1472 Philomene Blvd · Lincoln Park, MI 48146

$179,900

3 bd · 1.0 ba · 938 sqft · SingleFamily public records · 66 Days on market

Built 1944 6,534 sqft lot Est $139k · 30% 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 +9.1/30.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• 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

3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1944

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas water heater
• Home design: Single family residence; Residential property; Built in 1944
• Construction: Brick construction; Shingle roof; Living area approximately 1574
• Exterior features: Paved road access; Lot approximately 0.15 acres

Interior

• Kitchen: Oven
• Bedrooms: Primary bedroom (8 x 12); Bedroom 2 (8 x 11); Bedroom 3 (14 x 23)
• Bathrooms: Two full bathrooms (one 6 x 8, one 7 x 12)
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Insulated windows; Full basement; Six total rooms
• Laundry & utility: Washer; Utility room (11 x 17)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (24.9% below list).
• Recommended offer: $135k (24.9% 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: schools D-, 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.
• Market conditions: Rents rising fast (+4.7%/yr); 151 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 66 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $180k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,187 (24.9% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $138,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1370 Garfield Ave	0.14mi	2/1.0 (-1)	864 (-8%)	3mo	$72,500	$84	73
1766 White Ave	0.41mi	3/1.0	900 (-4%)	2mo	$165,000	$183	73
1588 Garfield Ave	0.17mi	2/1.0 (-1)	864 (-8%)	2mo	$128,000	$148	72
1765 Garfield Ave	0.42mi	3/1.0	886 (-6%)	1mo	$165,000	$186	71
1563 Russell Ave	0.46mi	3/1.0	981 (+5%)	7mo	$145,000	$148	65
1865 Euclid St	0.69mi	2/1.0 (-1)	960 (+2%)	4mo	$108,000	$113	55
1120 Mayflower Ave	0.64mi	3/1.0	864 (-8%)	2mo	$100,000	$116	55
1215 Mill St	0.40mi	2/1.0 (-1)	1,054 (+12%)	5mo	$110,000	$104	52
1383 Cicotte Ave	0.61mi	3/1.0	850 (-9%)	6mo	$135,000	$159	51
1473 Austin Ave	0.67mi	3/1.0	864 (-8%)	6mo	$126,150	$146	51
1622 Wilson Ave	0.67mi	2/1.0 (-1)	991 (+6%)	6mo	$165,000	$166	49
1512 Marion Ave	0.71mi	3/2.0	1,056 (+13%)	6mo	$195,000	$185	37

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: -20.0%
• Equity multiple: 0.29×
• Total profit: $-35,614
• Equity at exit: $26,824

10-year hold

• IRR: -9.9%
• Equity multiple: 0.35×
• Total profit: $-32,597
• Equity at exit: $15,554

Cash invested: $50,372 (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: 151
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$943
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-137

Break-even live

Break-even rent $1,526

Max offer price $155,657

Occupancy floor —

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	24d	1	0.20mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	24d	1	0.43mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	0.58mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	15d	1	0.63mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	0.90mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	1d	1	0.91mi
1343 Pagel Ave Unit 2-Upper Lincoln Park, MI	2.0	1.0	1000	$1,250	$1.25	18d	1	0.93mi
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	1d	1	1.09mi
2235 Moore Rd Unit 1 Lincoln Park, MI	2.0	1.0	800	$1,000	$1.25	24d	1	1.26mi
875 Raupp Pl Unit 2 Lincoln Park, MI	2.0	1.0	800	$970	$1.21	16d	1	1.26mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	1.30mi

Listing history 27 events

1. 2026-05-11
   status Pending 150-char remark

   Show marketing remark (150 chars)

   3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

2. 2026-05-11
   status Pending 150-char remark

   Show marketing remark (150 chars)

   3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

3. 2026-05-11
   status Pending

   Show marketing remark (150 chars)

   3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

4. 2026-04-30
   status Active 150-char remark

   Show marketing remark (150 chars)

   3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

5. 2026-04-30
   status Active 150-char remark

   Show marketing remark (150 chars)

   3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

6. 2026-04-30
   status Active

   Show marketing remark (150 chars)

