37 Le Blanc St · River Rouge, MI 48218

$94,900

3 bd · 1.0 ba · 990 sqft · SingleFamily public records · 91 Days on market

Built 1921 6,534 sqft lot Est $88k · 8% over

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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 +22.9/30.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +6.3/10.0
• ARV discount +4.0/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks MLS

Back on the market! This time, it's ready Go and Show! Calling all investors and 1st time home buyers! This home has been remodeled with new EVERYTHING! Exterior and interior. New roof, siding, windows and flooring throughout. New kitchen and bath remodeled 3/2026. Perfectly located in the center of everything. Seller is acquiring the CO from the city. BATVAI Schedule your appointment today!

Key facts

• Remodeled
• New kitchen
• New siding

Tags

• REMODELED
• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• NEW FLOORING
• NEW KITCHEN

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Enclosed patio/porch; Paved road access

Interior

• Kitchen: No appliances listed other than gas water heater
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Enclosed basement
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#454 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing B+; Watch: health & safety D, crime F, amenities F.
• River Rouge School District (suburban): math 3% / reading 12% proficiency, ranked #535 of 540 in MI (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ann Visger K5 Preparatory Academy (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 621 students, 93% FRL); Cb Sabbath 68 Preparatory Academy (math 2% / reading 12%, grade F, #481 of 493 statewide, top 98%, 301 students, 93% FRL); River Rouge High School (math 2% / reading 8%, grade F, #704 of 713 statewide, top 100%, 966 students, 85% FRL) — zoned schools at 90% FRL track the district average.
• Market conditions: 60 active listings in the ZIP; 8 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 $10k of equity ($656 loan paydown + $9k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 91 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 21y ago; this cycle's ask has dropped $35k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $95k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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: 1.13% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $88,110
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Forest St	0.27mi	3/1.0	1,005 (+2%)	2mo	$45,625	$45	84
47 E Auburn St	0.25mi	3/1.0	950 (-4%)	6mo	$35,000	$37	77
10 E Auburn Ave	0.18mi	2/1.0 (-1)	942 (-5%)	4mo	$60,000	$64	75
41 Le Blanc St	0.01mi	3/1.0	1,133 (+14%)	2mo	$112,500	$99	73
251 Richter St	0.69mi	3/1.0	974 (-2%)	5mo	$87,700	$90	61
462 Campbell St	0.64mi	3/1.0	1,056 (+7%)	1mo	$37,500	$36	58
294 Richter St	0.57mi	3/1.0	1,056 (+7%)	6mo	$123,000	$116	57
349 Frazier St	0.65mi	3/2.0	1,036 (+5%)	2mo	$120,000	$116	57
3765 12th St	0.47mi	3/2.0	864 (-13%)	2mo	$50,000	$58	52
319 Polk Ave	0.61mi	2/1.0 (-1)	912 (-8%)	6mo	$38,500	$42	48
3973 10th St	0.74mi	3/1.5	1,064 (+8%)	6mo	$106,000	$100	46
3929 14th St	0.70mi	3/1.0	876 (-12%)	3mo	$78,000	$89	46

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: 29.8%
• Equity multiple: 3.34×
• Total profit: $62,306
• Equity at exit: $85,493

10-year hold

• IRR: 25.8%
• Equity multiple: 7.59×
• Total profit: $175,218
• Equity at exit: $184,370

Cash invested: $26,572 (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 48218

• Home prices YoY: 28.4%
• Active inventory: 60
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,074 high
• Mortgage (P&I): −$498
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $166

Break-even live

Break-even rent $864

Max offer price $94,900

Occupancy floor 80%

Sensitivity live

Price	-10% $220	-5% $193	+0% $166	+5% $139	+10% $113
Rent	-10% $81	-5% $124	+0% $166	+5% $209	+10% $251
Rate	-1.0pp $214	-0.5pp $190	base $166	+0.5pp $142	+1.0pp $117

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	18d	1	0.57mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	26d	1	0.79mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	16d	1	1.00mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	45d	1	1.05mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	26d	1	1.05mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	19d	1	1.09mi
1331 Pingree Ave Lincoln Park, MI	2.0	1.0	725	$1,300	$1.79	1d	1	1.40mi
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	6d	1	1.46mi

