1463 Reo Ave · Lincoln Park, MI 48146

$144,900

4 bd · 2.0 ba · 1,954 sqft · SingleFamily public records · 6 Days on market

Built 1900 6,098 sqft lot Est $170k · 15% under

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Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +14.1/15.0
• DSCR +9.8/10.0
• 1% rule +7.9/10.0
• 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

As you approach, the big covered porch stops you in your tracks. This is where summer begins and ends. The new steps welcome you up and inside - and what awaits you is something truly special: two complete homes under one roof. The main floor sets the tone immediately. The living room holds all the comfort you need after a long day. The sizable kitchen gives you the counter space and room to create any feast your heart desires. Two generous bedrooms offer the possibilities you've been looking for - guest suite, home office, rental income. A full bathroom rounds out a floor that truly lives on its own. Head upstairs and discover a completely separate world. A cozier kitchen carries all the charm of a private retreat. The living space invites you to slow down and settle in. Then the primary bedroom stops you cold - enormous, airy, and full of possibility. A second bedroom and a full bathroom complete an upper floor that feels like a home of its own. Step out back and the large backyard stretches before you - summer BBQs, fire pit nights, room to breathe. In a neighborhood where outdoor space is precious, this one delivers. Whether you're an investor looking for immediate income, an owner-occupant ready to have your mortgage paid for, or a multi-generational family seeking space and privacy - this home checks every box. Don't wait. Make your appointment today.

Key facts

• Covered porch
• Sizable kitchen
• Large backyard

Tags

• COVERED PORCH
• TWO COMPLETE HOMES
• SIZABLE KITCHEN
• LARGE BACKYARD
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof; Block foundation; Built with vinyl siding
• Exterior features: Paved road access; No pool

Interior

• Kitchen: Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 10.0% vs local median 6.4% 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); 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 38% 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 $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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,900

Questions for the listing agent

1. Built in 1900 — 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: 1.29% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $169,998
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Lafayette Blvd	0.13mi	3/1.0 (-1)	1,994 (+2%)	3mo	$137,500	$69	79
1106 Lafayette Blvd	0.06mi	4/1.5	2,138 (+9%)	9mo	$187,000	$87	72
1426 Keppen Blvd	0.34mi	3/2.0 (-1)	1,847 (-6%)	8mo	$180,000	$97	63
1085 Pennsylvania Ave Ave	0.11mi	3/1.0 (-1)	1,728 (-12%)	10mo	$149,700	$87	59
3422 S Annabelle St	0.59mi	3/1.5 (-1)	1,989 (+2%)	7mo	$119,500	$60	56
1463 Cicotte Ave	0.26mi	3/1.0 (-1)	1,760 (-10%)	8mo	$150,000	$85	56
1523 Marion Ave	0.72mi	3/2.0 (-1)	1,920 (-2%)	4mo	$190,000	$99	56
1382 Euclid St	0.46mi	5/2.0 (+1)	1,797 (-8%)	6mo	$169,900	$95	55
3575 S Annabelle St	0.56mi	3/1.5 (-1)	1,812 (-7%)	2mo	$130,000	$72	53
1518 Austin Ave	0.61mi	3/2.0 (-1)	2,054 (+5%)	10mo	$167,000	$81	50
1562 Lafayette Blvd	0.48mi	3/1.5 (-1)	1,729 (-12%)	3mo	$100,000	$58	49
1427 Marion Ave	0.67mi	3/2.0 (-1)	2,106 (+8%)	10mo	$195,000	$93	42

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $7,885
• Equity at exit: $21,605

10-year hold

• IRR: 15.9%
• Equity multiple: 2.40×
• Total profit: $56,683
• Equity at exit: $12,528

Cash invested: $40,572 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,864 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$210 /mo · $2,524/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $442

Break-even live

Break-even rent $1,305

Max offer price $144,900

Occupancy floor 71%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	1d	1	0.93mi
3804 18th St Unit F2 Ecorse, MI	5.0	1.0	2160	$1,665	$0.77	3d	1	1.01mi
1872 Champaign Rd Lincoln Park, MI	4.0	2.0	2325	$2,300	$0.99	10d	1	1.46mi

Listing history 7 events

1. 2026-06-17
   status $144,900 Pending 6 DOM
2. 2026-06-17
   days on market $144,900 Active 6 DOM
3. 2026-06-16
   days on market $144,900 Active 5 DOM
4. 2026-06-15
   days on market $144,900 Active 4 DOM
5. 2026-06-13
   days on market $144,900 Active 2 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   listed $144,900 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: $2,524 · $210/mo
• Projected year-2 tax: $2,524 · $210/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 6/10 Major FEMA zone X (unshaded) · 68% 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: $22,374
• − Mortgage interest: −$8,117
• − Property taxes: −$2,524
• − Insurance: −$724
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$4,215
• Taxable income: $3,213
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $4,537/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

+0.0% since first listed

3 events — show timeline

• 2026-06-12 Listed $144,900 MiRealSource-MiMLS
• 2026-06-12 Listed $144,900 REALCOMP
• 2026-06-10 Coming Soon $144,900 MiRealSource-MiMLS

Property tax history

+3.1%/yr

Latest (2025): $2,524 · -26.2% YoY. Source: county tax records.