26 E Woodward St · Ecorse, MI 48229

$70,000

2 bd · 1.0 ba · 1,045 sqft · SingleFamily public records · 44 Days on market

Built 1913 3,485 sqft lot Est $93k · 25% under ↓ 4% since listing

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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

Beautifully updated 2-bedroom home priced below market for a quick sale. Updated within the last year with new flooring, fresh paint, and an updated kitchen. Solid home with a clean, inviting interior and strong overall appeal. Exterior could use a little TLC, but the home offers great value for a first-time buyer, downsizer, or investor. Excellent opportunity to own an affordable property with updates already completed. Priced to sell fast.

Key facts

• Fresh paint
• New flooring
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW FLOORING
• FRESH PAINT
• CLEAN INVITING INTERIOR

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot approximately 0.08 acres (30 x 114)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air cooling
• Interior features: Crawl space basement; Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 9.6% in Ecorse — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 56 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $7k of equity ($484 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 44 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.68% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.62%
• DSCR: 1.96
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $93,005
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 E Charlotte Ave	0.22mi	2/1.0	991 (-5%)	1mo	$88,000	$89	80
25 W Broadway St	0.15mi	3/1.0 (+1)	1,000 (-4%)	2mo	$69,000	$69	79
4260 Pitt St	0.27mi	3/1.5 (+1)	998 (-4%)	2mo	$31,000	$31	71
4059 High St	0.25mi	3/2.0 (+1)	996 (-5%)	3mo	$100,000	$100	69
28 E Alexis Ave	0.18mi	3/1.0 (+1)	928 (-11%)	0mo	$65,000	$70	68
4222 High St	0.25mi	2/1.0	933 (-11%)	11mo	$90,000	$96	62
4250 7th St	0.55mi	2/1.0	935 (-10%)	0mo	$37,750	$40	56
3973 10th St	0.63mi	3/1.5 (+1)	1,064 (+2%)	6mo	$106,000	$100	56
58 Ridge St	0.52mi	3/1.0 (+1)	950 (-9%)	8mo	$87,000	$92	48
4138 11th St	0.70mi	3/1.5 (+1)	1,140 (+9%)	4mo	$127,000	$111	42
35 Bell St	0.57mi	3/2.0 (+1)	1,176 (+12%)	6mo	$27,000	$23	39
3948 10th St	0.67mi	3/1.0 (+1)	909 (-13%)	10mo	$76,500	$84	34

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: 40.5%
• Equity multiple: 4.10×
• Total profit: $60,693
• Equity at exit: $63,062

10-year hold

• IRR: 34.9%
• Equity multiple: 9.22×
• Total profit: $161,189
• Equity at exit: $135,995

Cash invested: $19,600 (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 48229

• Home prices YoY: 33.9%
• Active inventory: 56
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$367
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $353

Break-even live

Break-even rent $729

Max offer price $70,000

Occupancy floor 65%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	5d	1	0.52mi
4282 7th St Ecorse, MI	3.0	1.0	1144	$1,250	$1.09	24d	1	0.57mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	0.60mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	24d	1	0.60mi
4581 High St Unit 13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	0.81mi
4573 3rd St Ecorse, MI	2.0	1.0	1000	$1,300	$1.30	15d	1	0.86mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	24d	1	0.89mi
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	24d	1	0.98mi
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	17d	1	1.09mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	24d	1	1.14mi
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	1d	1	1.15mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	1.16mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	1.21mi
1583 Empire Ave Lincoln Park, MI	1.0	1.0	700	$1,050	$1.50	24d	1	1.21mi
1563 Wilson Ave Lincoln Park, MI	1.0	1.0	750	$895	$1.19	5d	1	1.39mi

Listing history 17 events

1. 2026-06-18
   days on market $70,000 Active 44 DOM
2. 2026-06-17
   days on market $70,000 Active 43 DOM
3. 2026-06-16
   days on market $70,000 Active 42 DOM
4. 2026-06-15
   days on market $70,000 Active 41 DOM
5. 2026-06-13
   days on market $70,000 Active 39 DOM
6. 2026-06-09
   days on market $70,000 Active 35 DOM
7. 2026-06-08
   days on market $70,000 Active 34 DOM
8. 2026-06-07
   days on market $70,000 Active 33 DOM
9. 2026-06-04
   days on market $70,000 Active 30 DOM
10. 2026-06-03
    days on market $70,000 Active 29 DOM
11. 2026-06-02
    pricedays on market $70,000 Active 28 DOM
12. 2026-06-01
    days on market $72,000 Active 27 DOM
13. 2026-05-31
    days on market $72,000 Active 26 DOM
14. 2026-05-08
    price $72,000 445-char remark

    Show marketing remark (445 chars)

    Beautifully updated 2-bedroom home priced below market for a quick sale. Updated within the last year with new flooring, fresh paint, and an updated kitchen. Solid home with a clean, inviting interior and strong overall appeal. Exterior could use a little TLC, but the home offers great value for a first-time buyer, downsizer, or investor. Excellent opportunity to own an affordable property with updates already completed. Priced to sell fast.

15. 2026-05-08
    price $72,000

    Show marketing remark (445 chars)

    Beautifully updated 2-bedroom home priced below market for a quick sale. Updated within the last year with new flooring, fresh paint, and an updated kitchen. Solid home with a clean, inviting interior and strong overall appeal. Exterior could use a little TLC, but the home offers great value for a first-time buyer, downsizer, or investor. Excellent opportunity to own an affordable property with updates already completed. Priced to sell fast.

16. 2026-05-05
    listed $75,000 Active 445-char remark

    Show marketing remark (445 chars)

    Beautifully updated 2-bedroom home priced below market for a quick sale. Updated within the last year with new flooring, fresh paint, and an updated kitchen. Solid home with a clean, inviting interior and strong overall appeal. Exterior could use a little TLC, but the home offers great value for a first-time buyer, downsizer, or investor. Excellent opportunity to own an affordable property with updates already completed. Priced to sell fast.

17. 2026-05-05
    listed $75,000 Active

    Show marketing remark (445 chars)

    Beautifully updated 2-bedroom home priced below market for a quick sale. Updated within the last year with new flooring, fresh paint, and an updated kitchen. Solid home with a clean, inviting interior and strong overall appeal. Exterior could use a little TLC, but the home offers great value for a first-time buyer, downsizer, or investor. Excellent opportunity to own an affordable property with updates already completed. Priced to sell fast.

ⓘ 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: $2,158 · $180/mo
• Projected year-2 tax: $2,158 · $180/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 2/10 Low FEMA zone X (unshaded) · 6% 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,116
• − Mortgage interest: −$3,921
• − Property taxes: −$2,158
• − Insurance: −$350
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,036
• Taxable income: $3,392
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $3,424/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

-4.0% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $72,000 MiRealSource-MiMLS
• 2026-05-08 Price Changed $72,000 REALCOMP
• 2026-05-05 Listed $75,000 REALCOMP
• 2026-05-05 Listed $75,000 MiRealSource-MiMLS

Property tax history

+3.6%/yr

Latest (2025): $2,158 · -48.3% YoY. Source: county tax records.