3767 16th St · Ecorse, MI 48229

$54,900

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 20 Days on market

Built 1948 3,485 sqft lot Est $70k · 22% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.3/10.0

Listing remarks MLS

Turnkey investment ready to generate immediate income! This tenant-occupied property has all city-required repairs completed and a current Certificate of Occupancy, making it a hassle-free addition to any portfolio. The home is in great condition, offering stable cash flow and minimal maintenance needs. Located in a solid rental area near schools, shopping, and major expressways, this property is ideal for both new and seasoned investors seeking reliable returns with low overhead.

Key facts

• Tenant occupied
• Solid rental area
• Stable cash flow

Tags

• TURNKEY INVESTMENT
• TENANT OCCUPIED
• CERTIFICATE OF OCCUPANCY
• STABLE CASH FLOW
• MINIMAL MAINTENANCE NEEDS
• SOLID RENTAL AREA

🏷️ Possibly a rental listed for sale. The $54,900 price doesn't fit this home's estimated sale value (~$70,224) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 10.0% in Ecorse — 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 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: 60 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $6k of equity ($380 loan paydown + $5k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 16 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.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,076 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.01% ✓
• Cap rate: 15.31%
• Cash-on-cash: 32.21%
• DSCR: 2.43
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $70,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3027 Bassett St	0.22mi	3/1.0 (+1)	962 (+4%)	3mo	$55,000	$57	76
2906 S Ethel St	0.31mi	2/1.0	892 (-4%)	6mo	$67,800	$76	75
2900 S Ethel St	0.31mi	2/1.0	892 (-4%)	6mo	$67,800	$76	75
3929 14th St	0.26mi	3/1.0 (+1)	876 (-5%)	3mo	$78,000	$89	72
3765 12th St	0.18mi	3/2.0 (+1)	864 (-6%)	2mo	$50,000	$58	70
2544 S Beatrice St	0.50mi	3/1.0 (+1)	956 (+4%)	3mo	$115,000	$120	63
10 E Auburn Ave	0.69mi	2/1.0	942 (+2%)	4mo	$60,000	$64	61
58 Ridge St	0.56mi	3/1.0 (+1)	950 (+3%)	8mo	$87,000	$92	57
462 Campbell St	0.43mi	3/1.0 (+1)	1,056 (+14%)	1mo	$37,500	$36	50
4134 17th St	0.58mi	3/2.0 (+1)	822 (-11%)	5mo	$59,000	$72	41
27 Knox St St	0.66mi	2/1.0	792 (-14%)	10mo	$74,000	$93	37
349 Frazier St	0.71mi	3/2.0 (+1)	1,036 (+12%)	2mo	$120,000	$116	36

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: 48.9%
• Equity multiple: 4.66×
• Total profit: $56,242
• Equity at exit: $49,458

10-year hold

• IRR: 42.7%
• Equity multiple: 10.44×
• Total profit: $145,092
• Equity at exit: $106,659

Cash invested: $15,372 (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 48229

• Home prices YoY: 33.9%
• Active inventory: 60
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$288
• Tax from tax record: −$149 /mo · $1,785/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $413

Break-even live

Break-even rent $582

Max offer price $54,900

Occupancy floor 58%

Sensitivity live

Price	-10% $444	-5% $428	+0% $413	+5% $397	+10% $381
Rent	-10% $325	-5% $369	+0% $413	+5% $456	+10% $500
Rate	-1.0pp $440	-0.5pp $427	base $413	+0.5pp $398	+1.0pp $384