Listing history 50 events

1. 2026-06-21
   days on market $94,900 Active 91 DOM
2. 2026-06-18
   days on market $94,900 Active 88 DOM
3. 2026-06-17
   days on market $94,900 Active 87 DOM
4. 2026-06-16
   days on market $94,900 Active 86 DOM
5. 2026-06-15
   days on market $94,900 Active 85 DOM
6. 2026-06-13
   pricedays on market $94,900 Active 83 DOM
7. 2026-06-09
   days on market $104,900 Active 79 DOM
8. 2026-06-08
   days on market $104,900 Active 78 DOM
9. 2026-06-07
   days on market $104,900 Active 77 DOM
10. 2026-06-04
    days on market $104,900 Active 74 DOM
11. 2026-06-03
    days on market $104,900 Active 73 DOM
12. 2026-06-02
    days on market $104,900 Active 72 DOM
13. 2026-06-01
    days on market $104,900 Active 71 DOM
14. 2026-05-31
    days on market $104,900 Active 70 DOM
15. 2026-05-16
    price $104,900 394-char remark

    Show marketing remark (394 chars)

    Back on the market! This time, it's ready Go and Show! Calling all investors and 1st time home buyers! This home has been remodeled with new EVERYTHING! Exterior and interior. New roof, siding, windows and flooring throughout. New kitchen and bath remodeled 3/2026. Perfectly located in the center of everything. Seller is acquiring the CO from the city. BATVAI Schedule your appointment today!

16. 2026-05-15
    price $104,900
17. 2026-05-01
    price $109,900 394-char remark

    Show marketing remark (394 chars)

    Back on the market! This time, it's ready Go and Show! Calling all investors and 1st time home buyers! This home has been remodeled with new EVERYTHING! Exterior and interior. New roof, siding, windows and flooring throughout. New kitchen and bath remodeled 3/2026. Perfectly located in the center of everything. Seller is acquiring the CO from the city. BATVAI Schedule your appointment today!

18. 2026-04-30
    price $109,900
19. 2026-04-15
    price $119,900 394-char remark

    Show marketing remark (394 chars)

    Back on the market! This time, it's ready Go and Show! Calling all investors and 1st time home buyers! This home has been remodeled with new EVERYTHING! Exterior and interior. New roof, siding, windows and flooring throughout. New kitchen and bath remodeled 3/2026. Perfectly located in the center of everything. Seller is acquiring the CO from the city. BATVAI Schedule your appointment today!

20. 2026-04-14
    price $119,900
21. 2026-03-25
    status Active 394-char remark

    Show marketing remark (394 chars)

    Back on the market! This time, it's ready Go and Show! Calling all investors and 1st time home buyers! This home has been remodeled with new EVERYTHING! Exterior and interior. New roof, siding, windows and flooring throughout. New kitchen and bath remodeled 3/2026. Perfectly located in the center of everything. Seller is acquiring the CO from the city. BATVAI Schedule your appointment today!

22. 2026-03-23
    historical 394-char remark

    Show marketing remark (394 chars)

    Back on the market! This time, it's ready Go and Show! Calling all investors and 1st time home buyers! This home has been remodeled with new EVERYTHING! Exterior and interior. New roof, siding, windows and flooring throughout. New kitchen and bath remodeled 3/2026. Perfectly located in the center of everything. Seller is acquiring the CO from the city. BATVAI Schedule your appointment today!

23. 2026-03-23
    listed $129,900 Active

    Show marketing remark (394 chars)

    Back on the market! This time, it's ready Go and Show! Calling all investors and 1st time home buyers! This home has been remodeled with new EVERYTHING! Exterior and interior. New roof, siding, windows and flooring throughout. New kitchen and bath remodeled 3/2026. Perfectly located in the center of everything. Seller is acquiring the CO from the city. BATVAI Schedule your appointment today!

24. 2026-03-22
    listed $129,900 Active 394-char remark

    Show marketing remark (394 chars)

    Back on the market! This time, it's ready Go and Show! Calling all investors and 1st time home buyers! This home has been remodeled with new EVERYTHING! Exterior and interior. New roof, siding, windows and flooring throughout. New kitchen and bath remodeled 3/2026. Perfectly located in the center of everything. Seller is acquiring the CO from the city. BATVAI Schedule your appointment today!

