1672 Lafayette Blvd · Lincoln Park, MI 48146

$125,000

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 20 Days on market

Built 1927 4,356 sqft lot Est $131k · at est.

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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 +22.2/30.0
• ARV discount +9.6/15.0
• DSCR +7.1/10.0
• 1% rule +6.0/10.0
• 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

MOVE IN READY! This bright and airy ranch is centrally located near parks, shopping and schools in the lively and dynamic City of Lincoln Park! Situated in a well-established neighborhood, this home boasts an easy-flow floorplan, great natural sunlight and 3 bedrooms. Stylishly updated with neutral colors in 2025 with a modern kitchen and bathroom. • ALL NEW APPLIANCES 2025• Seller to provide full Certificate of Occupancy. BATVAI, Taxes are currently NON HOMSTEAD.

Key facts

• Centrally located
• All new appliances
• Move in ready

Tags

• MOVE IN READY
• CENTRALLY LOCATED
• MODERN KITCHEN
• UPDATED BATHROOM
• ALL NEW APPLIANCES

Property features AI

Finance

• Other: Residential property; Subdivision: ELMWOOD HEIGHTS SUB

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot dimensions approximately 38 x 118 (0.1 acre)

Interior

• Kitchen: Built-in gas range; Refrigerator; Built-in refrigerator; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Refrigerator; Built-in gas range; Built-in refrigerator; Microwave; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 6.4% in Lincoln Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $864 of loan paydown is wiped out by about $4k 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 20 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $45k; list at $125k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $131,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1539 Oconnor Ave	0.08mi	2/1.0 (-1)	725 (-9%)	4mo	$70,000	$97	72
1807 Hanford Ave	0.50mi	2/1.0 (-1)	792 (-1%)	2mo	$130,000	$164	68
1587 Reo Ave	0.61mi	3/1.0	816 (+2%)	5mo	$122,000	$150	64
1588 Garfield Ave	0.36mi	2/1.0 (-1)	864 (+8%)	2mo	$128,000	$148	63
1370 Garfield Ave	0.37mi	2/1.0 (-1)	864 (+8%)	3mo	$72,500	$84	62
1765 Garfield Ave	0.53mi	3/1.0	886 (+11%)	1mo	$165,000	$186	57
1766 White Ave	0.48mi	3/1.0	900 (+12%)	2mo	$165,000	$183	55
1428 Chandler Ave	0.52mi	2/1.0 (-1)	720 (-10%)	2mo	$75,000	$104	53
1807 Morris Ave	0.69mi	2/1.0 (-1)	768 (-4%)	5mo	$133,000	$173	52
1921 Hanford Ave	0.62mi	3/1.0	912 (+14%)	4mo	$80,000	$88	45
960 White Ave	0.69mi	2/1.0 (-1)	700 (-12%)	2mo	$160,000	$229	40
1368 Wilson Ave	0.74mi	3/1.0	912 (+14%)	5mo	$165,000	$181	38

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,899
• Equity at exit: $18,638

10-year hold

• IRR: 7.8%
• Equity multiple: 1.64×
• Total profit: $22,423
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$656
• Tax from tax record: −$170 /mo · $2,043/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $204

Break-even live

Break-even rent $1,111

Max offer price $125,000

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.11mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	24d	1	0.15mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	14d	1	0.36mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	0.52mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	1d	1	0.63mi
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	1d	1	0.81mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	0.94mi
875 Raupp Pl Unit 2 Lincoln Park, MI	2.0	1.0	800	$970	$1.21	16d	1	0.98mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	1.15mi
1343 Pagel Ave Unit 2-Upper Lincoln Park, MI	2.0	1.0	1000	$1,250	$1.25	17d	1	1.21mi
2235 Moore Rd Unit 1 Lincoln Park, MI	2.0	1.0	800	$1,000	$1.25	24d	1	1.48mi
15806 Meyer Ave Allen Park, MI	3.0	2.0	1100	$1,650	$1.50	1d	1	1.50mi

Listing history 25 events

1. 2026-06-13
   statusdays on market $125,000 Pending 20 DOM
2. 2026-06-09
   days on market $125,000 Active Under Contract 19 DOM
3. 2026-06-08
   days on market $125,000 Active Under Contract 18 DOM
4. 2026-06-07
   statusdays on market $125,000 Active Under Contract 17 DOM
5. 2026-05-31
   status $125,000 Pending 15 DOM
6. 2026-05-18
   price $125,000 504-char remark

   Show marketing remark (504 chars)

   MOVE IN READY! This bright and airy ranch is centrally located near parks, shopping and schools in the lively and dynamic City of Lincoln Park! Situated in a well-established neighborhood, this home boasts an easy-flow floorplan, great natural sunlight and 3 bedrooms. Stylishly updated with neutral colors in 2025 with a modern kitchen and bathroom. • ALL NEW APPLIANCES 2025• Seller to provide full Certificate of Occupancy. BATVAI, Taxes are currently NON HOMSTEAD.

7. 2026-05-18
   status Active 504-char remark

   Show marketing remark (504 chars)

   MOVE IN READY! This bright and airy ranch is centrally located near parks, shopping and schools in the lively and dynamic City of Lincoln Park! Situated in a well-established neighborhood, this home boasts an easy-flow floorplan, great natural sunlight and 3 bedrooms. Stylishly updated with neutral colors in 2025 with a modern kitchen and bathroom. • ALL NEW APPLIANCES 2025• Seller to provide full Certificate of Occupancy. BATVAI, Taxes are currently NON HOMSTEAD.

