1681 Lafayette Blvd · Lincoln Park, MI 48146

$155,000

5 bd · 2.0 ba · 1,771 sqft · SingleFamily public records · 59 Days on market

Built 1931 3,920 sqft lot Est $175k · 12% under

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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 +22.8/30.0
• ARV discount +12.7/15.0
• 1% rule +7.4/10.0
• DSCR +7.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

TENANT OCCUPIED! Traditional Lincoln Park home with 5 bedrooms and 2 full baths. Gorgeous hardwood floors in the entire home. Enclosed back yard. 2 car garage of the street. Tenant has been there since 2019, currently paying $1,432.56, month to month.

Key facts

• Enclosed back yard
• Hardwood floors
• 3,920 sq ft lot

Tags

• HARDWOOD FLOORS
• ENCLOSED BACK YARD

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 6.5% in Lincoln Park — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% 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 $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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 19y 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 $118k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.24% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $175,329
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1382 Euclid St	0.20mi	5/2.0	1,797 (+2%)	6mo	$169,900	$95	84
2119 Fort Park Blvd	0.30mi	5/1.5	1,715 (-3%)	16mo	$259,900	$152	66
1519 Fort Park Blvd	0.24mi	4/2.5 (-1)	1,587 (-10%)	2mo	$137,000	$86	62
2858 Fort Park Blvd	0.64mi	5/2.0	1,886 (+6%)	0mo	$175,000	$93	59
1458 Cicotte Ave	0.37mi	4/2.0 (-1)	1,592 (-10%)	4mo	$145,000	$91	58
1558 College Ave	0.54mi	5/2.0	1,600 (-10%)	2mo	$200,000	$125	57
1366 Fort Park Blvd	0.36mi	4/2.0 (-1)	1,680 (-5%)	18mo	$145,000	$86	54
1267 Fort Park Blvd	0.48mi	4/2.0 (-1)	1,600 (-10%)	7mo	$174,000	$109	51
1053 Garfield Ave	0.59mi	4/1.0 (-1)	1,980 (+12%)	1mo	$150,000	$76	43
2933 Fort Park Ave	0.72mi	4/2.5 (-1)	1,563 (-12%)	1mo	$206,000	$132	39
1167 Garfield Ave	0.49mi	4/1.5 (-1)	1,552 (-12%)	16mo	$154,000	$99	36
880 White Ave	0.73mi	4/2.0 (-1)	1,968 (+11%)	7mo	$206,000	$105	36

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-4,481
• Equity at exit: $23,111

10-year hold

• IRR: 9.0%
• Equity multiple: 1.75×
• Total profit: $32,684
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$376 /mo · $4,509/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $271

Break-even live

Break-even rent $1,586

Max offer price $155,000

Occupancy floor 81%

Sensitivity live

Price	-10% $358	-5% $315	+0% $271	+5% $227	+10% $183
Rent	-10% $118	-5% $194	+0% $271	+5% $347	+10% $423
Rate	-1.0pp $349	-0.5pp $310	base $271	+0.5pp $231	+1.0pp $190

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1872 Champaign Rd Lincoln Park, MI	4.0	2.0	2325	$2,300	$0.99	11d	1	0.85mi

Listing history 50 events

1. 2025-12-11
   status Pending 251-char remark

   Show marketing remark (251 chars)

   TENANT OCCUPIED! Traditional Lincoln Park home with 5 bedrooms and 2 full baths. Gorgeous hardwood floors in the entire home. Enclosed back yard. 2 car garage of the street. Tenant has been there since 2019, currently paying $1,432.56, month to month.

2. 2025-12-11
   status Pending 251-char remark

   Show marketing remark (251 chars)

   TENANT OCCUPIED! Traditional Lincoln Park home with 5 bedrooms and 2 full baths. Gorgeous hardwood floors in the entire home. Enclosed back yard. 2 car garage of the street. Tenant has been there since 2019, currently paying $1,432.56, month to month.

