Deep Dive into Eastpointe, MI: A Detroit Ring City

Deep Dive into Eastpointe, MI: A Detroit Ring City

Today, we’re Deep Diving into the City of Eastpointe in Macomb County, Michigan.

Eastpointe is just one of Metro Detroit’s 185 cities and 290 neighborhoods. We’ve created this series to explore each one, giving real estate investors all the info they need to decide where to buy next in this fast-developing area.

We’re Detroiters who’ve bought, flipped and managed rentals here for over 30 years, so we’ll be giving you a mix of housing market data and our own local knowledge to give you a full picture of what to expect when investing in Eastpointe.

To get started, take our video tour, where we show you what the neighborhoods and houses in this city look like:

Then read on for all the data you need to evaluate Eastpointe’s investment potential, including:

• Sale Trends
• Rents Trends
• Current Properties on the Market
• Tenant Demographics
• Neighborhood Livability
• …and more.

As a bonus, we’ll also tell you exactly which streets we think are great for landlords to focus on.

And if you want to compare Eastpointe to other areas on your radar, you can check out all the cities we’ve covered in our past Deep Dives:

Interested in an area that’s not listed here? Please let us know! We’d be happy to share our data with you, and we’re always open to suggestions on which neighborhood to cover next.

Now, it’s time to dive into Eastpointe.

Overview of Eastpointe, Michigan

Eastpointe is a suburb of Detroit that sits close to Lake St Clair and the desirable Grosse Pointe neighborhoods, directly bordering the City of Detroit:

Because of this, Eastpointe is what we call a Ring City–cities which border Detroit, but generally have stronger housing markets, better tenant demographics, and higher quality of life.

Translation: Ideal investment locations. (As a matter of fact, we manage a number of properties here ourselves!)

But don’t just take our word for it–here are some fast facts on Eastpointe, to give you a feel for the area:

In short, this is a Class B city that’s extremely popular with renters.

Did you notice those rental vacancy rates? <1%? No, that is not a typo.

There is so much demand for properties here that the city is actively trying to add more units. But with its:

• Attractively low property prices,
• Proximity to Downtown Detroit and the Grosse Pointes, and;
• A 6.2% increase in the number of households in Eastpointe from 2016-2021,

Demand here isn’t going to decrease anytime soon.

Let’s take a deeper look at the numbers to see why.

Housing Market Analysis

First, let’s look at property prices and rental trends in Eastpointe over the past few years.

Sale Trends

We last did a Deep Dive into Eastpointe back in October 2020, and looking at the numbers today, it’s remarkable to witness the growth happening here.

In December 2016, the average house price in Eastpointe was $65,025. By 2020 it had increased to $104,414, and today it’s at $147,519–an increase of more than 126% in less than 10 years:

House prices are still growing by 5.6% YoY, so these appreciation gains aren’t a thing of the past. And the high demand for rental units means RTP ratios are likely to keep pace with that growth, too.

Want more info on specific investment opportunities in Eastpointe, Detroit, or Michigan? Contact us for a free consultation.

Rent Trends

Back in 2020, the average rent in Eastpointe was $1,080/month, but as of February 2025, it’s increased by exactly 25%:

With average rents at $1,350 and an average sale price of $147,519, this gives us an RTP ratio of .915%–just shy of the 1% rule.

But these are averages. There are still tons of properties in Eastpointe that can easily meet a 1% RTP ratio.

Let’s take a look at some to illustrate.

Investment Opportunities in Eastpointe, MI

First, here’s a snapshot of what’s for sale in Eastpointe in February 2025

Almost everything is in the $100-$250k range, with most priced between $120k and $140k, and while some properties may need minor renovations, a lot of the units here are essentially turnkey–making this a great Ring City for out-of-state investors.

Now, let’s compare this to the rentals currently on Zillow:

Most rental properties here are small (~1,000 sq. ft.), 2- or 3-bedroom detached houses, and rent for $1,200-$1,400 a month.

So, with most homes priced between $120,000 and $140,000, it’s fairly straightforward to find solid cash-flowing units.

We’ve pulled some real-life examples to show you what’s possible.

Example Investment Properties

Let’s take a look at two similar properties in Eastpointe for comparison.

1. The Turnkey Rental

This is a 3-bedroom, 2-bathroom, recently refreshed house for sale on Donald Ave:

This is essentially a turnkey rental, so it would be ideal for landlords looking for immediate returns without the need for additional renovations.

Here’s a hypothetical breakdown of how the numbers could work:

Purchase Price: $121,200 (based on the Zestimate)

Repair Costs: $0

After-Repair Value: $121,200

Monthly Rent: $1,400 (based on comps)

RTP Ratio: 1.15%

And honestly, this property is not unique. You can find plenty with projections like these.

Let’s look at one more, just for fun.

1. The Slight Fixer-Upper

Here’s another house for sale for comparison, just a few blocks away:

This home is a little smaller than the first, with a 50% larger lot size, but it could benefit from some minor cosmetic improvements to maximize its rental investment potential.

Here’s how it might look:

Purchase Price: $115,100 (according to the Zestimate)

Repair Costs: $10,000

After-Repair Value: $125,100

Monthly Rent: $1,400 (based on comps)

RTP Ratio: 1.12%

We hope this illustrates that it really is easy to find cash-flowing rentals in Eastpointe!