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	18d	1	0.05mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	18d	1	0.49mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	25d	1	0.81mi
1331 Pingree Ave Lincoln Park, MI	2.0	1.0	725	$1,300	$1.79	0d	1	0.92mi
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	25d	1	0.94mi
1201 Fort St Lincoln Park, MI	1.0	1.0	636	$795	$1.25	23d	1	1.03mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	25d	1	1.18mi
1583 Empire Ave Lincoln Park, MI	1.0	1.0	700	$1,050	$1.50	25d	1	1.19mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	45d	1	1.20mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	25d	1	1.20mi
1563 Wilson Ave Lincoln Park, MI	1.0	1.0	750	$895	$1.19	6d	1	1.20mi
1308 Hanford Ave Apt 3 Lincoln Park, MI	1.0	1.0	650	$1,200	$1.85	25d	1	1.23mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	18d	1	1.24mi
1374 Hanford Ave Lincoln Park, MI	1.0	1.0	900	$950	$1.06	0d	1	1.28mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	25d	1	1.30mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	16d	1	1.36mi
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	6d	1	1.37mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	16d	1	1.37mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	25d	1	1.45mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	25d	1	1.45mi
4471 High St Unit 25-4 Ecorse, MI	1.0	1.0	600	$1,025	$1.71	19d	1	1.45mi
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	0d	1	1.47mi

Listing history 43 events

1. 2026-04-09
   status Pending
2. 2025-12-18
   soldstatus $50,000
3. 2025-12-03
   status Pending 485-char remark

   Show marketing remark (485 chars)

   Turnkey investment ready to generate immediate income! This tenant-occupied property has all city-required repairs completed and a current Certificate of Occupancy, making it a hassle-free addition to any portfolio. The home is in great condition, offering stable cash flow and minimal maintenance needs. Located in a solid rental area near schools, shopping, and major expressways, this property is ideal for both new and seasoned investors seeking reliable returns with low overhead.

4. 2025-12-03
   status Pending

   Show marketing remark (485 chars)

   Turnkey investment ready to generate immediate income! This tenant-occupied property has all city-required repairs completed and a current Certificate of Occupancy, making it a hassle-free addition to any portfolio. The home is in great condition, offering stable cash flow and minimal maintenance needs. Located in a solid rental area near schools, shopping, and major expressways, this property is ideal for both new and seasoned investors seeking reliable returns with low overhead.

5. 2025-12-03
   historical

   Show marketing remark (485 chars)

   Turnkey investment ready to generate immediate income! This tenant-occupied property has all city-required repairs completed and a current Certificate of Occupancy, making it a hassle-free addition to any portfolio. The home is in great condition, offering stable cash flow and minimal maintenance needs. Located in a solid rental area near schools, shopping, and major expressways, this property is ideal for both new and seasoned investors seeking reliable returns with low overhead.

6. 2025-11-19
   status Active
7. 2025-11-18
   historical
8. 2025-11-11
   listed $54,900 Active

   Show marketing remark (485 chars)

   Turnkey investment ready to generate immediate income! This tenant-occupied property has all city-required repairs completed and a current Certificate of Occupancy, making it a hassle-free addition to any portfolio. The home is in great condition, offering stable cash flow and minimal maintenance needs. Located in a solid rental area near schools, shopping, and major expressways, this property is ideal for both new and seasoned investors seeking reliable returns with low overhead.

9. 2025-11-11
   listed $54,900 Active 485-char remark

   Show marketing remark (485 chars)

   Turnkey investment ready to generate immediate income! This tenant-occupied property has all city-required repairs completed and a current Certificate of Occupancy, making it a hassle-free addition to any portfolio. The home is in great condition, offering stable cash flow and minimal maintenance needs. Located in a solid rental area near schools, shopping, and major expressways, this property is ideal for both new and seasoned investors seeking reliable returns with low overhead.