3. 2025-12-11
   status Pending

   Show marketing remark (251 chars)

   TENANT OCCUPIED! Traditional Lincoln Park home with 5 bedrooms and 2 full baths. Gorgeous hardwood floors in the entire home. Enclosed back yard. 2 car garage of the street. Tenant has been there since 2019, currently paying $1,432.56, month to month.

4. 2025-10-13
   listed $155,000 Active 251-char remark

   Show marketing remark (251 chars)

   TENANT OCCUPIED! Traditional Lincoln Park home with 5 bedrooms and 2 full baths. Gorgeous hardwood floors in the entire home. Enclosed back yard. 2 car garage of the street. Tenant has been there since 2019, currently paying $1,432.56, month to month.

5. 2025-10-13
   listed $155,000 Active 251-char remark

   Show marketing remark (251 chars)

   TENANT OCCUPIED! Traditional Lincoln Park home with 5 bedrooms and 2 full baths. Gorgeous hardwood floors in the entire home. Enclosed back yard. 2 car garage of the street. Tenant has been there since 2019, currently paying $1,432.56, month to month.

6. 2025-10-13
   listed $155,000 Active

   Show marketing remark (251 chars)

   TENANT OCCUPIED! Traditional Lincoln Park home with 5 bedrooms and 2 full baths. Gorgeous hardwood floors in the entire home. Enclosed back yard. 2 car garage of the street. Tenant has been there since 2019, currently paying $1,432.56, month to month.

7. 2021-06-17
   soldstatus $118,000
8. 2021-06-07
   soldstatus $2,432,347
9. 2019-11-13
   soldstatus $118,000
10. 2019-03-14
    soldstatus $69,000
11. 2019-03-08
    status Pending
12. 2019-03-08
    status Pending
13. 2019-03-08
    soldstatus $69,000 Sold
14. 2019-03-08
    soldstatus $69,000 Closed
15. 2019-02-13
    historical
16. 2019-02-13
    listed $79,900 Active
17. 2019-02-13
    listed $79,900 Active
18. 2019-02-13
    historical
19. 2019-02-08
    status Active
20. 2019-02-01
    historical
21. 2019-01-25
    historical
22. 2019-01-23
    listed $89,900 Active
23. 2019-01-23
    listed $89,900 Active
24. 2019-01-23
    historical
25. 2018-11-29
    price $119,900
26. 2018-11-28
    price $119,900
27. 2018-11-28
    status Active
28. 2018-11-28
    status Active
29. 2018-07-10
    historical
30. 2018-07-10
    historical
31. 2018-06-29
    status Active
32. 2018-06-25
    historical
33. 2018-06-15
    status Active
34. 2018-06-12
    historical
35. 2018-05-15
    listed $129,900 Active
36. 2018-05-15
    listed $129,900 Active
37. 2016-04-14
    price $55,080
38. 2016-04-07
    soldstatus $49,000 Sold
39. 2016-04-07
    soldstatus $49,000 Closed
40. 2016-03-12
    status Pending
41. 2016-03-10
    price $55,080
42. 2016-03-02
    historical
43. 2016-03-01
    listed $61,200 Active
44. 2016-02-09
    price $61,200
45. 2015-12-23
    listed $68,000 Active
46. 2009-07-25
    historical
47. 2009-07-25
    historical
48. 2009-03-23
    soldstatus $79,900
49. 2009-02-13
    soldstatus $79,900
50. 2008-11-21
    listed $79,900

ⓘ 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: $4,509 · $376/mo
• Projected year-2 tax: $4,509 · $376/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $23,148
• − Mortgage interest: −$8,682
• − Property taxes: −$4,509
• − Insurance: −$775
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$4,509
• Taxable income: $968
• Est. tax owed @ 24.0%: −$232
• After-tax cash flow: $3,016/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

