3756 19th St · Ecorse, MI 48229

$72,500

3 bd · 1.0 ba · 1,034 sqft · SingleFamily public records · 234 Days on market

Built 1945 4,356 sqft lot Est $98k · 26% 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

INVESTMENT OPPORTUNITY: brick home in attractive neighborhood with basement and garage. Home is currently rented at $900.00.

Key facts

• Garage
• Basement
• Brick home

Tags

• BRICK HOME
• BASEMENT
• GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water
• Home design: Cape Cod style; Single-family residence; Residential property
• Construction: Brick construction; Built in 1945
• Exterior features: Public water; Lot approximately 0.1 acre

Interior

• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: One full bathroom (primary bathroom listed)
• Heating & cooling: Forced air heating
• Interior features: Three total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: 60 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $8k of equity ($501 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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 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: 13.77%
• Cash-on-cash: 26.72%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $98,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3027 Bassett St	0.06mi	3/1.0	962 (-7%)	3mo	$55,000	$57	83
462 Campbell St	0.37mi	3/1.0	1,056 (+2%)	1mo	$37,500	$36	78
3953 19th St	0.31mi	3/1.0	1,066 (+3%)	3mo	$50,000	$47	78
2544 S Beatrice St	0.34mi	3/1.0	956 (-8%)	3mo	$115,000	$120	69
3846 18th St	0.15mi	3/1.5	1,168 (+13%)	3mo	$50,000	$43	67
349 Frazier St	0.69mi	3/2.0	1,036 (+0%)	2mo	$120,000	$116	62
2483 S Ethel St	0.33mi	3/1.0	1,167 (+13%)	4mo	$80,000	$69	60
26695 E Outer Dr	0.69mi	3/1.5	1,104 (+7%)	4mo	$105,000	$95	51
41 Le Blanc St	0.73mi	3/1.0	1,133 (+10%)	2mo	$112,500	$99	48
4133 16th St	0.62mi	3/1.0	1,174 (+14%)	2mo	$130,000	$111	47
4138 11th St	0.71mi	3/1.5	1,140 (+10%)	4mo	$127,000	$111	44
2955 S Dartmouth St	0.68mi	3/1.0	1,188 (+15%)	5mo	$68,000	$57	40

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: 44.5%
• Equity multiple: 4.36×
• Total profit: $68,297
• Equity at exit: $65,314

10-year hold

• IRR: 38.5%
• Equity multiple: 9.79×
• Total profit: $178,536
• Equity at exit: $140,852

Cash invested: $20,300 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$380
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $452

Break-even live

Break-even rent $648

Max offer price $72,500

Occupancy floor 58%

Sensitivity live

Price	-10% $493	-5% $472	+0% $452	+5% $431	+10% $411
Rent	-10% $356	-5% $404	+0% $452	+5% $500	+10% $548
Rate	-1.0pp $488	-0.5pp $470	base $452	+0.5pp $433	+1.0pp $414

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	18d	1	0.09mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	18d	1	0.41mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	25d	1	0.48mi
1331 Pingree Ave Lincoln Park, MI	2.0	1.0	725	$1,300	$1.79	0d	1	0.90mi
4282 7th St Ecorse, MI	3.0	1.0	1144	$1,250	$1.09	25d	1	1.02mi
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	0d	1	1.04mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	18d	1	1.15mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	25d	1	1.16mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	44d	1	1.20mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	25d	1	1.20mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	15d	1	1.23mi
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	0d	1	1.31mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	25d	1	1.40mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	25d	1	1.40mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	0d	1	1.41mi
875 Raupp Pl Unit 2 Lincoln Park, MI	2.0	1.0	800	$970	$1.21	17d	1	1.41mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	15d	1	1.43mi
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	6d	1	1.47mi

Listing history 29 events

1. 2026-06-21
   days on market $72,500 Active 234 DOM
2. 2026-06-18
   days on market $72,500 Active 231 DOM
3. 2026-06-17
   days on market $72,500 Active 230 DOM
4. 2026-06-16
   days on market $72,500 Active 229 DOM
5. 2026-06-15
   days on market $72,500 Active 228 DOM
6. 2026-06-13
   days on market $72,500 Active 226 DOM
7. 2026-06-09
   days on market $72,500 Active 222 DOM
8. 2026-06-08
   days on market $72,500 Active 221 DOM
9. 2026-06-07
   days on market $72,500 Active 220 DOM
10. 2026-06-04
    days on market $72,500 Active 217 DOM
11. 2026-06-03
    days on market $72,500 Active 216 DOM
12. 2026-06-02
    days on market $72,500 Active 215 DOM
13. 2026-06-01
    days on market $72,500 Active 214 DOM
14. 2026-05-31
    days on market $72,500 Active 213 DOM
15. 2026-04-01
    price $72,500 124-char remark

    Show marketing remark (126 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood with basement and garage. Home is currently rented at $900.00.

16. 2026-04-01
    price $72,500 126-char remark

    Show marketing remark (126 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood with basement and garage. Home is currently rented at $900.00.

17. 2026-04-01
    price $72,500

    Show marketing remark (126 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood with basement and garage. Home is currently rented at $900.00.

18. 2025-10-30
    listed $75,000 Active 124-char remark

    Show marketing remark (126 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood with basement and garage. Home is currently rented at $900.00.

19. 2025-10-30
    listed $75,000 Active 126-char remark

    Show marketing remark (126 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood with basement and garage. Home is currently rented at $900.00.

20. 2025-10-30
    listed $75,000 Active

    Show marketing remark (126 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood with basement and garage. Home is currently rented at $900.00.

21. 2019-09-23
    soldstatus $129,000
22. 2018-05-03
    soldstatus $24,377 Sold
23. 2018-05-03
    soldstatus $24,377 Closed
24. 2018-03-16
    status Pending
25. 2018-03-13
    historical
26. 2018-02-21
    status Pending
27. 2018-02-21
    status Pending
28. 2018-01-24
    listed $29,900 Active
29. 2018-01-24
    listed $29,900 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: $1,218 · $102/mo
• Projected year-2 tax: $1,218 · $102/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) · 16% 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: $14,642
• − Mortgage interest: −$4,061
• − Property taxes: −$1,218
• − Insurance: −$362
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$2,109
• Taxable income: $4,548
• Est. tax owed @ 24.0%: −$1,091
• After-tax cash flow: $4,332/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

+142.5% since first listed

15 events — show timeline

• 2026-04-01 Price Changed $72,500 MiRealSource-MiMLS
• 2026-04-01 Price Changed $72,500 REALCOMP
• 2026-04-01 Price Changed $72,500 SW Michigan MLS
• 2025-10-30 Listed $75,000 SW Michigan MLS
• 2025-10-30 Listed $75,000 REALCOMP
• 2025-10-30 Listed $75,000 MiRealSource-MiMLS
• 2019-09-23 Sold (Public Records) $129,000 Public Records
• 2018-05-03 Sold (MLS) $24,377 MiRealSource-MiMLS
• 2018-05-03 Sold (MLS) $24,377 REALCOMP
• 2018-03-16 Pending — REALCOMP
• 2018-03-13 Listing Removed — REALCOMP
• 2018-02-21 Pending — MiRealSource-MiMLS
• 2018-02-21 Pending — REALCOMP
• 2018-01-24 Listed $29,900 MiRealSource-MiMLS
• 2018-01-24 Listed $29,900 REALCOMP

Property tax history

-3.3%/yr

Latest (2025): $1,218 · -48.4% YoY. Source: county tax records.