10. 2024-12-06
    historical
11. 2024-12-05
    historical
12. 2024-12-04
    listed $44,900 Active
13. 2024-12-04
    historical
14. 2024-12-04
    historical
15. 2024-08-28
    listed $44,900 Active
16. 2024-08-28
    listed $44,900 Active
17. 2024-08-28
    listed $44,900 Active
18. 2024-08-15
    historical
19. 2024-08-15
    historical
20. 2024-07-22
    price $53,000
21. 2024-07-22
    price $53,000
22. 2024-06-25
    listed $55,000 Active
23. 2024-06-25
    listed $55,000 Active
24. 2023-06-20
    historical
25. 2023-06-20
    historical
26. 2023-05-19
    listed $57,999 Active
27. 2023-05-19
    listed $57,999 Active
28. 2023-04-24
    historical
29. 2023-04-24
    historical
30. 2023-03-28
    price $59,900
31. 2023-03-28
    price $59,900
32. 2023-03-11
    price $69,900
33. 2023-03-10
    price $69,900
34. 2023-03-10
    listed $58,000 Active
35. 2023-03-10
    listed $58,000 Active
36. 2022-06-28
    historical
37. 2022-06-28
    historical
38. 2022-04-14
    price $45,000
39. 2022-04-14
    price $45,000
40. 2022-04-13
    status Active
41. 2022-04-12
    historical
42. 2022-03-28
    listed $50,000 Active
43. 2022-03-28
    listed $50,000 Active

ⓘ 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: $1,785 · $149/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,247
• − Mortgage interest: −$3,075
• − Property taxes: −$1,785
• − Insurance: −$274
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$1,597
• Taxable income: $4,396
• Est. tax owed @ 24.0%: −$1,055
• After-tax cash flow: $3,896/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

+0.0% since first listed

43 events — show timeline

• 2026-04-09 Pending — REALCOMP
• 2025-12-18 Sold (Public Records) $50,000 Public Records
• 2025-12-03 Pending — MiRealSource-MiMLS
• 2025-12-03 Pending — REALCOMP
• 2025-12-03 Listing Removed — REALCOMP
• 2025-11-19 Relisted — REALCOMP
• 2025-11-18 Listing Removed — REALCOMP
• 2025-11-11 Listed $54,900 MiRealSource-MiMLS
• 2025-11-11 Listed $54,900 REALCOMP
• 2024-12-06 Listing Removed — MiRealSource-MiMLS
• 2024-12-05 Listing Removed — REALCOMP
• 2024-12-04 Listing Removed — MiRealSource-MiMLS
• 2024-12-04 Listing Removed — REALCOMP
• 2024-12-04 Listed $44,900 REALCOMP
• 2024-08-28 Listed $44,900 MiRealSource-MiMLS
• 2024-08-28 Listed $44,900 MiRealSource-MiMLS
• 2024-08-28 Listed $44,900 REALCOMP
• 2024-08-15 Listing Removed — MiRealSource-MiMLS
• 2024-08-15 Listing Removed — REALCOMP
• 2024-07-22 Price Changed $53,000 MiRealSource-MiMLS
• 2024-07-22 Price Changed $53,000 REALCOMP
• 2024-06-25 Listed $55,000 MiRealSource-MiMLS
• 2024-06-25 Listed $55,000 REALCOMP
• 2023-06-20 Listing Removed — MiRealSource-MiMLS
• 2023-06-20 Listing Removed — REALCOMP
• 2023-05-19 Listed $57,999 MiRealSource-MiMLS
• 2023-05-19 Listed $57,999 REALCOMP
• 2023-04-24 Listing Removed — MiRealSource-MiMLS
• 2023-04-24 Listing Removed — REALCOMP
• 2023-03-28 Price Changed $59,900 MiRealSource-MiMLS
• 2023-03-28 Price Changed $59,900 REALCOMP
• 2023-03-11 Price Changed $69,900 MiRealSource-MiMLS
• 2023-03-10 Price Changed $69,900 REALCOMP
• 2023-03-10 Listed $58,000 MiRealSource-MiMLS
• 2023-03-10 Listed $58,000 REALCOMP
• 2022-06-28 Listing Removed — REALCOMP
• 2022-06-28 Listing Removed — MiRealSource-MiMLS
• 2022-04-14 Price Changed $45,000 MiRealSource-MiMLS
• 2022-04-14 Price Changed $45,000 REALCOMP
• 2022-04-13 Relisted — REALCOMP
• 2022-04-12 Listing Removed — REALCOMP
• 2022-03-28 Listed $50,000 MiRealSource-MiMLS
• 2022-03-28 Listed $50,000 REALCOMP

Property tax history

+2.8%/yr

Latest (2025): $1,785 · -23.0% YoY. Source: county tax records.