2112 Reo Ave · Lincoln Park, MI 48146

$175,000

3 bd · 1.5 ba · 908 sqft · SingleFamily public records · 41 Days on market

Built 1955 6,098 sqft lot Est $132k · 33% over

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Why this score? — see what drove the F 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 +12.0/30.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming, 3-bedroom, 1.5-bathroom home in the heart of Lincoln Park. This home features an updated kitchen with stainless steel appliances and new vinyl plank flooring. Downstairs, the finished basement provides additional living space, perfect for a family room or home office. Step outside to your spacious, fenced backyard, perfect for gatherings and enjoy the added benefit of the 1.5-car detached garage for extra storage or parking. Conveniently located near highways, shopping, and entertainment, this home is ready for you to move right in!

Key facts

• Finished basement
• Updated kitchen
• Fenced backyard

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• FINISHED BASEMENT
• FENCED BACKYARD
• DETACHED GARAGE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot roughly 52 x 113 (0.14 acres)
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached garage (1.5 car)
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level (ground-level entry)
• Construction: Brick and vinyl siding exterior; Block foundation; Asphalt roof; Built area above grade: 908 (units not shown as sq. ft. per instructions); Finished area below grade: 864 (units not shown as sq. ft. per instructions)
• Exterior features: Front porch; Fenced yard; Paved road access

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Finished basement
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-42 ($-505/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (20.2% below list).
• Recommended offer: $140k (20.2% 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: 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; 10 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 $1k of loan paydown is wiped out by about $5k 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 41 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 23y 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 $18k; list at $175k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,710 (20.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $131,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2040 Paris Ave	0.16mi	3/1.0	894 (-2%)	4mo	$147,500	$165	84
2065 Morris Ave	0.08mi	3/1.0	984 (+8%)	2mo	$158,000	$161	78
1921 Hanford Ave	0.37mi	3/1.0	912 (+0%)	4mo	$80,000	$88	77
1836 Reo Ave	0.23mi	3/1.0	950 (+5%)	3mo	$111,000	$117	77
1770 Council Ave	0.34mi	3/1.0	864 (-5%)	0mo	$125,000	$145	74
1784 College Ave	0.32mi	4/1.0 (+1)	944 (+4%)	1mo	$130,000	$138	71
2146 University Ave	0.21mi	3/1.0	1,032 (+14%)	3mo	$144,500	$140	63
1929 Paris Ave	0.23mi	2/1.0 (-1)	799 (-12%)	8mo	$115,000	$144	56
1865 Euclid St	0.53mi	2/1.0 (-1)	960 (+6%)	4mo	$108,000	$113	55
1807 Hanford Ave	0.44mi	2/1.0 (-1)	792 (-13%)	2mo	$130,000	$164	49
1587 Reo Ave	0.59mi	3/1.0	816 (-10%)	5mo	$122,000	$150	49
1565 University Ave	0.67mi	3/1.0	816 (-10%)	7mo	$120,000	$147	44

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: -16.3%
• Equity multiple: 0.41×
• Total profit: $-28,698
• Equity at exit: $26,093

10-year hold

• IRR: -5.4%
• Equity multiple: 0.62×
• Total profit: $-18,508
• Equity at exit: $15,131

Cash invested: $49,000 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$918
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-42

Break-even live

Break-even rent $1,450

Max offer price $167,567

Occupancy floor 98%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
875 Raupp Pl Unit 2 Lincoln Park, MI	2.0	1.0	800	$970	$1.21	16d	1	0.29mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	1d	1	0.35mi
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	1d	1	0.36mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	14d	1	0.75mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	24d	1	0.84mi
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	24d	1	0.99mi
15806 Meyer Ave Allen Park, MI	3.0	2.0	1100	$1,650	$1.50	1d	1	1.19mi
4775 Willow Cove Blvd Allen Park, MI	1.0–2.0	1.0	805	$1,649	$2.05	24d	4	1.19mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	1.28mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	1.48mi

Listing history 36 events

1. 2026-05-08
   historical Accepting Backup Offers 569-char remark

   Show marketing remark (569 chars)

   Welcome home to this charming, 3-bedroom, 1.5-bathroom home in the heart of Lincoln Park. This home features an updated kitchen with stainless steel appliances and new vinyl plank flooring. Downstairs, the finished basement provides additional living space, perfect for a family room or home office. Step outside to your spacious, fenced backyard, perfect for gatherings and enjoy the added benefit of the 1.5-car detached garage for extra storage or parking. Conveniently located near highways, shopping, and entertainment, this home is ready for you to move right in!

