1011 Harrison Blv Harrison Blv Blvd · Lincoln Park, MI 48146

$185,000

4 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 1 Days on market

Built 1946 5,227 sqft lot Est $186k · at est.

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Why this score? — see what drove the D+ 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 +16.3/30.0
• ARV discount +7.9/15.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• 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

A fantastic opportunity in a highly sought-after Lincoln Park location! This bungalow features three bedrooms (plus an additional one in the basement) and two modern full bathrooms - one upstairs and one in the basement. It offers a comfortable layout comprising a living room, dining room, kitchen, and basement. The kitchen comes equipped with a refrigerator, gas stove, and range hood. The roof was replaced just two months ago. The home has been well-maintained and kept clean. Don't miss out on this opportunity!

Key facts

• Comfortable layout
• Refrigerator
• Gas stove

Tags

• LINCOLN PARK LOCATION
• MODERN FULL BATHROOMS
• COMFORTABLE LAYOUT
• REFRIGERATOR
• GAS STOVE
• RANGE HOOD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One and one-half stories; Ground-level entry
• Construction: Brick construction; Block foundation; Built with an above-grade finished area of 956 square feet
• Exterior features: Paved road access; Lot approximately 0.12 acres (130 x 42)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; 6 total rooms
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $167k (9.5% below list).
• Recommended offer: $167k (9.5% 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: Earl F Carr School (math 27% / reading 42%, grade F, #744 of 1,397 statewide, top 57%, 290 students, 90% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 21y 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 $28k; list at $185k implies a 561% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,336 (9.5% below list)

Questions for the listing agent

1. Built in 1946 — 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. 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?
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: 0.90% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $186,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1119 Harrison Blvd	0.15mi	3/1.0 (-1)	1,145 (+0%)	1mo	$179,900	$157	87
844 Harrison Blvd	0.22mi	3/1.0 (-1)	1,210 (+6%)	3mo	$170,000	$140	73
4137 Duplex Ave	0.39mi	3/1.0 (-1)	1,200 (+5%)	1mo	$206,000	$172	68
673 Leblanc St	0.45mi	3/1.0 (-1)	1,092 (-4%)	1mo	$177,900	$163	66
1660 Goddard Rd	0.59mi	3/1.0 (-1)	1,174 (+3%)	1mo	$188,000	$160	62
13315 Birrell St	0.68mi	3/1.0 (-1)	1,130 (-1%)	3mo	$135,000	$119	58
12984 Callender St	0.68mi	3/1.0 (-1)	1,108 (-3%)	1mo	$203,500	$184	57
12813 Birrell St	0.51mi	3/1.0 (-1)	1,050 (-8%)	2mo	$212,000	$202	56
1072 11th St	0.52mi	3/1.5 (-1)	1,062 (-7%)	1mo	$218,000	$205	56
1670 Michigan Blvd	0.68mi	4/1.0	1,211 (+6%)	4mo	$189,000	$156	55
663 Highland Ave	0.63mi	3/1.5 (-1)	1,200 (+5%)	3mo	$195,000	$163	53
1429 12th St	0.58mi	3/2.0 (-1)	1,048 (-8%)	0mo	$194,000	$185	50

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: -10.8%
• Equity multiple: 0.60×
• Total profit: $-20,608
• Equity at exit: $27,584

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $2,438
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$970
• Tax from tax record: −$172 /mo · $2,061/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $103

Break-even live

Break-even rent $1,543

Max offer price $185,000

Occupancy floor 89%

Sensitivity live

Price	-10% $208	-5% $155	+0% $103	+5% $51	+10% $-2
Rent	-10% $-29	-5% $37	+0% $103	+5% $169	+10% $235
Rate	-1.0pp $196	-0.5pp $150	base $103	+0.5pp $55	+1.0pp $6

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 21st St Wyandotte, MI	3.0	1.0	864	$1,420	$1.64	0d	1	0.21mi
854 Harrison Blvd Lincoln Park, MI	3.0	1.0	1410	$1,750	$1.24	45d	1	0.21mi
1163 17th St Wyandotte, MI	3.0	1.0	1010	$1,695	$1.68	45d	1	0.31mi
1650 19th St Wyandotte, MI	3.0	2.0	1100	$1,899	$1.73	19d	1	0.45mi
4163 Burns Ave Lincoln Park, MI	3.0	1.0	900	$1,500	$1.67	3d	1	0.70mi
13020 Pullman St Southgate, MI	4.0	1.0	1050	$1,550	$1.48	4d	1	0.83mi
357 Emmons Blvd Lincoln Park, MI	3.0	1.0	1268	$1,695	$1.34	0d	1	0.90mi
1159 McKinley St Wyandotte, MI	3.0	1.0	1050	$1,350	$1.29	0d	1	1.18mi
170 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,399	$1.30	4d	1	1.36mi
168 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,295	$1.20	6d	1	1.36mi

Listing history 2 events

1. 2026-06-21
   remarks 515-char remark
2. 2026-06-21
   listed $185,000 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: $2,061 · $172/mo
• Projected year-2 tax: $2,455 · $205/mo
• Expected delta: +$394/yr (+$33/mo · 19.1%)

ⓘ 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) · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 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: $20,080
• − Mortgage interest: −$10,363
• − Property taxes: −$2,061
• − Insurance: −$925
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$5,382
• Taxable loss: −$1,863
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $1,683/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

+48.1% since first listed

18 events — show timeline

• 2026-06-20 Listed $185,000 MiRealSource-MiMLS
• 2026-06-20 Listed $185,000 REALCOMP
• 2011-11-02 Sold (MLS) $28,000 REALCOMP
• 2011-11-02 Sold (MLS) $28,000 MiRealSource-MiMLS
• 2011-09-29 Listing Removed — MiRealSource-MiMLS
• 2011-09-23 Listed $26,500 REALCOMP
• 2011-09-23 Listed $26,500 MiRealSource-MiMLS
• 2006-02-08 Sold (Public Records) $125,500 Public Records
• 2005-12-30 Sold (MLS) $125,500 REALCOMP
• 2005-12-30 Sold (MLS) $125,500 REALCOMP
• 2005-12-30 Sold (MLS) $125,500 MiRealSource-MiMLS
• 2005-12-30 Sold (MLS) $125,500 MiRealSource-MiMLS
• 2005-12-11 Listing Removed — MiRealSource-MiMLS
• 2005-12-06 Listing Removed — MiRealSource-MiMLS
• 2005-09-15 Listed $124,900 REALCOMP
• 2005-09-15 Listed $124,900 REALCOMP
• 2005-09-15 Listed $124,900 MiRealSource-MiMLS
• 2005-09-15 Listed $124,900 MiRealSource-MiMLS

Property tax history

+2.2%/yr

Latest (2025): $2,061 · +0.7% YoY. Source: county tax records.