619 E Morocco Rd · Ida, MI 48182

$137,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 20 Days on market

Built 1928 0.88 ac lot

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Full of potential, this 2-bedroom, 1-bath home sits on nearly an acre . 88, offering plenty of outdoor space and a peaceful setting. Recent major updates provide peace of mind, including a new furnace in 2023, roof in 2018, siding in 2014, and water heater in 2025.

Key facts

• 0.88 acre lot
• Built 1928
• Listed 20 days

Property features AI

Exterior

• Utilities: Private well water; Septic sewer system; Natural gas service
• Home design: Residential, single-story home; Built in 1928; Entry and main living areas on the main level
• Construction: Vinyl siding; Basement foundation; Built in 1928
• Exterior features: Rural setting; Road frontage

Interior

• Kitchen: Kitchen on the main level (approx. 11 x 10)
• Bedrooms: Two bedrooms on the main level (approx. 12 x 8 and 12 x 11)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air heating; Natural gas fuel
• Interior features: Total of 6 rooms; Basement present
• Laundry & utility: Basement provides utility/laundry space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $135k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Ida Public School District (rural): math 39% / reading 55% proficiency, ranked #101 of 540 in MI (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 79 active listings in the ZIP; solid renter incomes; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $947 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $134,945 (1.5% below list)

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. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.16%
• DSCR: 1.63
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $6,573
• Equity at exit: $20,427

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $42,597
• Equity at exit: $11,845

Cash invested: $38,360 (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 48182

• Active inventory: 79
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,592 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$29 /mo · $354/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $453

Break-even live

Break-even rent $1,019

Max offer price $137,000

Occupancy floor 67%

Sensitivity live

Price	-10% $530	-5% $492	+0% $453	+5% $414	+10% $375
Rent	-10% $327	-5% $390	+0% $453	+5% $516	+10% $579
Rate	-1.0pp $522	-0.5pp $488	base $453	+0.5pp $417	+1.0pp $381

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $137,000 Active 20 DOM
2. 2026-06-19
   days on market $137,000 Active 18 DOM
3. 2026-06-18
   days on market $137,000 Active 17 DOM
4. 2026-06-17
   days on market $137,000 Active 16 DOM
5. 2026-06-16
   days on market $137,000 Active 15 DOM
6. 2026-06-15
   days on market $137,000 Active 14 DOM
7. 2026-06-14
   days on market $137,000 Active 12 DOM
8. 2026-06-12
   days on market $137,000 Active 11 DOM
9. 2026-06-09
   days on market $137,000 Active 8 DOM
10. 2026-06-09
    price $137,000 Active 7 DOM
11. 2026-06-08
    days on market $144,000 Active 7 DOM
12. 2026-06-07
    days on market $144,000 Active 6 DOM
13. 2026-06-05
    days on market $144,000 Active 3 DOM
14. 2026-06-03
    pricedays on market $144,000 Active 2 DOM
15. 2026-06-01
    statusdays on marketlisting id $159,900 Active 1 DOM
16. 2026-05-31
    days on market $159,900 Coming Soon 3 DOM
17. 2026-05-30
    days on market $159,900 Coming Soon 2 DOM
18. 2026-05-28
    historical $159,900

ⓘ 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: $354 · $29/mo
• Projected year-2 tax: $1,232 · $103/mo
• Expected delta: +$878/yr (+$73/mo · 248.3%)

ⓘ 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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,105
• − Mortgage interest: −$7,674
• − Property taxes: −$354
• − Insurance: −$685
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$3,985
• Taxable income: $3,350
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $4,629/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: Ida Public School District
• NCES district ID: 2619050
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $74,806
• Composite: 42.61/100
• National rank: #3190
• State rank: #101 of 540 in MI

Livability — Ida

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Monroe · 31,363 people
• City population: 10,275
• Metro: Monroe, MI
• Population (ZIP): 20,705
• Household income: $83,155
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 12.7

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 14% Lithuanian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▼ -140.99%
• Current HPI: 158.2484
• 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

1 event — show timeline

• 2026-05-28 Coming Soon $159,900 MiRealSource-MiMLS

Property tax history

-2.8%/yr

Latest (2025): $354 · -55.3% YoY. Source: county tax records.