2. 2026-05-08
   historical Active Under Contract

   Show marketing remark (569 chars)

   Welcome home to this charming, 3-bedroom, 1.5-bathroom home in the heart of Lincoln Park. This home features an updated kitchen with stainless steel appliances and new vinyl plank flooring. Downstairs, the finished basement provides additional living space, perfect for a family room or home office. Step outside to your spacious, fenced backyard, perfect for gatherings and enjoy the added benefit of the 1.5-car detached garage for extra storage or parking. Conveniently located near highways, shopping, and entertainment, this home is ready for you to move right in!

3. 2026-04-17
   listed $175,000 Active 569-char remark

   Show marketing remark (569 chars)

   Welcome home to this charming, 3-bedroom, 1.5-bathroom home in the heart of Lincoln Park. This home features an updated kitchen with stainless steel appliances and new vinyl plank flooring. Downstairs, the finished basement provides additional living space, perfect for a family room or home office. Step outside to your spacious, fenced backyard, perfect for gatherings and enjoy the added benefit of the 1.5-car detached garage for extra storage or parking. Conveniently located near highways, shopping, and entertainment, this home is ready for you to move right in!

4. 2026-04-17
   listed $175,000 Active

   Show marketing remark (569 chars)

   Welcome home to this charming, 3-bedroom, 1.5-bathroom home in the heart of Lincoln Park. This home features an updated kitchen with stainless steel appliances and new vinyl plank flooring. Downstairs, the finished basement provides additional living space, perfect for a family room or home office. Step outside to your spacious, fenced backyard, perfect for gatherings and enjoy the added benefit of the 1.5-car detached garage for extra storage or parking. Conveniently located near highways, shopping, and entertainment, this home is ready for you to move right in!

5. 2011-12-16
   soldstatus $17,500
6. 2011-12-12
   soldstatus $17,500 289-char remark

   Show marketing remark (289 chars)

   HUD Home. Classic Lincoln Park ranch with 3 good sized bedrooms and a full, partially finished basement. Just bring your personal touches. BLB Resources makes no warranty as to condition of prop. Buyer to verify all info. Foundation has a large settlement crack, repairs exceed $5000. LBP.

7. 2011-12-12
   soldstatus $17,500

   Show marketing remark (289 chars)

   HUD Home. Classic Lincoln Park ranch with 3 good sized bedrooms and a full, partially finished basement. Just bring your personal touches. BLB Resources makes no warranty as to condition of prop. Buyer to verify all info. Foundation has a large settlement crack, repairs exceed $5000. LBP.

8. 2011-11-22
   historical 289-char remark

   Show marketing remark (289 chars)

   HUD Home. Classic Lincoln Park ranch with 3 good sized bedrooms and a full, partially finished basement. Just bring your personal touches. BLB Resources makes no warranty as to condition of prop. Buyer to verify all info. Foundation has a large settlement crack, repairs exceed $5000. LBP.

9. 2011-11-03
   listed $18,000 289-char remark

   Show marketing remark (289 chars)

   HUD Home. Classic Lincoln Park ranch with 3 good sized bedrooms and a full, partially finished basement. Just bring your personal touches. BLB Resources makes no warranty as to condition of prop. Buyer to verify all info. Foundation has a large settlement crack, repairs exceed $5000. LBP.

10. 2011-11-03
    listed $18,000

    Show marketing remark (289 chars)

    HUD Home. Classic Lincoln Park ranch with 3 good sized bedrooms and a full, partially finished basement. Just bring your personal touches. BLB Resources makes no warranty as to condition of prop. Buyer to verify all info. Foundation has a large settlement crack, repairs exceed $5000. LBP.

