171 Charles St · River Rouge, MI 48218

$85,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 1 Days on market

Built 1923 Est $73k · 17% over

---

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 +26.8/30.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• ARV discount +0.0/15.0

Listing remarks

Cozy home, big yard, safe neighborhood

Key facts

• Built 1923

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $85k).

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, schools F, crime 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.
• Market conditions: 58 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1923 — 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: 1.17% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.70%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $72,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Beechwood St	0.30mi	3/1.0 (+1)	1,150 (+3%)	4mo	$30,000	$26	74
111 Burke St	0.31mi	2/1.0	1,000 (-11%)	5mo	$24,000	$24	63
235 Richter St	0.64mi	3/1.0 (+1)	1,152 (+3%)	1mo	$45,625	$40	59
1246 S Liddesdale St	0.67mi	3/1.0 (+1)	1,108 (-1%)	4mo	$48,000	$43	58
1726 S Ethel St	0.62mi	3/1.0 (+1)	1,076 (-4%)	4mo	$50,000	$46	56
285 Campbell St	0.45mi	3/1.0 (+1)	1,029 (-8%)	6mo	$125,000	$121	56
287 Richter St	0.69mi	3/1.0 (+1)	1,140 (+2%)	6mo	$120,000	$105	55
235 Goodell St	0.69mi	3/1.5 (+1)	1,092 (-2%)	4mo	$147,000	$135	53
1699 S Deacon St	0.63mi	3/1.0 (+1)	1,192 (+6%)	4mo	$78,000	$65	51
1745 S Ethel St	0.60mi	3/1.0 (+1)	1,200 (+7%)	5mo	$65,000	$54	50
349 Frazier St	0.58mi	3/2.0 (+1)	1,036 (-8%)	2mo	$120,000	$116	50
251 Richter St	0.65mi	3/1.0 (+1)	974 (-13%)	5mo	$87,700	$90	39

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: 32.9%
• Equity multiple: 3.57×
• Total profit: $61,071
• Equity at exit: $76,575

10-year hold

• IRR: 28.4%
• Equity multiple: 8.07×
• Total profit: $168,203
• Equity at exit: $165,136

Cash invested: $23,800 (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: 58
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $992 high
• Mortgage (P&I): −$446
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $232

Break-even live

Break-even rent $698

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $280	-5% $256	+0% $232	+5% $208	+10% $184
Rent	-10% $154	-5% $193	+0% $232	+5% $271	+10% $310
Rate	-1.0pp $275	-0.5pp $254	base $232	+0.5pp $210	+1.0pp $188

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	15d	1	0.16mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	44d	1	0.34mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	25d	1	0.34mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	25d	1	0.45mi
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	25d	1	0.99mi
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	18d	1	1.29mi
764 Woodmere St Apt 8 Detroit, MI	2.0	1.0	990	$1,100	$1.11	44d	1	1.45mi

Listing history 1 events

1. 2026-05-26
   listed $85,000 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: $844 · $70/mo
• Projected year-2 tax: $1,077 · $90/mo
• Expected delta: +$232/yr (+$19/mo · 27.5%)

ⓘ 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) · 64% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $11,903
• − Mortgage interest: −$4,761
• − Property taxes: −$844
• − Insurance: −$425
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$2,473
• Taxable income: $1,496
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $2,427/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

1 event — show timeline

• 2026-05-26 Listed $85,000 FSBO.com

Property tax history

-8.9%/yr

Latest (2025): $844 · -27.7% YoY. Source: county tax records.