1270 E 1st St · Monroe, MI 48161

$55,000

5 bd · 2.0 ba · 1,857 sqft · SingleFamily public records · 75 Days on market

Built 1913 4,356 sqft lot $30/sqft · 62% below area

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 5-bedroom, 2-bath home in Monroe with great bones and tons of potential! Many major updates already done, including a newer furnace and water heater, sump pump. Recent improvements include a newly installed footing, partial roof replacement on the pitched portion of the home and freshly poured concrete sidewalk. Home just needs some cosmetic updates to make it shine. Conveniently located near downtown Monroe, parks, shopping, and major freeways. Perfect for investors or handy buyers looking for value and space. Home sold AS-IS; seller will make no repairs. Per sellers request buyer to use same title company as seller to close (estates title) Property is being sold as-is. Seller will not turn on utilities for inspections.

Key facts

• Newer furnace
• Near shopping
• Water heater

Tags

• NEWER FURNACE
• WATER HEATER
• NEAR DOWNTOWN MONROE
• NEAR PARKS
• NEAR SHOPPING
• NEAR MAJOR FREEWAYS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.4% 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 32% 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 3.31% ✓
• Cap rate: 28.42%
• Cash-on-cash: 79.01%
• DSCR: 4.52
• GRM: 2.5

CMA / ARV

• ARV (median comp): $144,281
• List price: $55,000
• Delta: -61.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1270 E 1st St	0.00mi	5/2.0	1,857 (0%)	1mo	$45,000	$24	99
422 E 1st St	0.67mi	4/2.0 (-1)	1,728 (-7%)	2mo	$179,900	$104	50
934 Cherry St	0.75mi	5/2.0	1,700 (-8%)	6mo	$165,000	$97	46
411 Mason Run Blvd	0.75mi	4/2.5 (-1)	1,800 (-3%)	11mo	$250,000	$139	44
410 Lapoint Ave	0.71mi	4/2.5 (-1)	1,800 (-3%)	14mo	$271,045	$151	43
726 E Front St	0.48mi	4/1.5 (-1)	1,750 (-6%)	24mo	$195,000	$111	41
427 Navarre St	0.62mi	4/2.0 (-1)	1,769 (-5%)	24mo	$42,500	$24	38
720 Jerome St	0.69mi	4/2.0 (-1)	1,684 (-9%)	17mo	$226,500	$135	34
204 Arbor Ave	0.72mi	4/2.0 (-1)	1,650 (-11%)	15mo	$248,000	$150	30
406 E Third St	0.71mi	4/1.0 (-1)	2,058 (+11%)	13mo	$220,000	$107	29

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: 79.1%
• Equity multiple: 4.62×
• Total profit: $55,721
• Equity at exit: $8,201

10-year hold

• IRR: 82.6%
• Equity multiple: 9.57×
• Total profit: $131,901
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $1,014

Break-even live

Break-even rent $539

Max offer price $55,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,045	-5% $1,030	+0% $1,014	+5% $998	+10% $983
Rent	-10% $870	-5% $942	+0% $1,014	+5% $1,086	+10% $1,158
Rate	-1.0pp $1,042	-0.5pp $1,028	base $1,014	+0.5pp $1,000	+1.0pp $985

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-04
   status Pending 739-char remark

   Show marketing remark (740 chars)

   Spacious 5-bedroom, 2-bath home in Monroe with great bones and tons of potential! Many major updates already done, including a newer furnace and water heater, sump pump. Recent improvements include a newly installed footing, partial roof replacement on the pitched portion of the home and freshly poured concrete sidewalk. Home just needs some cosmetic updates to make it shine. Conveniently located near downtown Monroe, parks, shopping, and major freeways. Perfect for investors or handy buyers looking for value and space. Home sold AS-IS; seller will make no repairs. Per sellers request buyer to use same title company as seller to close (estates title) Property is being sold as-is. Seller will not turn on utilities for inspections.

2. 2026-05-04
   status Pending 740-char remark

   Show marketing remark (740 chars)

   Spacious 5-bedroom, 2-bath home in Monroe with great bones and tons of potential! Many major updates already done, including a newer furnace and water heater, sump pump. Recent improvements include a newly installed footing, partial roof replacement on the pitched portion of the home and freshly poured concrete sidewalk. Home just needs some cosmetic updates to make it shine. Conveniently located near downtown Monroe, parks, shopping, and major freeways. Perfect for investors or handy buyers looking for value and space. Home sold AS-IS; seller will make no repairs. Per sellers request buyer to use same title company as seller to close (estates title) Property is being sold as-is. Seller will not turn on utilities for inspections.

3. 2026-04-02
   price $55,000 739-char remark

   Show marketing remark (739 chars)

   Spacious 5-bedroom, 2-bath home in Monroe with great bones and tons of potential! Many major updates already done, including a newer furnace and water heater, sump pump. Recent improvements include a newly installed footing, partial roof replacement on the pitched portion of the home and freshly poured concrete sidewalk. Home just needs some cosmetic updates to make it shine. Conveniently located near downtown Monroe, parks, shopping, and major freeways. Perfect for investors or handy buyers looking for value and space. Home sold AS-IS; seller will make no repairs. Per sellers request buyer to use same title company as seller to close (estates title) Property is being sold as-is. Seller will not turn on utilities for inspections.

