3834 19th St · Ecorse, MI 48229

$45,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 2 Days on market

Built 1945 3,920 sqft lot Est $70k · 36% 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

2 BEDROOM / 1 BATH HOME. UPDATED KITCHEN AND ALL KITCHEN APPLIANCES STAY. UPDATED ELECTRICAL. ATTIC EXPANSION. MUST CLOSE BY JUNE 9, 2026 OWNER WILL STAY IF POSSIBLE FOR 60 DAYS

Key facts

• Updated electrical
• Updated kitchen
• Attic expansion

Tags

• UPDATED KITCHEN
• ALL KITCHEN APPLIANCES STAY
• UPDATED ELECTRICAL
• ATTIC EXPANSION

Property features AI

Finance

• Other: Subdivision: MOON & HUTTON SUB; Cross street: North of West Outer Drive / East of South Electric Street
• Financial info: $1,552 annual tax (as listed)
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story
• Construction: Brick construction; 900 above-grade finished square feet
• Exterior features: Lot measures approximately 39 x 105 (0.09 acre)

Interior

• Bedrooms: Total of 2 rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Gas water heater; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 21.8% vs local median 9.6% 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: 56 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $5k of equity ($311 loan paydown + $4k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $14k; list at $45k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1945 — 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: 2.54% ✓
• Cap rate: 21.75%
• Cash-on-cash: 55.22%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $70,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2906 S Ethel St	0.21mi	2/1.0	892 (-1%)	6mo	$67,800	$76	84
2900 S Ethel St	0.21mi	2/1.0	892 (-1%)	6mo	$67,800	$76	84
3027 Bassett St	0.07mi	3/1.0 (+1)	962 (+7%)	3mo	$55,000	$57	78
3381 S Ethel St	0.20mi	3/1.0 (+1)	900 (0%)	10mo	$70,000	$78	77
3929 14th St	0.33mi	3/1.0 (+1)	876 (-3%)	3mo	$78,000	$89	73
3765 12th St	0.38mi	3/2.0 (+1)	864 (-4%)	2mo	$50,000	$58	65
2969 S Bassett St	0.12mi	3/1.0 (+1)	775 (-14%)	2mo	$45,000	$58	64
2544 S Beatrice St	0.44mi	3/1.0 (+1)	956 (+6%)	3mo	$115,000	$120	61
12901 Visger St	0.68mi	3/1.0 (+1)	862 (-4%)	1mo	$85,000	$99	56
4134 17th St	0.49mi	3/2.0 (+1)	822 (-9%)	5mo	$59,000	$72	50
58 Ridge St	0.73mi	3/1.0 (+1)	950 (+6%)	8mo	$87,000	$92	44
413 Frazier St	0.63mi	3/1.0 (+1)	1,021 (+13%)	10mo	$95,000	$93	35

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: 68.1%
• Equity multiple: 5.88×
• Total profit: $61,459
• Equity at exit: $40,540

10-year hold

• IRR: 61.8%
• Equity multiple: 13.06×
• Total profit: $151,994
• Equity at exit: $87,425

Cash invested: $12,600 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,141 high
• Mortgage (P&I): −$236
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $580

Break-even live

Break-even rent $407

Max offer price $45,000

Occupancy floor 44%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	16d	1	0.26mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	0.33mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	24d	1	0.68mi
1201 Fort St Lincoln Park, MI	1.0	1.0	636	$795	$1.25	21d	1	0.84mi
1308 Hanford Ave Apt 3 Lincoln Park, MI	1.0	1.0	650	$1,200	$1.85	24d	1	1.04mi
1563 Wilson Ave Lincoln Park, MI	1.0	1.0	750	$895	$1.19	4d	1	1.06mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	1.07mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	1.08mi
1583 Empire Ave Lincoln Park, MI	1.0	1.0	700	$1,050	$1.50	24d	1	1.08mi
1374 Hanford Ave Lincoln Park, MI	1.0	1.0	900	$1,000	$1.11	4d	1	1.09mi
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	24d	1	1.15mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	14d	1	1.16mi
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	1d	1	1.27mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	43d	1	1.29mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	24d	1	1.29mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	24d	1	1.33mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	1d	1	1.36mi
875 Raupp Pl Unit 2 Lincoln Park, MI	2.0	1.0	800	$970	$1.21	16d	1	1.38mi
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	4d	1	1.42mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	24d	1	1.48mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	24d	1	1.49mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	1.49mi
4471 High St Unit 25-4 Ecorse, MI	1.0	1.0	600	$1,025	$1.71	17d	1	1.49mi

Listing history 5 events

1. 2026-05-21
   status Pending

   Show marketing remark (177 chars)

   2 BEDROOM / 1 BATH HOME. UPDATED KITCHEN AND ALL KITCHEN APPLIANCES STAY. UPDATED ELECTRICAL. ATTIC EXPANSION. MUST CLOSE BY JUNE 9, 2026 OWNER WILL STAY IF POSSIBLE FOR 60 DAYS

2. 2026-05-21
   status Pending 177-char remark

   Show marketing remark (177 chars)

   2 BEDROOM / 1 BATH HOME. UPDATED KITCHEN AND ALL KITCHEN APPLIANCES STAY. UPDATED ELECTRICAL. ATTIC EXPANSION. MUST CLOSE BY JUNE 9, 2026 OWNER WILL STAY IF POSSIBLE FOR 60 DAYS

3. 2026-05-19
   listed $45,000 Active

   Show marketing remark (177 chars)

   2 BEDROOM / 1 BATH HOME. UPDATED KITCHEN AND ALL KITCHEN APPLIANCES STAY. UPDATED ELECTRICAL. ATTIC EXPANSION. MUST CLOSE BY JUNE 9, 2026 OWNER WILL STAY IF POSSIBLE FOR 60 DAYS

4. 2026-05-19
   listed $45,000 Active 177-char remark

   Show marketing remark (177 chars)

   2 BEDROOM / 1 BATH HOME. UPDATED KITCHEN AND ALL KITCHEN APPLIANCES STAY. UPDATED ELECTRICAL. ATTIC EXPANSION. MUST CLOSE BY JUNE 9, 2026 OWNER WILL STAY IF POSSIBLE FOR 60 DAYS

5. 2000-08-18
   soldstatus $14,000

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $802 · $67/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 3/10 Moderate FEMA zone X (unshaded) · 18% 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: $13,691
• − Mortgage interest: −$2,521
• − Property taxes: −$802
• − Insurance: −$225
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$1,309
• Taxable income: $6,644
• Est. tax owed @ 24.0%: −$1,595
• After-tax cash flow: $5,363/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

+221.4% since first listed

5 events — show timeline

• 2026-05-21 Pending — REALCOMP
• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-19 Listed $45,000 MiRealSource-MiMLS
• 2026-05-19 Listed $45,000 REALCOMP
• 2000-08-18 Sold (Public Records) $14,000 Public Records

Property tax history

-7.8%/yr

Latest (2025): $802 · -39.1% YoY. Source: county tax records.