2225 Mclain Ave · Lincoln Park, MI 48146

$189,900

3 bd · 2.0 ba · 792 sqft · SingleFamily public records · 3 Days on market

Built 1950 7,405 sqft lot Est $149k · 28% over

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Why this score? — see what drove the F 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 +11.3/30.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• DSCR +3.3/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great open floor plan ranch has a spectacular lot in a great neighborhood. This home adjoins Boccabella Park in Allen Park and offers great privacy. Other special features are an attached garage, sunroom family room , covered rear patio, hardwood floors throughout. and a full finished basement with 2nd full bath and room for an additional bedroom . The home has a new roof and the appliances come with it . The living room, breakfast room and kitchen are bright and flow together for a spacious open feel . The bedrooms are good sizes with good closet space . Low Lincoln park taxes make this house a 10 ! OPEN HOUSE SATURDAY, June 20th 1-4 .

Key facts

• Open floor plan
• Sunroom family room
• Attached garage

Tags

• OPEN FLOOR PLAN
• ATTACHED GARAGE
• SUNROOM FAMILY ROOM
• COVERED REAR PATIO
• HARDWOOD FLOORS
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: Attached garage (1.5 garage spaces)
• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch-style single-family residence; Built in 1950
• Construction: Stone and wood siding exterior; Asphalt roof; Built 1950
• Exterior features: Sidewalk; Paved road access; Lot approximately 0.17 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Wall air conditioning unit(s)
• Interior features: Garage door opener; Eat-in kitchen; Screens; Insulated windows; Window treatments; Full basement; Seven total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-70 ($-838/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (22.8% below list).
• Recommended offer: $147k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#82 in MI, #1,720 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment D-.
• Lincoln Park School District (suburban): math 15% / reading 32% proficiency, ranked #440 of 540 in MI (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Max Paun School (math 32% / reading 32%, grade F, #814 of 1,397 statewide, top 61%, 311 students, 92% FRL); Lincoln Park Middle School (math 12% / reading 35%, grade F, #399 of 493 statewide, top 81%, 1,105 students, 86% FRL); Lincoln Park High School (math 5% / reading 33%, grade F, #630 of 713 statewide, top 88%, 1,367 students, 79% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 154 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 30% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y ago 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.
• Current owner paid $50k; list at $190k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,569 (22.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $148,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2162 White Ave	0.26mi	3/1.0	858 (+8%)	7mo	$90,000	$105	64
1969 Regina Ave	0.23mi	2/2.0 (-1)	690 (-13%)	4mo	$130,000	$188	59
2365 Progress Ave	0.39mi	2/1.0 (-1)	715 (-10%)	3mo	$134,900	$189	54
1765 Garfield Ave	0.49mi	3/1.0	886 (+12%)	1mo	$165,000	$186	53
2355 Progress Ave	0.40mi	2/1.0 (-1)	715 (-10%)	5mo	$115,000	$161	52
1766 White Ave	0.52mi	3/1.0	900 (+14%)	2mo	$165,000	$183	47
15022 Jonas Ave	0.40mi	2/1.0 (-1)	910 (+15%)	5mo	$176,000	$193	43
1588 Garfield Ave	0.73mi	2/1.0 (-1)	864 (+9%)	2mo	$128,000	$148	40
2216 Detroit Ave	0.53mi	2/1.0 (-1)	685 (-14%)	6mo	$137,000	$200	38
1770 Rose Ave	0.64mi	2/1.0 (-1)	690 (-13%)	3mo	$140,000	$203	37
1779 Progress Ave	0.70mi	2/1.0 (-1)	690 (-13%)	1mo	$121,000	$175	36
15445 Markese Ave	0.51mi	2/1.0 (-1)	902 (+14%)	11mo	$200,000	$222	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.38×
• Total profit: $-32,777
• Equity at exit: $28,315

10-year hold

• IRR: -6.6%
• Equity multiple: 0.55×
• Total profit: $-23,894
• Equity at exit: $16,419

Cash invested: $53,172 (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 48146

• Home prices YoY: -32.7%
• Rents YoY: 4.7%
• Active inventory: 154
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$996
• Tax from tax record: −$153 /mo · $1,833/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-70

Break-even live

Break-even rent $1,554

Max offer price $177,562

Occupancy floor 100%

Sensitivity live

Price	-10% $38	-5% $-16	+0% $-70	+5% $-124	+10% $-177
Rent	-10% $-186	-5% $-128	+0% $-70	+5% $-12	+10% $46
Rate	-1.0pp $26	-0.5pp $-22	base $-70	+0.5pp $-119	+1.0pp $-169

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2235 Moore Rd Unit 1 Lincoln Park, MI	2.0	1.0	800	$1,000	$1.25	26d	1	0.83mi
15806 Meyer Ave Allen Park, MI	3.0	2.0	1100	$1,650	$1.50	3d	1	0.86mi
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	26d	1	0.90mi
9725 Fox Ave Allen Park, MI	3.0	1.5	940	$1,850	$1.97	45d	1	0.98mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	26d	1	1.10mi
9725 Ruth Allen Park, MI	3.0	1.5	1110	$1,800	$1.62	4d	1	1.11mi
9814 Quandt Ave Allen Park, MI	3.0	2.0	1050	$1,800	$1.71	45d	1	1.26mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	0d	1	1.27mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	16d	1	1.28mi
1343 Pagel Ave Unit 2-Upper Lincoln Park, MI	2.0	1.0	1000	$1,250	$1.25	19d	1	1.36mi
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	0d	1	1.47mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	19d	1	1.48mi

Listing history 3 events

1. 2026-06-21
   days on market $189,900 Active 3 DOM
2. 2026-06-19
   remarks 646-char remark
3. 2026-06-19
   listed $189,900 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: $1,833 · $153/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$546/yr (+$45/mo · 29.8%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,588
• − Mortgage interest: −$10,637
• − Property taxes: −$1,833
• − Insurance: −$950
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$5,524
• Taxable loss: −$4,170
• Est. tax savings @ 24.0%: +$1,001
• After-tax cash flow: $163/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: Lincoln Park School District
• NCES district ID: 2621600
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 32% ▬ 0.00%
• Median HH income: $41,486
• Composite: 19.93/100
• National rank: #8678
• State rank: #440 of 540 in MI

Livability — Lincoln Park

• Score: 80/100
• State rank: #82
• US rank: #1720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln Park, MI
• County: Wayne County · 1,562,939 people
• City population: 39,257
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,257
• Household income: $58,616
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 1142.0

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 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 25% Two or more races 12% Black 9% Native American 1%
• Hispanic origin (detail): Mexican 19% Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 80% English-only · Spanish 17% Arabic 2%

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: ▼ -108.25%
• Current HPI: 222.8545
• Rent YoY: ▲ 4.65%
• Metro: Detroit-Warren-Dearborn, MI
• 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

+233.2% since first listed

10 events — show timeline

• 2026-06-18 Listed $189,900 MiRealSource-MiMLS
• 2026-06-18 Listed $189,900 SW Michigan MLS
• 2026-06-18 Listed $189,900 REALCOMP
• 2014-10-22 Sold (Public Records) $50,000 Public Records
• 2014-09-26 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2014-09-26 Sold (MLS) $50,000 REALCOMP
• 2014-09-10 Listing Removed — MiRealSource-MiMLS
• 2014-08-12 Listed $54,900 MiRealSource-MiMLS
• 2014-08-12 Listed $54,900 REALCOMP
• 1994-07-19 Sold (Public Records) $57,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,833 · +0.7% YoY. Source: county tax records.