25. 2026-02-01
    historical
26. 2026-02-01
    historical
27. 2025-07-17
    price $89,900
28. 2025-07-16
    price $89,900
29. 2025-07-10
    listed $120,000 Active
30. 2025-07-10
    listed $120,000 Active
31. 2022-01-07
    soldstatus $35,000 Sold
32. 2022-01-07
    soldstatus $35,000 Closed
33. 2022-01-05
    status Pending
34. 2022-01-05
    status Pending
35. 2021-11-10
    listed $39,900 Active
36. 2021-11-10
    listed $39,900 Active
37. 2018-07-20
    soldstatus $6,900 Sold
38. 2018-07-20
    soldstatus $6,900 Closed
39. 2018-07-16
    status Pending
40. 2018-07-16
    status Pending
41. 2018-07-11
    status Active
42. 2018-07-11
    status Active
43. 2018-07-09
    status Pending
44. 2018-07-09
    status Pending
45. 2018-06-06
    price $8,900
46. 2018-06-06
    price $8,900
47. 2018-05-30
    price $12,900
48. 2018-05-30
    price $12,900
49. 2018-04-23
    listed $27,000 Active
50. 2018-04-23
    listed $27,000 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: $1,741 · $145/mo
• Projected year-2 tax: $1,741 · $145/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $12,889
• − Mortgage interest: −$5,316
• − Property taxes: −$1,741
• − Insurance: −$474
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,761
• Taxable income: $535
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $1,867/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: River Rouge School District
• NCES district ID: 2629760
• Math proficiency: 3% ▼ -7.00%
• Reading proficiency: 12% ▼ -4.00%
• Median HH income: $26,664
• Composite: 5.29/100
• National rank: #10033
• State rank: #535 of 540 in MI

Livability — River Rouge

• Score: 65/100
• State rank: #454
• US rank: #12700

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment F Housing B+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: River Rouge, MI
• City population: 7,096
• Population (ZIP): 7,096

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 0.66)
• Race & ethnicity: Black 45% White 34% Two or more races 16% Hispanic / Latino 16%
• Hispanic origin (detail): Mexican 9% Puerto Rican 5%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 11% Arabic 2% Other Indo-European 1%

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: ▲ 77.93%
• Current HPI: 352.3551
• 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

+109.8% since first listed

44 events — show timeline

• 2026-05-16 Price Changed $104,900 MiRealSource-MiMLS
• 2026-05-15 Price Changed $104,900 REALCOMP
• 2026-05-01 Price Changed $109,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $109,900 REALCOMP
• 2026-04-15 Price Changed $119,900 MiRealSource-MiMLS
• 2026-04-14 Price Changed $119,900 REALCOMP
• 2026-03-25 Relisted — MiRealSource-MiMLS
• 2026-03-23 Listing Removed — MiRealSource-MiMLS
• 2026-03-23 Listed $129,900 REALCOMP
• 2026-03-22 Listed $129,900 MiRealSource-MiMLS
• 2026-02-01 Listing Removed — REALCOMP
• 2026-02-01 Listing Removed — MiRealSource-MiMLS
• 2025-07-17 Price Changed $89,900 MiRealSource-MiMLS
• 2025-07-16 Price Changed $89,900 REALCOMP
• 2025-07-10 Listed $120,000 MiRealSource-MiMLS
• 2025-07-10 Listed $120,000 REALCOMP
• 2022-01-07 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2022-01-07 Sold (MLS) $35,000 REALCOMP
• 2022-01-05 Pending — MiRealSource-MiMLS
• 2022-01-05 Pending — REALCOMP
• 2021-11-10 Listed $39,900 MiRealSource-MiMLS
• 2021-11-10 Listed $39,900 REALCOMP
• 2018-07-20 Sold (MLS) $6,900 MiRealSource-MiMLS
• 2018-07-20 Sold (MLS) $6,900 REALCOMP
• 2018-07-16 Pending — MiRealSource-MiMLS
• 2018-07-16 Pending — REALCOMP
• 2018-07-11 Relisted — MiRealSource-MiMLS
• 2018-07-11 Relisted — REALCOMP
• 2018-07-09 Pending — MiRealSource-MiMLS
• 2018-07-09 Pending — REALCOMP
• 2018-06-06 Price Changed $8,900 MiRealSource-MiMLS
• 2018-06-06 Price Changed $8,900 REALCOMP
• 2018-05-30 Price Changed $12,900 MiRealSource-MiMLS
• 2018-05-30 Price Changed $12,900 REALCOMP
• 2018-04-23 Listed $27,000 MiRealSource-MiMLS
• 2018-04-23 Listed $27,000 REALCOMP
• 2009-07-14 Sold (MLS) $2,500 REALCOMP
• 2009-03-12 Listed $4,900 REALCOMP
• 2005-08-03 Sold (Public Records) $45,000 Public Records
• 2005-06-16 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2005-05-25 Listing Removed — MiRealSource-MiMLS
• 2005-05-19 Listing Removed — REALCOMP
• 2005-02-05 Listed $49,900 REALCOMP
• 2005-02-01 Listed $49,999 MiRealSource-MiMLS

Property tax history

-1.2%/yr

Latest (2025): $1,741 · -7.8% YoY. Source: county tax records.