1784 Reo Ave · Lincoln Park, MI 48146

$139,900

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 29 Days on market

Built 1947 4,792 sqft lot Est $139k · at est.

---

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 +22.1/30.0
• ARV discount +7.4/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• 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

Super nice property that has been completely remodeled, offering a refined living experience. The recently updated kitchen is appointed with beautiful counters, providing a sophisticated and functional space for culinary endeavors. The bathroom has been thoughtfully updated, reflecting modern design sensibilities and comfort. Vinyl windows. This three-bedroom residence, characterized by its bungalow style architectural influences, includes a large backyard, enhancing its appeal as a personal retreat. We invite you to schedule a private viewing to fully appreciate the meticulous updates and distinctive charm of this property.

Key facts

• 4,792 sq ft lot
• Built 1947
• Listed 29 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Front porch; Backyard fencing; Paved road access; Lot approximately 0.11 acre (42 x 113)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Crawl space basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $967 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 29 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y 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 $52k; list at $140k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.03% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $139,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1836 Reo Ave	0.07mi	3/1.0	950 (-5%)	3mo	$111,000	$117	86
2065 Morris Ave	0.27mi	3/1.0	984 (-1%)	2mo	$158,000	$161	84
1784 College Ave	0.10mi	4/1.0 (+1)	944 (-5%)	1mo	$130,000	$138	81
1862 Montie Rd	0.12mi	3/1.0	1,090 (+9%)	3mo	$159,000	$146	76
2146 University Ave	0.40mi	3/1.0	1,032 (+4%)	3mo	$144,500	$140	73
1770 Council Ave	0.11mi	3/1.0	864 (-13%)	0mo	$125,000	$145	72
2040 Paris Ave	0.29mi	3/1.0	894 (-10%)	4mo	$147,500	$165	66
1921 Hanford Ave	0.37mi	3/1.0	912 (-8%)	4mo	$80,000	$88	65
2196 Cicotte Ave	0.45mi	3/1.0	1,058 (+6%)	4mo	$135,000	$128	65
1533 College Ave	0.38mi	2/1.0 (-1)	1,074 (+8%)	4mo	$115,000	$107	61
1383 Morris Ave	0.54mi	4/2.0 (+1)	1,092 (+10%)	1mo	$152,000	$139	49
1178 Fort Park Blvd	0.57mi	3/1.0	1,128 (+13%)	3mo	$165,000	$146	48

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,912
• Equity at exit: $20,860

10-year hold

• IRR: 7.4%
• Equity multiple: 1.60×
• Total profit: $23,582
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$734
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $225

Break-even live

Break-even rent $1,155

Max offer price $139,900

Occupancy floor 79%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	1d	1	0.10mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	1d	1	0.13mi
875 Raupp Pl Unit 2 Lincoln Park, MI	2.0	1.0	800	$970	$1.21	16d	1	0.23mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	14d	1	0.50mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	24d	1	0.63mi
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	24d	1	0.84mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	1.02mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	1.19mi
15806 Meyer Ave Allen Park, MI	3.0	2.0	1100	$1,650	$1.50	1d	1	1.41mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	1.44mi
4775 Willow Cove Blvd Allen Park, MI	1.0–2.0	1.0	805	$1,649	$2.05	24d	4	1.48mi

Listing history 27 events

1. 2026-06-04
   statusdays on market $139,900 Pending 29 DOM
2. 2026-06-03
   days on market $139,900 Active Under Contract 28 DOM
3. 2026-06-02
   days on market $139,900 Active Under Contract 27 DOM
4. 2026-06-01
   days on market $139,900 Active Under Contract 26 DOM
5. 2026-05-31
   days on market $139,900 Active Under Contract 25 DOM
6. 2026-05-20
   status Active 632-char remark

   Show marketing remark (632 chars)

   Super nice property that has been completely remodeled, offering a refined living experience. The recently updated kitchen is appointed with beautiful counters, providing a sophisticated and functional space for culinary endeavors. The bathroom has been thoughtfully updated, reflecting modern design sensibilities and comfort. Vinyl windows. This three-bedroom residence, characterized by its bungalow style architectural influences, includes a large backyard, enhancing its appeal as a personal retreat. We invite you to schedule a private viewing to fully appreciate the meticulous updates and distinctive charm of this property.

7. 2026-05-20
   status Active

   Show marketing remark (632 chars)

   Super nice property that has been completely remodeled, offering a refined living experience. The recently updated kitchen is appointed with beautiful counters, providing a sophisticated and functional space for culinary endeavors. The bathroom has been thoughtfully updated, reflecting modern design sensibilities and comfort. Vinyl windows. This three-bedroom residence, characterized by its bungalow style architectural influences, includes a large backyard, enhancing its appeal as a personal retreat. We invite you to schedule a private viewing to fully appreciate the meticulous updates and distinctive charm of this property.