+146.0% since first listed

65 events — show timeline

• 2025-12-11 Pending — MiRealSource-MiMLS
• 2025-12-11 Pending — REALCOMP
• 2025-12-11 Pending — SW Michigan MLS
• 2025-10-13 Listed $155,000 REALCOMP
• 2025-10-13 Listed $155,000 SW Michigan MLS
• 2025-10-13 Listed $155,000 MiRealSource-MiMLS
• 2021-06-17 Sold (Public Records) $118,000 Public Records
• 2021-06-07 Sold (Public Records) $2,432,347 Public Records
• 2019-11-13 Sold (Public Records) $118,000 Public Records
• 2019-03-14 Sold (Public Records) $69,000 Public Records
• 2019-03-08 Pending — MiRealSource-MiMLS
• 2019-03-08 Pending — REALCOMP
• 2019-03-08 Sold (MLS) $69,000 MiRealSource-MiMLS
• 2019-03-08 Sold (MLS) $69,000 REALCOMP
• 2019-02-13 Listing Removed — REALCOMP
• 2019-02-13 Listing Removed — MiRealSource-MiMLS
• 2019-02-13 Listed $79,900 MiRealSource-MiMLS
• 2019-02-13 Listed $79,900 REALCOMP
• 2019-02-08 Relisted — REALCOMP
• 2019-02-01 Listing Removed — REALCOMP
• 2019-01-25 Listing Removed — REALCOMP
• 2019-01-23 Listing Removed — MiRealSource-MiMLS
• 2019-01-23 Listed $89,900 MiRealSource-MiMLS
• 2019-01-23 Listed $89,900 REALCOMP
• 2018-11-29 Price Changed $119,900 MiRealSource-MiMLS
• 2018-11-28 Price Changed $119,900 REALCOMP
• 2018-11-28 Relisted — MiRealSource-MiMLS
• 2018-11-28 Relisted — REALCOMP
• 2018-07-10 Listing Removed — REALCOMP
• 2018-07-10 Listing Removed — MiRealSource-MiMLS
• 2018-06-29 Relisted — REALCOMP
• 2018-06-25 Listing Removed — REALCOMP
• 2018-06-15 Relisted — REALCOMP
• 2018-06-12 Listing Removed — REALCOMP
• 2018-05-15 Listed $129,900 MiRealSource-MiMLS
• 2018-05-15 Listed $129,900 REALCOMP
• 2016-04-14 Price Changed $55,080 MiRealSource-MiMLS
• 2016-04-07 Sold (MLS) $49,000 MiRealSource-MiMLS
• 2016-04-07 Sold (MLS) $49,000 REALCOMP
• 2016-03-12 Pending — REALCOMP
• 2016-03-10 Price Changed $55,080 REALCOMP
• 2016-03-02 Listing Removed — MiRealSource-MiMLS
• 2016-03-01 Listed $61,200 MiRealSource-MiMLS
• 2016-02-09 Price Changed $61,200 REALCOMP
• 2015-12-23 Listed $68,000 REALCOMP
• 2009-07-25 Listing Removed — MiRealSource-MiMLS
• 2009-07-25 Listing Removed — REALCOMP
• 2009-03-23 Sold (Public Records) $79,900 Public Records
• 2009-02-13 Sold (MLS) $79,900 REALCOMP
• 2008-11-21 Listed $79,900 REALCOMP
• 2008-11-18 Listing Removed — REALCOMP
• 2008-08-18 Listed $85,000 REALCOMP
• 2008-04-29 Sold (MLS) $17,000 REALCOMP
• 2008-04-29 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2008-04-18 Listing Removed — MiRealSource-MiMLS
• 2008-02-21 Listing Removed — MiRealSource-MiMLS
• 2008-01-22 Listing Removed — REALCOMP
• 2008-01-21 Listed $18,900 REALCOMP
• 2008-01-21 Listed $18,900 MiRealSource-MiMLS
• 2007-08-29 Listed $34,900 REALCOMP
• 2007-08-29 Listed $34,900 REALCOMP
• 2007-08-29 Listed $34,900 MiRealSource-MiMLS
• 2007-08-29 Listed $34,900 MiRealSource-MiMLS
• 2007-08-29 Listed $34,900 REALCOMP
• 1995-03-02 Sold (Public Records) $63,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $4,509 · -13.5% YoY. Source: county tax records.