416 Humphrey St · Monroe, MI 48161

$170,000

4 bd · 1.0 ba · 2,736 sqft · SingleFamily public records · 54 Days on market

Built 1909 5,227 sqft lot Est $260k · 35% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 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

Spacious home offering 2,736 sq ft of living space with a traditional floor plan and generous living areas. The home features hardwood floors, detailed wood trim, and a bright eat-in kitchen with ample storage. Upstairs includes well-sized bedrooms with good closet space. Additional highlights include a dedicated laundry room, unfinished full basement ideal for storage or a workshop, a covered front porch, second-floor balcony, and a fully fenced backyard with detached shed. Conveniently located in Monroe near shopping, and local amenities, this home offers plenty of space and potential.

Key facts

• Covered front porch
• Detailed wood trim
• Eat-in kitchen

Tags

• HARDWOOD FLOORS
• DETAILED WOOD TRIM
• EAT-IN KITCHEN
• DEDICATED LAUNDRY ROOM
• UNFINISHED FULL BASEMENT
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 142 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 54 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1909 — 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 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?
5. 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?
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: 1.04% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $259,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 E 3rd St	0.25mi	4/2.0	2,524 (-8%)	14mo	$235,000	$93	60
55 E Vine St	0.44mi	4/2.0	2,808 (+3%)	17mo	$163,000	$58	57
305 E 6th St	0.40mi	5/2.0 (+1)	2,606 (-5%)	10mo	$228,000	$87	56
221 Hollywood Dr	0.36mi	4/2.0	2,585 (-6%)	17mo	$215,000	$83	56
126 Mason Run Blvd Blvd	0.49mi	3/2.5 (-1)	2,935 (+7%)	1mo	$280,000	$95	53
201 N Macomb St	0.36mi	4/3.5	2,600 (-5%)	15mo	$307,000	$118	52
206 Arbor Ave	0.38mi	3/2.0 (-1)	2,382 (-13%)	10mo	$230,000	$97	44
322 East 8th St	0.57mi	4/2.0	2,400 (-12%)	16mo	$174,000	$73	35
322 W Elm St	0.61mi	4/1.5	2,364 (-14%)	17mo	$280,000	$118	33
11 E Noble Ave	0.54mi	5/2.0 (+1)	3,141 (+15%)	11mo	$216,600	$69	32
406 Lapoint Ave	0.61mi	3/2.5 (-1)	2,340 (-14%)	8mo	$265,000	$113	30
228 W 6th St	0.66mi	3/1.5 (-1)	2,352 (-14%)	16mo	$229,000	$97	26

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-6,488
• Equity at exit: $25,348

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $21,355
• Equity at exit: $14,698

Cash invested: $47,600 (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 48161

• Active inventory: 142
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,768 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $331

Break-even live

Break-even rent $1,348

Max offer price $170,000

Occupancy floor 76%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-03
   soldstatus $170,000
2. 2026-03-31
   status Pending
3. 2026-03-06
   status Pending 594-char remark

   Show marketing remark (594 chars)

   Spacious home offering 2,736 sq ft of living space with a traditional floor plan and generous living areas. The home features hardwood floors, detailed wood trim, and a bright eat-in kitchen with ample storage. Upstairs includes well-sized bedrooms with good closet space. Additional highlights include a dedicated laundry room, unfinished full basement ideal for storage or a workshop, a covered front porch, second-floor balcony, and a fully fenced backyard with detached shed. Conveniently located in Monroe near shopping, and local amenities, this home offers plenty of space and potential.

4. 2026-02-23
   price $170,000 594-char remark

   Show marketing remark (594 chars)

   Spacious home offering 2,736 sq ft of living space with a traditional floor plan and generous living areas. The home features hardwood floors, detailed wood trim, and a bright eat-in kitchen with ample storage. Upstairs includes well-sized bedrooms with good closet space. Additional highlights include a dedicated laundry room, unfinished full basement ideal for storage or a workshop, a covered front porch, second-floor balcony, and a fully fenced backyard with detached shed. Conveniently located in Monroe near shopping, and local amenities, this home offers plenty of space and potential.

5. 2026-02-23
   price $170,000

   Show marketing remark (594 chars)

   Spacious home offering 2,736 sq ft of living space with a traditional floor plan and generous living areas. The home features hardwood floors, detailed wood trim, and a bright eat-in kitchen with ample storage. Upstairs includes well-sized bedrooms with good closet space. Additional highlights include a dedicated laundry room, unfinished full basement ideal for storage or a workshop, a covered front porch, second-floor balcony, and a fully fenced backyard with detached shed. Conveniently located in Monroe near shopping, and local amenities, this home offers plenty of space and potential.

6. 2026-02-05
   listed $180,000 Active

   Show marketing remark (594 chars)

   Spacious home offering 2,736 sq ft of living space with a traditional floor plan and generous living areas. The home features hardwood floors, detailed wood trim, and a bright eat-in kitchen with ample storage. Upstairs includes well-sized bedrooms with good closet space. Additional highlights include a dedicated laundry room, unfinished full basement ideal for storage or a workshop, a covered front porch, second-floor balcony, and a fully fenced backyard with detached shed. Conveniently located in Monroe near shopping, and local amenities, this home offers plenty of space and potential.

7. 2026-02-05
   listed $180,000 Active 594-char remark

   Show marketing remark (594 chars)

   Spacious home offering 2,736 sq ft of living space with a traditional floor plan and generous living areas. The home features hardwood floors, detailed wood trim, and a bright eat-in kitchen with ample storage. Upstairs includes well-sized bedrooms with good closet space. Additional highlights include a dedicated laundry room, unfinished full basement ideal for storage or a workshop, a covered front porch, second-floor balcony, and a fully fenced backyard with detached shed. Conveniently located in Monroe near shopping, and local amenities, this home offers plenty of space and potential.

8. 2004-03-09
   soldstatus $130,000

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,926 · $160/mo
• Expected delta: +$692/yr (+$58/mo · 56.1%)

ⓘ 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: $21,211
• − Mortgage interest: −$9,523
• − Property taxes: −$1,233
• − Insurance: −$850
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$4,945
• Taxable income: $1,266
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $3,672/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): 26,304
• Household income: $67,414
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 733.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Black 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 10% Romanian 8% Italian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -178.99%
• Current HPI: 126.2638
• 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

+30.8% since first listed

8 events — show timeline

• 2026-04-03 Sold (Public Records) $170,000 Public Records
• 2026-03-31 Pending — REALCOMP
• 2026-03-06 Pending — MiRealSource-MiMLS
• 2026-02-23 Price Changed $170,000 MiRealSource-MiMLS
• 2026-02-23 Price Changed $170,000 REALCOMP
• 2026-02-05 Listed $180,000 REALCOMP
• 2026-02-05 Listed $180,000 MiRealSource-MiMLS
• 2004-03-09 Sold (Public Records) $130,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,233 · -24.8% YoY. Source: county tax records.