8. 2026-05-18
   price $125,000

   Show marketing remark (504 chars)

   MOVE IN READY! This bright and airy ranch is centrally located near parks, shopping and schools in the lively and dynamic City of Lincoln Park! Situated in a well-established neighborhood, this home boasts an easy-flow floorplan, great natural sunlight and 3 bedrooms. Stylishly updated with neutral colors in 2025 with a modern kitchen and bathroom. • ALL NEW APPLIANCES 2025• Seller to provide full Certificate of Occupancy. BATVAI, Taxes are currently NON HOMSTEAD.

9. 2026-05-18
   status Active

   Show marketing remark (504 chars)

   MOVE IN READY! This bright and airy ranch is centrally located near parks, shopping and schools in the lively and dynamic City of Lincoln Park! Situated in a well-established neighborhood, this home boasts an easy-flow floorplan, great natural sunlight and 3 bedrooms. Stylishly updated with neutral colors in 2025 with a modern kitchen and bathroom. • ALL NEW APPLIANCES 2025• Seller to provide full Certificate of Occupancy. BATVAI, Taxes are currently NON HOMSTEAD.

10. 2026-03-30
    historical 504-char remark

    Show marketing remark (504 chars)

    MOVE IN READY! This bright and airy ranch is centrally located near parks, shopping and schools in the lively and dynamic City of Lincoln Park! Situated in a well-established neighborhood, this home boasts an easy-flow floorplan, great natural sunlight and 3 bedrooms. Stylishly updated with neutral colors in 2025 with a modern kitchen and bathroom. • ALL NEW APPLIANCES 2025• Seller to provide full Certificate of Occupancy. BATVAI, Taxes are currently NON HOMSTEAD.

11. 2026-03-27
    listed $129,000 Active 504-char remark

    Show marketing remark (504 chars)

    MOVE IN READY! This bright and airy ranch is centrally located near parks, shopping and schools in the lively and dynamic City of Lincoln Park! Situated in a well-established neighborhood, this home boasts an easy-flow floorplan, great natural sunlight and 3 bedrooms. Stylishly updated with neutral colors in 2025 with a modern kitchen and bathroom. • ALL NEW APPLIANCES 2025• Seller to provide full Certificate of Occupancy. BATVAI, Taxes are currently NON HOMSTEAD.

12. 2026-03-27
    listed $129,000 Active

    Show marketing remark (504 chars)

    MOVE IN READY! This bright and airy ranch is centrally located near parks, shopping and schools in the lively and dynamic City of Lincoln Park! Situated in a well-established neighborhood, this home boasts an easy-flow floorplan, great natural sunlight and 3 bedrooms. Stylishly updated with neutral colors in 2025 with a modern kitchen and bathroom. • ALL NEW APPLIANCES 2025• Seller to provide full Certificate of Occupancy. BATVAI, Taxes are currently NON HOMSTEAD.

13. 2025-12-12
    historical
14. 2025-11-18
    price $129,900
15. 2025-11-17
    price $129,900
16. 2025-10-08
    price $133,000
17. 2025-10-07
    price $133,000
18. 2025-09-28
    listed $140,000 Active
19. 2025-09-27
    listed $140,000 Active
20. 2007-04-11
    historical
21. 2007-04-11
    historical
22. 2006-10-11
    listed $68,000
23. 2006-10-11
    listed $68,000
24. 1998-02-09
    soldstatus $45,000
25. 1991-05-22
    soldstatus $8,000

ⓘ 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: $2,043 · $170/mo
• Projected year-2 tax: $2,043 · $170/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: $16,438
• − Mortgage interest: −$7,002
• − Property taxes: −$2,043
• − Insurance: −$625
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,636
• Taxable income: $502
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $2,332/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

+1462.5% since first listed

20 events — show timeline

• 2026-05-18 Price Changed $125,000 MiRealSource-MiMLS
• 2026-05-18 Relisted — MiRealSource-MiMLS
• 2026-05-18 Price Changed $125,000 REALCOMP
• 2026-05-18 Relisted — REALCOMP
• 2026-03-30 Listing Removed — MiRealSource-MiMLS
• 2026-03-27 Listed $129,000 REALCOMP
• 2026-03-27 Listed $129,000 MiRealSource-MiMLS
• 2025-12-12 Listing Removed — MiRealSource-MiMLS
• 2025-11-18 Price Changed $129,900 MiRealSource-MiMLS
• 2025-11-17 Price Changed $129,900 REALCOMP
• 2025-10-08 Price Changed $133,000 MiRealSource-MiMLS
• 2025-10-07 Price Changed $133,000 REALCOMP
• 2025-09-28 Listed $140,000 REALCOMP
• 2025-09-27 Listed $140,000 MiRealSource-MiMLS
• 2007-04-11 Listing Removed — REALCOMP
• 2007-04-11 Listing Removed — MiRealSource-MiMLS
• 2006-10-11 Listed $68,000 REALCOMP
• 2006-10-11 Listed $68,000 MiRealSource-MiMLS
• 1998-02-09 Sold (Public Records) $45,000 Public Records
• 1991-05-22 Sold (Public Records) $8,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,043 · +114.7% YoY. Source: county tax records.