8. 2026-05-11
   historical Accepting Backup Offers 632-char remark

   Show marketing remark (632 chars)

   Super nice property that has been completely remodeled, offering a refined living experience. The recently updated kitchen is appointed with beautiful counters, providing a sophisticated and functional space for culinary endeavors. The bathroom has been thoughtfully updated, reflecting modern design sensibilities and comfort. Vinyl windows. This three-bedroom residence, characterized by its bungalow style architectural influences, includes a large backyard, enhancing its appeal as a personal retreat. We invite you to schedule a private viewing to fully appreciate the meticulous updates and distinctive charm of this property.

9. 2026-05-11
   historical Active Under Contract

   Show marketing remark (632 chars)

   Super nice property that has been completely remodeled, offering a refined living experience. The recently updated kitchen is appointed with beautiful counters, providing a sophisticated and functional space for culinary endeavors. The bathroom has been thoughtfully updated, reflecting modern design sensibilities and comfort. Vinyl windows. This three-bedroom residence, characterized by its bungalow style architectural influences, includes a large backyard, enhancing its appeal as a personal retreat. We invite you to schedule a private viewing to fully appreciate the meticulous updates and distinctive charm of this property.

10. 2026-05-06
    listed $139,900 Active 632-char remark

    Show marketing remark (632 chars)

    Super nice property that has been completely remodeled, offering a refined living experience. The recently updated kitchen is appointed with beautiful counters, providing a sophisticated and functional space for culinary endeavors. The bathroom has been thoughtfully updated, reflecting modern design sensibilities and comfort. Vinyl windows. This three-bedroom residence, characterized by its bungalow style architectural influences, includes a large backyard, enhancing its appeal as a personal retreat. We invite you to schedule a private viewing to fully appreciate the meticulous updates and distinctive charm of this property.

11. 2026-05-06
    listed $139,900 Active

    Show marketing remark (632 chars)

    Super nice property that has been completely remodeled, offering a refined living experience. The recently updated kitchen is appointed with beautiful counters, providing a sophisticated and functional space for culinary endeavors. The bathroom has been thoughtfully updated, reflecting modern design sensibilities and comfort. Vinyl windows. This three-bedroom residence, characterized by its bungalow style architectural influences, includes a large backyard, enhancing its appeal as a personal retreat. We invite you to schedule a private viewing to fully appreciate the meticulous updates and distinctive charm of this property.

12. 2013-09-07
    historical
13. 2013-03-07
    listed $725
14. 2012-08-02
    historical
15. 2012-07-23
    listed $750
16. 2004-08-09
    soldstatus $52,500
17. 2004-08-09
    soldstatus $52,500
18. 2004-08-09
    soldstatus $52,500
19. 2004-07-22
    historical
20. 2004-06-29
    listed $63,000
21. 2004-06-24
    listed $59,900
22. 2004-06-24
    listed $59,900
23. 2000-03-08
    soldstatus $53,500
24. 2000-02-08
    soldstatus $53,500
25. 2000-02-08
    soldstatus $53,500
26. 1999-11-14
    listed $53,500
27. 1999-11-14
    listed $53,500

ⓘ 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: $1,448 · $121/mo
• Projected year-2 tax: $1,801 · $150/mo
• Expected delta: +$353/yr (+$29/mo · 24.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 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: $17,282
• − Mortgage interest: −$7,837
• − Property taxes: −$1,448
• − Insurance: −$700
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$4,070
• Taxable income: $463
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $2,590/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

+161.5% since first listed

22 events — show timeline

• 2026-05-20 Relisted — MiRealSource-MiMLS
• 2026-05-20 Relisted — REALCOMP
• 2026-05-11 Contingent — MiRealSource-MiMLS
• 2026-05-11 Contingent — REALCOMP
• 2026-05-06 Listed $139,900 REALCOMP
• 2026-05-06 Listed $139,900 MiRealSource-MiMLS
• 2013-09-07 Listing Removed — MiRealSource-MiMLS
• 2013-03-07 Listed $725 MiRealSource-MiMLS
• 2012-08-02 Listing Removed — MiRealSource-MiMLS
• 2012-07-23 Listed $750 MiRealSource-MiMLS
• 2004-08-09 Sold (MLS) $52,500 REALCOMP
• 2004-08-09 Sold (MLS) $52,500 MiRealSource-MiMLS
• 2004-08-09 Sold (MLS) $52,500 REALCOMP
• 2004-07-22 Listing Removed — MiRealSource-MiMLS
• 2004-06-29 Listed $63,000 REALCOMP
• 2004-06-24 Listed $59,900 MiRealSource-MiMLS
• 2004-06-24 Listed $59,900 REALCOMP
• 2000-03-08 Sold (Public Records) $53,500 Public Records
• 2000-02-08 Sold (MLS) $53,500 REALCOMP
• 2000-02-08 Sold (MLS) $53,500 MiRealSource-MiMLS
• 1999-11-14 Listed $53,500 REALCOMP
• 1999-11-14 Listed $53,500 MiRealSource-MiMLS

Property tax history

-0.4%/yr

Latest (2025): $1,448 · -13.7% YoY. Source: county tax records.