Area and Tenant Quality

Now that we’ve looked at the numbers, let’s move on to a more qualitative analysis.

 

We’re going to analyze Eastpointe’s:

1. Housing Stock Quality
2. Tenant Quality
3. Area Development
4. Crime & Safety

 

To give an overall view of the liveability of the area, and what kinds of tenants it attracts.

Housing Stock

Most of the homes in Eastpointe were built in the post-war period (1940-1960), and by far the most popular type of home here is bungalow style, either brick or frame construction.

The housing stock here is also fairly bijoux: around 1,000 square feet, with relatively small lots.

But this means the properties here remain very affordable, both for investors and owner-occupiers, who make up 69% of residents in Eastpointe. That pretty high homeownership rate is also reflected in how well-maintained the majority of Eastpointe’s neighborhoods are.

And, as we’ve seen, most units here don’t need significant repairs. However, if you’re looking for a fixer-upper, keep an eye out for common issues like:

1. Corroded or outdated cast-iron plumbing
2. Asbestos in insulation, tiles, or ductwork
3. Lead-based paint on walls or trim
4. Deteriorated structural supports or framing
5. Insufficient or absent insulation
6. Aging systems: roof, HVAC, plumbing, and electrical

Homes from the 40’s and 50’s might be hiding issues like these, so always check when doing inspections.

Tenant Stock

What’s the most important part of any rental investment?

Tenants.

So, what kind of tenants can you expect in Eastpointe?

Here’s a snapshot:

If we operate on the general rule of “Rent should = 3x monthly salary”, this means that Eastpointe residents should be capable of paying rent consistently each month:

• Average Monthly Household Income: $4,849.67
• Average Monthly Rent: $1,350
• Income = 3.6x Monthly Rent

However, the per capita income is slightly lower here than in the rest of Metro Detroit, and the unemployment rate is slightly higher. So while there are many tenants who are financially secure, there is a broad spectrum of potential applicants.

Translation: Screening is key! (But isn’t it always?)

In summary, this is a Class B area, and it attracts Class B tenants–especially families and professionals looking for quiet suburban life close to the big city.

Economic Development

Detroit as a whole is seeing a huge resurgence right now. Billions of dollars of investment is coming in, innovative tech businesses are moving in, and house prices have risen by record levels for 9 straight years in a row.

Eastpointe is feeling the effects of this renaissance, too. Here are some projects in the works for 2025 and beyond:

1. Nine Mile Corridor Plan:

• This plan focuses on revitalizing the Nine Mile Road area with improved infrastructure, streetscapes, and public spaces. The goal is to create a more walkable, attractive environment for residents and businesses.

1. Police and Court Building Development:

• A new $8 million Police and Court building is being developed, with community input shaping the design. This project aims to modernize facilities and improve public services.

1. Kelly Road Complete Streets Corridor Plan:

• This initiative involves redesigning Kelly Road to include safer traffic circulation, better public spaces, multi-modal transportation options, and green infrastructure. It also aims to support local businesses and real estate development.

Together, these projects are likely to enhance Eastpointe’s appeal, potentially driving up rental demand and property values even further in the coming years.

Crime and Safety

According to Niche.com, residents of Eastpointe have mixed feelings about safety in the area. While some describe the community as quiet and neighborly, others express concerns about crime, particularly given its proximity to Detroit.

Overall, safety experiences seem to vary depending on the specific neighborhood, with areas north of Nine Mile generally considered safer.

Metro Detroit as a whole is a place where the character and safety of neighborhoods can vary significantly, sometimes even from one block to the next. That’s why it’s crucial to choose your investment location wisely.

We strongly encourage conducting thorough on-the-ground research or teaming up with a local expert, like us, who can provide valuable insights and help you make informed decisions before making a purchase.

Investment Report Card

Now let’s add all of this up and see how Eastpointe performs.

We’ve created this standardized Report Card for each city we cover, so you can understand how we evaluate and determine the overall scores:

In summary, this is a solid Class B neighborhood that’s got:

• Strong tenant pool
• Affordable turnkey rental properties
• High rental demand
• Steady home value appreciation

What’s not to like as a rental investor?

So, if you’re interested in acquiring a unit of your own here, these are our top picks for the best streets to invest on in Eastpointe:

Streets to Focus On:

1. Piper Street, which is an attractive neighborhood with a mix of brick and frame homes, and where you can easily find turnkey rental properties for under $150k.
2. JFK Memorial Park and the surrounding streets are good areas to find slightly more expensive properties ($150k+), and these will always be in high demand with tenants due to their proximity to the park.
3. Donald Avenue, where you have almost exclusively brick bungalows lining this quiet, attractive street. It’s also close to a school, so it’s popular with families.

We hope we’ve armed you with all the information you need to make your next investment decision. But be sure to check out our other Deep Dives for more great areas to consider!

 

Stay tuned for our upcoming Deep Dives into other Metro Detroit neighborhoods. If you have a specific area in mind, leave a comment, and we’ll be sure to cover it in one of our next installments.

Want to explore investment properties in Eastpointe? Contact us for a list of our available units.