Deep Dive into Metro Detroit Ring Cities: Eastpointe

We’re taking a closer look at Eastpointe, located in Macomb County, Michigan.

This city is one of Metro Detroit’s 185 municipalities and 290 neighborhoods. Our goal with this series is to break down each one, giving real estate investors all the details they need to decide where their next opportunity lies in this ever-evolving region.

With over 30 years of experience buying, flipping, and managing rental properties in Detroit, we bring you a unique combination of hard market data and firsthand knowledge. Together, these insights will help you fully understand what investing in Eastpointe could offer.

Start by watching our video tour, where we take you through Eastpointe’s streets and homes to give you a feel for what this city looks like:

Afterward, keep reading for all the key stats and details you’ll need to evaluate Eastpointe’s potential, including:

• Sales trends
• Rent trends
• Current listings
• Tenant profiles
• Neighborhood livability
  …and more.

We’ll even throw in a bonus section highlighting which streets we believe are worth your focus.

And if you’re weighing Eastpointe against other neighborhoods or cities, don’t forget to browse through our previous Deep Dives for side-by-side comparisons:

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, let’s dive into Eastpointe.

Overview of Eastpointe

Eastpointe, a Detroit suburb nestled near Lake St. Clair and the upscale Grosse Pointe neighborhoods, directly borders the Motor City itself:

Known locally as a “Ring City,” Eastpointe shares the advantage of proximity to Detroit while boasting stronger housing markets, better tenant demographics, and a higher quality of life. Simply put, it’s a prime spot for investment.

(Fun fact: we manage several properties here and see its potential firsthand!)

But don’t just take our word for it—check out some fast facts about Eastpointe to understand what makes this city stand out:

With exceptionally low rental vacancy rates (<1%—yes, you read that right) and increasing demand for housing, Eastpointe is working hard to add more rental units to its inventory.

Combine that with affordable home prices, closeness to Downtown Detroit and the Grosse Pointes, and a 6.2% rise in the number of households from 2016 to 2021, and it’s clear why demand isn’t cooling off anytime soon.

Now, let’s dig into the numbers to uncover even more about what makes Eastpointe a smart investment choice.

Housing Market Analysis

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

Sale Trends

Eastpointe’s property market has seen extraordinary growth over the past several years, showing off its potential as a solid investment area.

Back in December 2016, the average home in Eastpointe cost just $65,025. By 2020, that figure had climbed to $104,414. Fast forward to today, and the average price has reached $147,519—a staggering 126% increase in under a decade:

Source: Zillow

Even now, house prices continue to rise at a healthy 5.6% year-over-year, showing that this isn’t just a past trend. The strong rental demand in the area also supports high RTP ratios, meaning Eastpointe offers both short-term rental income and long-term appreciation potential.

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

Rent Trends

Since 2020, Eastpointe’s rental market has demonstrated solid upward momentum. At that time, the average monthly rent was $1,080.

Fast forward to February 2025, and rents have risen by exactly 25%, landing at $1,350 per month.

Source: Niche.com and Zillow.com

When paired with the city's average home price of $147,519, this creates an RTP ratio of 0.915%, coming just shy of the coveted 1% rule.

However, this is based on averages, and Eastpointe still offers plenty of properties capable of hitting or exceeding that 1% mark.

Now, let’s explore some specific examples to show you where these opportunities exist.

Investment Opportunities in Eastpointe, MI

Here’s a picture of what’s on the market in Eastpointe right now:

Most properties in Eastpointe fall within the $100-$250k price range, with most falling in the $120k-$140k range.

While some homes may need light renovations, many are move-in ready, making them ideal for out-of-state buyers looking for hassle-free opportunities. This combination of affordability and convenience is what makes Eastpointe such a standout Ring City for investors.

Now, let’s take a look at some of the rental listings currently available on Zillow.

Most rental properties here are modest, around 1,000 square feet, featuring 2 or 3 bedrooms, and typically rent for $1,200 to $1,400 per month. With home prices generally ranging from $120,000 to $140,000, it’s easy to identify promising, cash-flowing opportunities.

To give you a clearer picture, we’ve curated real-life examples showcasing what’s achievable.

Example Investment Properties

Here’s a quick comparison of two rental properties in Eastpointe to give you an idea of the investment opportunities:

The Turnkey Rental

This 3-bedroom, 2-bathroom home on Donald Ave has been recently refreshed and is practically move-in ready. It’s the perfect choice for landlords seeking immediate returns without the hassle of renovations.

Here’s the breakdown:

• 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%

This property represents exactly what’s possible in Eastpointe, with many similar opportunities available.

The Slight Fixer-Upper

For comparison, consider another home just a few blocks away. It’s a bit smaller but sits on a 50% larger lot. While still offering great potential, a few cosmetic updates could significantly enhance its rental value.

Here’s how the numbers stack up:

• 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%

These two examples highlight how straightforward it can be to find cash-flowing rentals in Eastpointe. Whether you’re looking for a turnkey option or a light fixer-upper, opportunities abound in this market!

Area and Tenant Quality

Now that we’ve covered the numbers, it’s time to take a closer look at the qualitative aspects of investing in Eastpointe.

We’ll be evaluating key factors such as:

• Housing Stock Quality
• Tenant Demographics and Reliability
• Ongoing and Planned Area Development
• Crime and Community Safety

By exploring these factors, we aim to provide a well-rounded perspective on Eastpointe’s livability and the type of tenants it attracts, helping you make informed investment decisions.

