1288 Stewart Ave · Lincoln Park, MI 48146

$99,000

1 bd · 1.0 ba · 695 sqft · SingleFamily public records · 31 Days on market

Built 1923 2,614 sqft lot Est $122k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +4.8/10.0
• DSCR +4.3/10.0
• 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

Say goodbye to apartment living and enjoy the comfort of having a place to truly call your own! This 1-bedroom, 1-bath home offers low-maintenance living with the cozy feel you’ve been looking for. Featuring newer windows, furnace, and roof, this home is perfect for first-time buyers, downsizers, or anyone ready to ditch shared walls and monthly rent payments.

Key facts

• Newer furnace
• Newer roof
• Newer windows

Tags

• NEWER WINDOWS
• NEWER FURNACE
• NEWER ROOF

Property features AI

Finance

• Other: Subdivision: ASSRS FORT SUPERHIGHWAY SUB 11; Cross street: Fort / Stewart
• Financial info: Annual tax listed (details excluded per instructions)
• HOA & community: Property is part of a homeowners association

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 26 x 100; Lot size about 0.06 acres

Interior

• Kitchen: Includes microwave, oven, refrigerator, range, dishwasher not listed
• Bedrooms: Total of 3 rooms (bedroom count not separately specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Dryer, Washer, Microwave, Oven, Refrigerator, Range; Finished above-grade living area of 695 (one level); Basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $16 ($190/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (2.5% below list).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $684 of loan paydown is wiped out by about $3k 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 31 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $85k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1923 — 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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $121,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1404 Liberty Ave	0.24mi	2/1.0 (+1)	682 (-2%)	6mo	$124,000	$182	76
1409 Capitol Ave	0.23mi	2/1.0 (+1)	720 (+4%)	4mo	$100,000	$139	75
—	0.32mi	2/1.0 (+1)	729 (+5%)	6mo	$80,000	$110	67
1678 Gregory Ave	0.45mi	2/1.0 (+1)	672 (-3%)	3mo	$118,000	$176	66
1771 Stewart Ave	0.54mi	2/1.0 (+1)	700 (+1%)	5mo	$75,000	$107	64
1081 Mill St	0.50mi	2/1.0 (+1)	672 (-3%)	3mo	$133,000	$198	63
1779 Progress Ave	0.67mi	2/1.0 (+1)	690 (-1%)	1mo	$121,000	$175	62
1038 Detroit Ave	0.34mi	2/1.0 (+1)	760 (+9%)	3mo	$95,000	$125	61
1770 Rose Ave	0.70mi	2/1.0 (+1)	690 (-1%)	3mo	$140,000	$203	59
622 Mayflower Ave	0.67mi	2/1.0 (+1)	681 (-2%)	3mo	$126,000	$185	58
754 Mill St	0.69mi	2/1.0 (+1)	729 (+5%)	6mo	$80,000	$110	50
879 Highland Ave	0.60mi	2/1.0 (+1)	764 (+10%)	7mo	$129,900	$170	45

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: -13.1%
• Equity multiple: 0.52×
• Total profit: $-13,350
• Equity at exit: $14,761

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-3,195
• Equity at exit: $8,560

Cash invested: $27,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $965 high
• Mortgage (P&I): −$519
• Tax from tax record: −$186 /mo · $2,237/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $16

Break-even live

Break-even rent $945

Max offer price $99,000

Occupancy floor 93%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1324 Liberty Ave Unit 3 Lincoln Park, MI	1.0	1.0	500	$850	$1.70	24d	1	0.23mi
1454 Goddard Rd Lincoln Park, MI	1.0	1.0	750	$950	$1.27	5d	1	0.97mi
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	24d	1	1.01mi
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	24d	1	1.02mi
2201 London Lincoln Park, MI	1.0	1.0	750	$765	$1.02	24d	1	1.05mi
1563 Wilson Ave Lincoln Park, MI	1.0	1.0	750	$895	$1.19	5d	1	1.06mi
1583 Empire Ave Lincoln Park, MI	1.0	1.0	700	$1,050	$1.50	24d	1	1.09mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	1.10mi
4059 Longtin Ave Apt 1 Lincoln Park, MI	1.0	1.0	750	$950	$1.27	5d	1	1.17mi
1308 Hanford Ave Apt 3 Lincoln Park, MI	1.0	1.0	650	$1,200	$1.85	24d	1	1.29mi
1270 Electric Ave Lincoln Park, MI	1.0	1.0	500	$1,045	$2.09	24d	1	1.37mi
1201 Fort St Lincoln Park, MI	1.0	1.0	636	$795	$1.25	22d	1	1.45mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	24d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $99,000 Active 31 DOM
2. 2026-06-17
   days on market $99,000 Active 30 DOM
3. 2026-06-16
   days on market $99,000 Active 29 DOM
4. 2026-06-15
   days on market $99,000 Active 28 DOM
5. 2026-06-13
   days on market $99,000 Active 26 DOM
6. 2026-06-13
   days on market $99,000 Active 25 DOM
7. 2026-06-09
   days on market $99,000 Active 22 DOM
8. 2026-06-08
   days on market $99,000 Active 21 DOM
9. 2026-06-07
   days on market $99,000 Active 20 DOM
10. 2026-06-04
    days on market $99,000 Active 17 DOM
11. 2026-06-03
    days on market $99,000 Active 16 DOM
12. 2026-06-02
    days on market $99,000 Active 15 DOM
13. 2026-06-01
    days on market $99,000 Active 14 DOM
14. 2026-05-31
    days on market $99,000 Active 13 DOM
15. 2026-05-18
    listed $99,000 Active

    Show marketing remark (368 chars)

    Say goodbye to apartment living and enjoy the comfort of having a place to truly call your own! This 1-bedroom, 1-bath home offers low-maintenance living with the cozy feel you’ve been looking for. Featuring newer windows, furnace, and roof, this home is perfect for first-time buyers, downsizers, or anyone ready to ditch shared walls and monthly rent payments.

16. 2026-05-18
    listed $99,000 Active 368-char remark

    Show marketing remark (368 chars)

    Say goodbye to apartment living and enjoy the comfort of having a place to truly call your own! This 1-bedroom, 1-bath home offers low-maintenance living with the cozy feel you’ve been looking for. Featuring newer windows, furnace, and roof, this home is perfect for first-time buyers, downsizers, or anyone ready to ditch shared walls and monthly rent payments.

17. 2024-04-05
    soldstatus $85,000
18. 2024-03-21
    historical
19. 2024-03-21
    historical
20. 2023-11-21
    listed $87,000 Active
21. 2023-11-21
    listed $87,000 Active
22. 1993-12-03
    soldstatus $15,000

ⓘ 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: $2,237 · $186/mo
• Projected year-2 tax: $2,237 · $186/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,585
• − Mortgage interest: −$5,546
• − Property taxes: −$2,237
• − Insurance: −$495
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,880
• Taxable loss: −$1,426
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $533/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

+560.0% since first listed

8 events — show timeline

• 2026-05-18 Listed $99,000 REALCOMP
• 2026-05-18 Listed $99,000 MiRealSource-MiMLS
• 2024-04-05 Sold (Public Records) $85,000 Public Records
• 2024-03-21 Listing Removed — MiRealSource-MiMLS
• 2024-03-21 Listing Removed — REALCOMP
• 2023-11-21 Listed $87,000 MiRealSource-MiMLS
• 2023-11-21 Listed $87,000 REALCOMP
• 1993-12-03 Sold (Public Records) $15,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,237 · +16.2% YoY. Source: county tax records.