4. 2026-04-01
   price $55,000 740-char remark

   Show marketing remark (740 chars)

   Spacious 5-bedroom, 2-bath home in Monroe with great bones and tons of potential! Many major updates already done, including a newer furnace and water heater, sump pump. Recent improvements include a newly installed footing, partial roof replacement on the pitched portion of the home and freshly poured concrete sidewalk. Home just needs some cosmetic updates to make it shine. Conveniently located near downtown Monroe, parks, shopping, and major freeways. Perfect for investors or handy buyers looking for value and space. Home sold AS-IS; seller will make no repairs. Per sellers request buyer to use same title company as seller to close (estates title) Property is being sold as-is. Seller will not turn on utilities for inspections.

5. 2026-02-18
   listed $64,999 Active 739-char remark

   Show marketing remark (740 chars)

   Spacious 5-bedroom, 2-bath home in Monroe with great bones and tons of potential! Many major updates already done, including a newer furnace and water heater, sump pump. Recent improvements include a newly installed footing, partial roof replacement on the pitched portion of the home and freshly poured concrete sidewalk. Home just needs some cosmetic updates to make it shine. Conveniently located near downtown Monroe, parks, shopping, and major freeways. Perfect for investors or handy buyers looking for value and space. Home sold AS-IS; seller will make no repairs. Per sellers request buyer to use same title company as seller to close (estates title) Property is being sold as-is. Seller will not turn on utilities for inspections.

6. 2026-02-18
   listed $64,999 Active 740-char remark

   Show marketing remark (740 chars)

   Spacious 5-bedroom, 2-bath home in Monroe with great bones and tons of potential! Many major updates already done, including a newer furnace and water heater, sump pump. Recent improvements include a newly installed footing, partial roof replacement on the pitched portion of the home and freshly poured concrete sidewalk. Home just needs some cosmetic updates to make it shine. Conveniently located near downtown Monroe, parks, shopping, and major freeways. Perfect for investors or handy buyers looking for value and space. Home sold AS-IS; seller will make no repairs. Per sellers request buyer to use same title company as seller to close (estates title) Property is being sold as-is. Seller will not turn on utilities for inspections.

7. 2025-12-06
   status Pending
8. 2025-12-06
   status Pending
9. 2025-12-05
   historical
10. 2025-12-05
    historical
11. 2025-11-14
    listed $69,999 Active
12. 2025-11-14
    listed $69,999 Active
13. 2025-11-11
    historical
14. 2025-07-24
    historical
15. 2025-07-24
    historical
16. 2025-06-10
    listed $50,000 Active
17. 2025-06-10
    listed $50,000 Active
18. 1999-07-16
    soldstatus $42,000
19. 1999-06-30
    soldstatus $42,000
20. 1999-06-21
    historical
21. 1998-12-29
    listed $42,500

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $1,369 · $114/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 5/10 Major FEMA zone X (unshaded) · 41% 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: $21,864
• − Mortgage interest: −$3,081
• − Property taxes: −$1,369
• − Insurance: −$275
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$1,600
• Taxable income: $12,041
• Est. tax owed @ 24.0%: −$2,890
• After-tax cash flow: $9,278/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

+29.4% since first listed

21 events — show timeline

• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-04-02 Price Changed $55,000 MiRealSource-MiMLS
• 2026-04-01 Price Changed $55,000 REALCOMP
• 2026-02-18 Listed $64,999 REALCOMP
• 2026-02-18 Listed $64,999 MiRealSource-MiMLS
• 2025-12-06 Pending — REALCOMP
• 2025-12-06 Pending — MiRealSource-MiMLS
• 2025-12-05 Listing Removed — MiRealSource-MiMLS
• 2025-12-05 Listing Removed — REALCOMP
• 2025-11-14 Listed $69,999 MiRealSource-MiMLS
• 2025-11-14 Listed $69,999 REALCOMP
• 2025-11-11 Coming Soon — MiRealSource-MiMLS
• 2025-07-24 Listing Removed — REALCOMP
• 2025-07-24 Listing Removed — MiRealSource-MiMLS
• 2025-06-10 Listed $50,000 REALCOMP
• 2025-06-10 Listed $50,000 MiRealSource-MiMLS
• 1999-07-16 Sold (Public Records) $42,000 Public Records
• 1999-06-30 Sold (MLS) $42,000 MiRealSource-MiMLS
• 1999-06-21 Listing Removed — MiRealSource-MiMLS
• 1998-12-29 Listed $42,500 MiRealSource-MiMLS

Property tax history

+4.6%/yr

Latest (2025): $1,369 · +50.7% YoY. Source: county tax records.