11. 2011-01-20
    soldstatus $92,439
12. 2005-09-26
    soldstatus $94,900
13. 2005-07-29
    soldstatus $94,900
14. 2005-07-29
    soldstatus $94,900
15. 2005-07-27
    historical
16. 2005-07-11
    historical
17. 2005-06-15
    listed $94,900
18. 2005-06-15
    listed $94,900
19. 2005-01-27
    listed $99,900
20. 2005-01-27
    listed $99,900
21. 2005-01-27
    historical
22. 2005-01-27
    historical
23. 2005-01-27
    historical
24. 2004-11-30
    listed $99,900
25. 2004-11-30
    listed $99,900
26. 2004-08-31
    listed $102,900
27. 2004-08-31
    listed $102,900
28. 2004-07-26
    listed $107,900
29. 2004-07-26
    listed $107,900
30. 2004-07-23
    historical
31. 2004-01-23
    listed $114,900
32. 2004-01-23
    historical
33. 2004-01-23
    listed $114,900
34. 2003-10-23
    listed $109,900
35. 2003-07-23
    listed $109,900
36. 2003-07-23
    listed $109,900

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $2,278 · $190/mo
• Expected delta: +$417/yr (+$35/mo · 22.4%)

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

Taxation est. · year 1

• Rental income: $16,765
• − Mortgage interest: −$9,803
• − Property taxes: −$1,862
• − Insurance: −$875
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$5,091
• Taxable loss: −$3,548
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $347/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

+59.2% since first listed

36 events — show timeline

• 2026-05-08 Contingent — MiRealSource-MiMLS
• 2026-05-08 Contingent — REALCOMP
• 2026-04-17 Listed $175,000 REALCOMP
• 2026-04-17 Listed $175,000 MiRealSource-MiMLS
• 2011-12-16 Sold (Public Records) $17,500 Public Records
• 2011-12-12 Sold (MLS) $17,500 REALCOMP
• 2011-12-12 Sold (MLS) $17,500 MiRealSource-MiMLS
• 2011-11-22 Listing Removed — MiRealSource-MiMLS
• 2011-11-03 Listed $18,000 REALCOMP
• 2011-11-03 Listed $18,000 MiRealSource-MiMLS
• 2011-01-20 Sold (Public Records) $92,439 Public Records
• 2005-09-26 Sold (Public Records) $94,900 Public Records
• 2005-07-29 Sold (MLS) $94,900 REALCOMP
• 2005-07-29 Sold (MLS) $94,900 MiRealSource-MiMLS
• 2005-07-27 Listing Removed — MiRealSource-MiMLS
• 2005-07-11 Listing Removed — MiRealSource-MiMLS
• 2005-06-15 Listed $94,900 REALCOMP
• 2005-06-15 Listed $94,900 MiRealSource-MiMLS
• 2005-01-27 Listing Removed — MiRealSource-MiMLS
• 2005-01-27 Listing Removed — MiRealSource-MiMLS
• 2005-01-27 Listing Removed — MiRealSource-MiMLS
• 2005-01-27 Listed $99,900 REALCOMP
• 2005-01-27 Listed $99,900 MiRealSource-MiMLS
• 2004-11-30 Listed $99,900 REALCOMP
• 2004-11-30 Listed $99,900 MiRealSource-MiMLS
• 2004-08-31 Listed $102,900 REALCOMP
• 2004-08-31 Listed $102,900 MiRealSource-MiMLS
• 2004-07-26 Listed $107,900 REALCOMP
• 2004-07-26 Listed $107,900 MiRealSource-MiMLS
• 2004-07-23 Listing Removed — MiRealSource-MiMLS
• 2004-01-23 Listed $114,900 REALCOMP
• 2004-01-23 Listing Removed — MiRealSource-MiMLS
• 2004-01-23 Listed $114,900 MiRealSource-MiMLS
• 2003-10-23 Listed $109,900 REALCOMP
• 2003-07-23 Listed $109,900 REALCOMP
• 2003-07-23 Listed $109,900 MiRealSource-MiMLS

Property tax history

+0.2%/yr

Latest (2025): $1,862 · -19.3% YoY. Source: county tax records.