4520 5th St · Ecorse, MI 48229

$119,900

4 bd · 1.0 ba · 990 sqft · SingleFamily public records · 11 Days on market

Built 1928 3,049 sqft lot Est $108k · 11% 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 +25.5/30.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• 1% rule +6.2/10.0
• Livability +3.5/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.3/10.0

Listing remarks MLS

Updated, move-in ready, 4-bedroom home offering flexibility, comfort, and charm! Relax and unwind on the enclosed front porch, a wonderful extra space that adds to this home's appeal. There are 2 spacious bedrooms located on the main floor, with 2 additional upstairs, providing plenty of space. Enjoy the large dining room, perfect for everyday meals and entertaining. Freshly painted throughout with brand-new carpeting, this home is ready for its next owner. City sidewalks and a functional floor plan complete the package. BAVAI

Key facts

• Large dining room
• Enclosed front porch
• 3,049 sq ft lot

Tags

• ENCLOSED FRONT PORCH
• LARGE DINING ROOM
• FUNCTIONAL FLOOR PLAN

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 30 x 100 (0.07 acre)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Free-standing gas oven; Free-standing refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Dishwasher; Disposal; Microwave; Free-standing gas oven; Free-standing refrigerator; Unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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+, crime F, amenities 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.
• Zoned schools: Ralph J Bunche Academy (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 318 students, 90% FRL); Grandport Elementary Academy (math 2% / reading 8%, grade F, #488 of 493 statewide, top 100%, 335 students, 89% FRL); Ecorse Community High School (math 5% / reading 15%, grade F, #659 of 713 statewide, top 97%, 296 students, 81% FRL).
• Market conditions: 60 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $13k of equity ($829 loan paydown + $12k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 28y 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 $9k; list at $120k implies a 1232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1928 — 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 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?
4. 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?
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: 1.12% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $107,910
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
277 White St	0.13mi	3/1.0 (-1)	1,007 (+2%)	6mo	$151,000	$150	82
4635 5th St	0.21mi	3/1.0 (-1)	965 (-2%)	1mo	$99,900	$104	80
4405 7th St	0.18mi	4/1.0	1,056 (+7%)	6mo	$23,500	$22	75
4548 8th St	0.17mi	3/1.0 (-1)	1,077 (+9%)	2mo	$109,000	$101	71
239 White St	0.07mi	3/1.0 (-1)	1,100 (+11%)	4mo	$120,000	$109	70
483 Park Ave	0.38mi	3/2.0 (-1)	988 (-0%)	3mo	$206,000	$209	70
350 Labadie St	0.38mi	3/1.0 (-1)	960 (-3%)	3mo	$99,000	$103	70
4260 Pitt St	0.59mi	3/1.5 (-1)	998 (+1%)	2mo	$31,000	$31	63
2458 River Dr	0.49mi	3/1.0 (-1)	1,078 (+9%)	1mo	$144,000	$134	56
525 Mill St	0.52mi	3/1.0 (-1)	1,070 (+8%)	6mo	$196,000	$183	52
4345 10th St	0.37mi	3/2.0 (-1)	1,118 (+13%)	3mo	$116,000	$104	49
568 Garfield Ave	0.48mi	3/1.0 (-1)	1,116 (+13%)	4mo	$142,000	$127	48

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: 31.6%
• Equity multiple: 3.47×
• Total profit: $83,077
• Equity at exit: $108,015

10-year hold

• IRR: 27.3%
• Equity multiple: 7.87×
• Total profit: $230,652
• Equity at exit: $232,939

Cash invested: $33,572 (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: 60
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $279

Break-even live

Break-even rent $995

Max offer price $119,900

Occupancy floor 74%

Sensitivity live

Price	-10% $347	-5% $313	+0% $279	+5% $245	+10% $211
Rent	-10% $173	-5% $226	+0% $279	+5% $332	+10% $386
Rate	-1.0pp $340	-0.5pp $310	base $279	+0.5pp $248	+1.0pp $217

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,295	$1.20	6d	1	0.94mi
170 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,399	$1.30	4d	1	0.94mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	19d	1	1.18mi
1159 McKinley St Wyandotte, MI	3.0	1.0	1050	$1,350	$1.29	0d	1	1.41mi

Listing history 7 events

1. 2026-06-21
   days on market $119,900 Active 11 DOM
2. 2026-06-18
   days on market $119,900 Active 8 DOM
3. 2026-06-17
   days on market $119,900 Active 7 DOM
4. 2026-06-16
   days on market $119,900 Active 6 DOM
5. 2026-06-15
   days on market $119,900 Active 5 DOM
6. 2026-06-13
   remarks 533-char remark
7. 2026-06-13
   listed $119,900 Active 3 DOM

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,566 · $131/mo
• Expected delta: +$280/yr (+$23/mo · 21.8%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,179
• − Mortgage interest: −$6,716
• − Property taxes: −$1,286
• − Insurance: −$600
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,488
• Taxable income: $1,500
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $2,990/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

+203.5% since first listed

16 events — show timeline

• 2026-06-11 Listed $119,900 MiRealSource-MiMLS
• 2026-06-11 Listed $119,900 REALCOMP
• 2026-06-10 Coming Soon $119,900 MiRealSource-MiMLS
• 2012-12-21 Sold (MLS) $9,000 MiRealSource-MiMLS
• 2012-12-21 Sold (MLS) $9,000 REALCOMP
• 2012-12-10 Listing Removed — MiRealSource-MiMLS
• 2012-12-10 Listing Removed — REALCOMP
• 2012-12-06 Listed $9,500 MiRealSource-MiMLS
• 2012-12-06 Listed $9,500 REALCOMP
• 2008-09-27 Listing Removed — REALCOMP
• 2007-10-03 Listed $79,900 REALCOMP
• 1999-02-17 Sold (Public Records) $39,500 Public Records
• 1998-12-14 Sold (MLS) $39,500 MiRealSource-MiMLS
• 1998-12-14 Sold (MLS) $39,500 REALCOMP
• 1998-10-15 Listed $39,500 MiRealSource-MiMLS
• 1998-10-15 Listed $39,500 REALCOMP

Property tax history

-2.0%/yr

Latest (2025): $1,286 · -0.3% YoY. Source: county tax records.