3844 8th St · Ecorse, MI 48229

$34,900

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 9 Days on market

Built 1966 3,049 sqft lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor Special! Opportunity awaits at 3844 8th Street in Ecorse. this property is being sold as-is and requires a complete renovation. Ideal for investors, contractors, or buyers looking for their next rehab project. The home offers approximately 1,248 square feet with 1.5 baths and sits on a residential lot in an established neighborhood. Bring your vision and tools - this property has significant upside potential for a fix-and-flip, rental investment, or long-term hold. Cash or renovation financing only. Buyer to verify all information and property condition. Sold strictly as-is; seller to make no repairs.

Key facts

• 3,049 sq ft lot
• Built 1966
• Listed 9 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Aluminum siding and brick exterior; Block foundation
• Exterior features: Paved road access; Lot approximately 0.07 acres (30 x 107.82)

Interior

• Bedrooms: Total of 3 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 28.5% 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; 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 $4k of equity ($241 loan paydown + $3k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 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.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,900

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.51% ✓
• Cap rate: 28.51%
• Cash-on-cash: 79.35%
• DSCR: 4.53
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $118,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4067 High St	0.42mi	3/2.0	1,214 (-3%)	5mo	$119,000	$98	69
20 W Broadway St	0.52mi	4/1.0 (+1)	1,260 (+1%)	2mo	$49,000	$39	65
3846 18th St	0.50mi	3/1.5	1,168 (-6%)	3mo	$50,000	$43	63
57 E Glenwood St	0.55mi	4/1.5 (+1)	1,214 (-3%)	4mo	$79,900	$66	62
4138 11th St	0.48mi	3/1.5	1,140 (-9%)	4mo	$127,000	$111	60
4133 16th St	0.58mi	3/1.0	1,174 (-6%)	2mo	$130,000	$111	60
70 E Rockwood St	0.59mi	4/2.0 (+1)	1,296 (+4%)	2mo	$85,000	$66	58
41 Le Blanc St	0.50mi	3/1.0	1,133 (-9%)	2mo	$112,500	$99	57
3953 19th St	0.56mi	3/1.0	1,066 (-15%)	3mo	$50,000	$47	46
19 Forest St	0.62mi	2/1.0 (-1)	1,380 (+11%)	1mo	$45,625	$33	45
26695 E Outer Dr	0.73mi	3/1.5	1,104 (-12%)	4mo	$105,000	$95	43
4226 12th St	0.64mi	2/1.0 (-1)	1,065 (-15%)	4mo	$120,000	$113	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: 89.4%
• Equity multiple: 7.16×
• Total profit: $60,229
• Equity at exit: $31,441

10-year hold

• IRR: 84.1%
• Equity multiple: 15.85×
• Total profit: $145,139
• Equity at exit: $67,803

Cash invested: $9,772 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$183
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $646

Break-even live

Break-even rent $409

Max offer price $34,900

Occupancy floor 42%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	24d	1	0.49mi
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	17d	1	0.50mi
4282 7th St Ecorse, MI	3.0	1.0	1144	$1,250	$1.09	24d	1	0.68mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	0.70mi
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	5d	1	1.00mi
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	1d	1	1.03mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	1.08mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	24d	1	1.08mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	1.13mi
4573 3rd St Ecorse, MI	2.0	1.0	1000	$1,300	$1.30	15d	1	1.21mi
4581 High St Unit 13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	1.29mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	1.33mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	24d	1	1.33mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	43d	1	1.46mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	24d	1	1.46mi

Listing history 7 events

1. 2026-06-18
   days on market $34,900 Active 9 DOM
2. 2026-06-17
   days on market $34,900 Active 8 DOM
3. 2026-06-16
   days on market $34,900 Active 7 DOM
4. 2026-06-15
   days on market $34,900 Active 6 DOM
5. 2026-06-13
   days on market $34,900 Active 4 DOM
6. 2026-06-10
   remarks 615-char remark
7. 2026-06-10
   listed $34,900 Active 1 DOM

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $1,504 · $125/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 6/10 Major FEMA zone X (shaded) · 71% 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,719
• − Mortgage interest: −$1,955
• − Property taxes: −$1,504
• − Insurance: −$174
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$1,015
• Taxable income: $7,716
• Est. tax owed @ 24.0%: −$1,852
• After-tax cash flow: $5,902/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

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $34,900 REALCOMP
• 2026-06-09 Listed $34,900 MiRealSource-MiMLS

Property tax history

-1.9%/yr

Latest (2025): $1,504 · -0.4% YoY. Source: county tax records.