   3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

7. 2026-04-27
   status Pending 150-char remark

   Show marketing remark (150 chars)

   3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

8. 2026-04-27
   status Pending 150-char remark

   Show marketing remark (150 chars)

   3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

9. 2026-04-27
   status Pending

   Show marketing remark (150 chars)

   3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

10. 2026-04-25
    price $179,900 150-char remark

    Show marketing remark (150 chars)

    3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

11. 2026-04-24
    price $179,900 150-char remark

    Show marketing remark (150 chars)

    3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

12. 2026-04-24
    price $179,900

    Show marketing remark (150 chars)

    3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

13. 2026-04-24
    price $179,000

    Show marketing remark (150 chars)

    3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

14. 2026-03-24
    price $190,000 150-char remark

    Show marketing remark (150 chars)

    3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

15. 2026-03-23
    price $190,000 150-char remark

    Show marketing remark (150 chars)

    3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

16. 2026-03-23
    price $190,000

    Show marketing remark (150 chars)

    3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

17. 2026-03-02
    listed $200,000 Active 150-char remark

    Show marketing remark (150 chars)

    3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

18. 2026-03-02
    listed $200,000 Active 150-char remark

    Show marketing remark (150 chars)

    3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

19. 2026-03-02
    listed $200,000 Active

    Show marketing remark (150 chars)

    3-bedroom, 2 full bath bungalow with full basement and 2-car detached garage. 2021 furnace. Seller to provide C of O. Move in ready. House sold as is!

20. 2020-07-30
    soldstatus $110,000
21. 2020-07-22
    soldstatus $110,000 Sold
22. 2020-07-22
    soldstatus $110,000 Closed
23. 2020-06-16
    status Pending
24. 2020-06-16
    status Pending
25. 2020-06-05
    listed $110,000 Active
26. 2020-06-05
    listed $110,000 Active
27. 1991-03-25
    soldstatus $46,000

ⓘ 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: $2,242 · $187/mo
• Projected year-2 tax: $2,506 · $209/mo
• Expected delta: +$264/yr (+$22/mo · 11.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $16,222
• − Mortgage interest: −$10,077
• − Property taxes: −$2,242
• − Insurance: −$900
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$5,233
• Taxable loss: −$4,825
• Est. tax savings @ 24.0%: +$1,158
• After-tax cash flow: $-489/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

+291.1% since first listed

27 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — SW Michigan MLS
• 2026-04-30 Relisted — MiRealSource-MiMLS
• 2026-04-30 Relisted — REALCOMP
• 2026-04-30 Relisted — SW Michigan MLS
• 2026-04-27 Pending — REALCOMP
• 2026-04-27 Pending — MiRealSource-MiMLS
• 2026-04-27 Pending — SW Michigan MLS
• 2026-04-25 Price Changed $179,900 MiRealSource-MiMLS
• 2026-04-24 Price Changed $179,900 REALCOMP
• 2026-04-24 Price Changed $179,900 SW Michigan MLS
• 2026-04-24 Price Changed $179,000 SW Michigan MLS
• 2026-03-24 Price Changed $190,000 MiRealSource-MiMLS
• 2026-03-23 Price Changed $190,000 REALCOMP
• 2026-03-23 Price Changed $190,000 SW Michigan MLS
• 2026-03-02 Listed $200,000 SW Michigan MLS
• 2026-03-02 Listed $200,000 REALCOMP
• 2026-03-02 Listed $200,000 MiRealSource-MiMLS
• 2020-07-30 Sold (Public Records) $110,000 Public Records
• 2020-07-22 Sold (MLS) $110,000 MiRealSource-MiMLS
• 2020-07-22 Sold (MLS) $110,000 REALCOMP
• 2020-06-16 Pending — MiRealSource-MiMLS
• 2020-06-16 Pending — REALCOMP
• 2020-06-05 Listed $110,000 MiRealSource-MiMLS
• 2020-06-05 Listed $110,000 REALCOMP
• 1991-03-25 Sold (Public Records) $46,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,242 · -18.2% YoY. Source: county tax records.