Housing Stock

Most of the homes in Eastpointe date back to the post-war period (1940-1960), with bungalow-style properties being the most common. These charming homes, typically made from brick or frame construction, are modest in size—about 1,000 square feet—with relatively small lots.

While compact, this housing stock remains highly affordable, making it attractive to both investors and owner-occupiers. Impressively, 69% of Eastpointe’s residents are homeowners, which is reflected in the overall upkeep of the neighborhoods. Homes here are generally well-maintained, and most don’t require major renovations—though opportunities for fixer-uppers do exist.

If you’re considering properties that might need some work, watch out for typical issues in homes of this era, such as:

• Corroded or outdated cast-iron plumbing
• Potential asbestos in insulation, tiles, or ductwork
• Lead-based paint on walls or trim
• Deteriorated structural supports or framing
• Insufficient or missing insulation
• Aging systems, such as the roof, HVAC, plumbing, or electrical

For homes built in the 1940s and 1950s, it’s crucial to inspect for these common concerns. Proper due diligence can help uncover potential challenges and ensure a sound investment.

Tenant Stock

What’s the most critical factor in any rental investment?

Tenants.

But what type of tenants can you expect in Eastpointe?

Here’s a snapshot:

Using the general rule that “Rent should equal 3x monthly salary,” most Eastpointe residents are well-positioned to pay rent consistently. Here’s why:

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

While these numbers indicate financial stability for many tenants, it’s important to note that the per capita income here is slightly lower than the Metro Detroit average, and unemployment rates are marginally higher. This creates a broad mix of potential applicants, ranging from financially secure renters to those who might require closer consideration.

The takeaway? Screening is essential! Of course, that’s true for any rental investment, but it’s particularly important in areas with diverse tenant profiles.

Overall, Eastpointe can be classified as a Class B area, attracting primarily Class B tenants. These are often families and professionals seeking a calm, suburban setting while staying close to the city’s conveniences and opportunities.

Economic Development

Detroit is experiencing a remarkable resurgence, with billions of dollars in investments flowing into the city, a surge of innovative tech companies establishing roots, and record-breaking house price growth for nine consecutive years.

This revitalization is also making waves in Eastpointe, which is positioned to benefit from several development projects set for 2025 and beyond:

Nine Mile Corridor Plan

This ambitious plan aims to transform the Nine Mile Road area into a vibrant, walkable hub. With upgraded infrastructure, enhanced streetscapes, and thoughtfully designed public spaces, the project seeks to create an attractive environment that appeals to residents and local businesses alike.

Police and Court Building Development

An $8 million Police and Court building is underway, shaped by input from the community. The project is designed to modernize essential public facilities and improve the quality of services offered to residents, contributing to a stronger sense of community and security.

Kelly Road Complete Streets Corridor Plan

This initiative focuses on redesigning Kelly Road to prioritize safety and accessibility. The plan includes improved traffic flow, expanded public spaces, multi-modal transportation options, and environmentally friendly green infrastructure. Additionally, it’s geared toward stimulating local business growth and supporting real estate development.

These projects are poised to boost Eastpointe’s attractiveness, making it an even more appealing place to live and invest. With better infrastructure, enhanced livability, and increased community pride, rental demand and property values are likely to climb as the area continues to grow and evolve.

Crime and Safety

According to Niche.com, safety perceptions in Eastpointe are mixed. While many residents highlight the community’s quiet and neighborly atmosphere, there are also concerns about crime, partly due to its proximity to Detroit.

Neighborhood safety tends to vary, with areas north of Nine Mile Road generally seen as safer. This reflects a broader trend throughout Metro Detroit, where neighborhood conditions can differ greatly—sometimes even from one block to the next.

Because of this variability, choosing the right investment location is critical. We strongly recommend conducting thorough, on-the-ground research to better understand specific neighborhoods.

Alternatively, partnering with a local expert, like us, can provide you with the insights needed to make confident, informed decisions about your investment.

Investment Report Card

Now, let’s pull it all together and see how Eastpointe measures up.

We’ve designed a standardized Report Card for each city we feature, giving you a clear understanding of how we arrive at our overall evaluation:

Summary

Eastpointe stands out as a solid Class B neighborhood offering plenty of appeal for rental investors, including:

• A strong and diverse tenant pool
• Affordable, ready-to-rent properties
• High demand for rentals
• Consistent home value appreciation

With these strengths, Eastpointe delivers a compelling case for investment.

Streets to Focus On

Here are our top picks for where to focus your search in Eastpointe:

• Piper Street – This highly desirable neighborhood features a mix of brick and frame homes, with plenty of turnkey rental options under $150k.
• JFK Memorial Park Area – The streets surrounding the park offer slightly higher-priced properties ($150k+), but their proximity to the park makes them a top choice for attracting tenants.
• Donald Avenue – This street is lined with charming brick bungalows and is located near a school, making it especially popular with families seeking a quiet, community-oriented area.

Final Thoughts

We hope this evaluation has provided you with valuable insights to guide your next investment in Eastpointe. If you’re considering other neighborhoods, be sure to explore our other Deep Dives for more promising rental markets and opportunities!

Stay tuned as we continue to bring you in-depth Deep Dives into more Metro Detroit neighborhoods. Have an area you’d like us to explore? Drop us a comment, and we’ll make sure to include it in an upcoming feature!

Interested in investment opportunities in Eastpointe? with us today for a personalized list of available properties.