0.86mi
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	18d	1	1.03mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	25d	1	1.33mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	18d	1	1.43mi

Listing history 28 events

1. 2026-06-18
   days on market $104,900 Active 287 DOM
2. 2026-06-17
   days on market $104,900 Active 286 DOM
3. 2026-06-16
   days on market $104,900 Active 285 DOM
4. 2026-06-15
   days on market $104,900 Active 284 DOM
5. 2026-06-13
   days on market $104,900 Active 282 DOM
6. 2026-06-09
   days on market $104,900 Active 278 DOM
7. 2026-06-08
   days on market $104,900 Active 277 DOM
8. 2026-06-07
   days on market $104,900 Active 276 DOM
9. 2026-06-04
   days on market $104,900 Active 273 DOM
10. 2026-06-03
    days on market $104,900 Active 272 DOM
11. 2026-06-02
    days on market $104,900 Active 271 DOM
12. 2026-06-01
    days on market $104,900 Active 270 DOM
13. 2026-05-31
    days on market $104,900 Active 269 DOM
14. 2025-09-20
    price $104,900 835-char remark

    Show marketing remark (835 chars)

    Investor-ready and income-producing, this charming single-family home is currently rented to a dependable Section 8 tenant at $1,200/month, offering immediate cash flow and long-term upside. Set on a spacious lot along a peaceful, tree-lined street, the property features major upgrades including brand-new vinyl siding, a new roof, and newer windows for enhanced efficiency and curb appeal. Directly across from a beautifully maintained public park, the location provides serene views and walkable access to green space - ideal for tenant retention and lifestyle appeal. With stable tenancy, low maintenance, and strong neighborhood fundamentals, this turnkey asset is a smart addition to any portfolio. Please do not disturb tenant. Showings will be arranged after accepted offer, that will be contingent upon an interior inspection.

15. 2025-09-20
    price $104,900

    Show marketing remark (835 chars)

    Investor-ready and income-producing, this charming single-family home is currently rented to a dependable Section 8 tenant at $1,200/month, offering immediate cash flow and long-term upside. Set on a spacious lot along a peaceful, tree-lined street, the property features major upgrades including brand-new vinyl siding, a new roof, and newer windows for enhanced efficiency and curb appeal. Directly across from a beautifully maintained public park, the location provides serene views and walkable access to green space - ideal for tenant retention and lifestyle appeal. With stable tenancy, low maintenance, and strong neighborhood fundamentals, this turnkey asset is a smart addition to any portfolio. Please do not disturb tenant. Showings will be arranged after accepted offer, that will be contingent upon an interior inspection.

16. 2025-09-02
    listed $105,000 Active 835-char remark

    Show marketing remark (835 chars)

    Investor-ready and income-producing, this charming single-family home is currently rented to a dependable Section 8 tenant at $1,200/month, offering immediate cash flow and long-term upside. Set on a spacious lot along a peaceful, tree-lined street, the property features major upgrades including brand-new vinyl siding, a new roof, and newer windows for enhanced efficiency and curb appeal. Directly across from a beautifully maintained public park, the location provides serene views and walkable access to green space - ideal for tenant retention and lifestyle appeal. With stable tenancy, low maintenance, and strong neighborhood fundamentals, this turnkey asset is a smart addition to any portfolio. Please do not disturb tenant. Showings will be arranged after accepted offer, that will be contingent upon an interior inspection.

17. 2025-09-02
    listed $105,000 Active

    Show marketing remark (835 chars)

    Investor-ready and income-producing, this charming single-family home is currently rented to a dependable Section 8 tenant at $1,200/month, offering immediate cash flow and long-term upside. Set on a spacious lot along a peaceful, tree-lined street, the property features major upgrades including brand-new vinyl siding, a new roof, and newer windows for enhanced efficiency and curb appeal. Directly across from a beautifully maintained public park, the location provides serene views and walkable access to green space - ideal for tenant retention and lifestyle appeal. With stable tenancy, low maintenance, and strong neighborhood fundamentals, this turnkey asset is a smart addition to any portfolio. Please do not disturb tenant. Showings will be arranged after accepted offer, that will be contingent upon an interior inspection.

18. 2023-02-14
    historical
19. 2023-02-13
    historical
20. 2023-01-13
    listed $48,000 Active
21. 2023-01-13
    listed $48,000 Active
22. 2022-10-05
    historical
23. 2022-10-05
    historical
24. 2022-09-14
    status Active
25. 2022-09-13
    historical
26. 2022-08-31
    listed $75,000 Active
27. 2022-08-29
    listed $75,000 Active
28. 2002-08-02
    soldstatus $56,500

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $1,306 · $109/mo
• Expected delta: +$309/yr (+$26/mo · 31.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 98% 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: $11,883
• − Mortgage interest: −$5,876
• − Property taxes: −$997
• − Insurance: −$1,191
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$3,052
• Taxable loss: −$1,134
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $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: 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

+85.7% since first listed

15 events — show timeline

• 2025-09-20 Price Changed $104,900 MiRealSource-MiMLS
• 2025-09-20 Price Changed $104,900 REALCOMP
• 2025-09-02 Listed $105,000 REALCOMP
• 2025-09-02 Listed $105,000 MiRealSource-MiMLS
• 2023-02-14 Listing Removed — MiRealSource-MiMLS
• 2023-02-13 Listing Removed — REALCOMP
• 2023-01-13 Listed $48,000 MiRealSource-MiMLS
• 2023-01-13 Listed $48,000 REALCOMP
• 2022-10-05 Listing Removed — MiRealSource-MiMLS
• 2022-10-05 Listing Removed — REALCOMP
• 2022-09-14 Relisted — REALCOMP
• 2022-09-13 Listing Removed — REALCOMP
• 2022-08-31 Listed $75,000 REALCOMP
• 2022-08-29 Listed $75,000 MiRealSource-MiMLS
• 2002-08-02 Sold (Public Records) $56,500 Public Records

Property tax history

+17.1%/yr

Latest (2025): $997 · -27.7% YoY. Source: county tax records.