1410 Mayflower Ave · Lincoln Park, MI 48146

$164,900

3 bd · 1.0 ba · 1,093 sqft · SingleFamily public records · 7 Days on market

Built 1946 3,920 sqft lot Est $151k · 9% 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 +11.0/30.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• ARV discount +3.3/15.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1410 Mayflower Ave in Lincoln Park, a charming 3-bedroom brick home that blends timeless character with everyday comfort. Step inside and you'll immediately appreciate the beautiful hardwood floors that flow throughout much of the home, adding warmth, durability, and classic appeal. The solid brick exterior offers lasting value and attractive curb appeal, while the spacious interior provides a functional layout designed for comfortable living. Featuring three generously sized bedrooms, this home offers plenty of space. Natural light fills the living spaces, highlighting the home's character and creating a warm, welcoming atmosphere. This property combines comfort, convenience, and classic craftsmanship. Don't miss the opportunity to own a well-maintained brick home with beautiful hardwood floors. PRE-APPROVED BUYERS ONLY

Key facts

• Brick exterior
• Timeless character
• Natural light

Tags

• HARDWOOD FLOORS
• BRICK EXTERIOR
• SPACIOUS INTERIOR
• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• TIMELESS CHARACTER

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Natural gas heat fuel; Public water; Public sewer (implied - foundation lists basement)
• Home design: Residential property; 1 1/2-story design; Built in 1946
• Construction: Basement foundation
• Exterior features: Brick and vinyl siding exterior; Paved street access; Frontage about 35 feet

Interior

• Kitchen: 8 x 8 kitchen; Range/Oven; Garbage disposal
• Bedrooms: Primary bedroom on the second floor (22 x 12); Second bedroom on the entry level (10 x 10); Third bedroom on the entry level (approx. 10 wide)
• Bathrooms: One full bathroom on the entry level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Seven total rooms; Partially finished basement
• Laundry & utility: Washer; Dryer; Basement (has basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-71 ($-847/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (17.7% below list).
• Recommended offer: $136k (17.7% 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); 154 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 19y 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.

Risks & watch-outs

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

Recommended offer $135,726 (17.7% 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. Built in 1946 — 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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $150,834
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 Richmond Ave	0.19mi	3/1.0	1,134 (+4%)	2mo	$165,000	$146	83
1377 Mill St	0.34mi	2/1.0 (-1)	1,124 (+3%)	2mo	$157,000	$140	73
1311 Gregory St	0.46mi	3/1.0	1,128 (+3%)	1mo	$145,900	$129	73
1591 Garfield Ave	0.58mi	3/1.0	1,080 (-1%)	0mo	$144,700	$134	70
1215 Mill St	0.33mi	2/1.0 (-1)	1,054 (-4%)	5mo	$110,000	$104	70
1042 Champaign Rd	0.41mi	3/1.0	1,152 (+5%)	3mo	$150,500	$131	69
1453 Buckingham Ave	0.40mi	3/1.0	1,221 (+12%)	4mo	$140,000	$115	58
1860 Pagel Ave	0.62mi	3/1.0	1,162 (+6%)	6mo	$160,000	$138	55
1214 Lincoln Ave	0.46mi	3/1.5	1,230 (+12%)	1mo	$188,000	$153	54
1575 Philomene Blvd	0.62mi	3/1.0	1,200 (+10%)	3mo	$130,000	$108	52
816 London Ave	0.61mi	3/1.0	944 (-14%)	2mo	$187,000	$198	47
1761 Winchester Ave	0.74mi	3/1.5	1,226 (+12%)	6mo	$171,500	$140	38

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: -17.5%
• Equity multiple: 0.37×
• Total profit: $-28,905
• Equity at exit: $24,587

10-year hold

• IRR: -6.7%
• Equity multiple: 0.54×
• Total profit: $-21,150
• Equity at exit: $14,258

Cash invested: $46,172 (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: 154
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$865
• Tax from tax record: −$209 /mo · $2,513/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-71

Break-even live

Break-even rent $1,447

Max offer price $152,427

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-24	+0% $-71	+5% $-117	+10% $-164
Rent	-10% $-178	-5% $-124	+0% $-71	+5% $-17	+10% $37
Rate	-1.0pp $12	-0.5pp $-29	base $-71	+0.5pp $-113	+1.0pp $-157

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1343 Pagel Ave Unit 2-Upper Lincoln Park, MI	2.0	1.0	1000	$1,250	$1.25	19d	1	0.33mi
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	25d	1	0.82mi
2235 Moore Rd Unit 1 Lincoln Park, MI	2.0	1.0	800	$1,000	$1.25	25d	1	0.92mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	18d	1	1.01mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	25d	1	1.05mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	25d	1	1.11mi
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	25d	1	1.14mi
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	25d	1	1.14mi
357 Emmons Blvd Lincoln Park, MI	3.0	1.0	1268	$1,695	$1.34	0d	1	1.16mi
9725 Fox Ave Allen Park, MI	3.0	1.5	940	$1,850	$1.97	44d	1	1.19mi
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	0d	1	1.21mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	15d	1	1.25mi
4163 Burns Ave Lincoln Park, MI	3.0	1.0	900	$1,500	$1.67	2d	1	1.31mi
854 Harrison Blvd Lincoln Park, MI	3.0	1.0	1410	$1,750	$1.24	44d	1	1.32mi
708 Highland St Unit 1 Wyandotte, MI	2.0	1.0	800	$950	$1.19	19d	1	1.35mi
750 Harrison Blvd Unit 5 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	6d	1	1.36mi
1331 Pingree Ave Lincoln Park, MI	2.0	1.0	725	$1,300	$1.79	0d	1	1.37mi
720 Harrison Blvd Unit 20 Lincoln Park, MI	2.0	1.0	800	$1,025	$1.28	3d	1	1.38mi
610 Harrison Blvd Unit 46 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	3d	1	1.39mi
610 Harrison Blvd Apt 43 Lincoln Park, MI	2.0	1.0	800	$1,050	$1.31	25d	1	1.39mi
11400 Fordline St Allen Park, MI	1.0–2.0	1.0	880	$1,400	$1.59	0d	1	1.46mi
1130 21st St Wyandotte, MI	3.0	1.0	864	$1,420	$1.64	0d	1	1.48mi

Listing history 7 events

1. 2026-06-21
   days on market $164,900 Active 7 DOM
2. 2026-06-18
   days on market $164,900 Active 4 DOM
3. 2026-06-17
   days on market $164,900 Active 3 DOM
4. 2026-06-16
   days on market $164,900 Active 2 DOM
5. 2026-06-15
   listing id $164,900 Active 1 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   listed $164,900 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: $2,513 · $209/mo
• Projected year-2 tax: $2,526 · $211/mo
• Expected delta: +$13/yr (+$1/mo · 0.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $16,287
• − Mortgage interest: −$9,237
• − Property taxes: −$2,513
• − Insurance: −$824
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$4,797
• Taxable loss: −$3,690
• Est. tax savings @ 24.0%: +$886
• After-tax cash flow: $38/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

+135.9% since first listed

17 events — show timeline

• 2026-06-14 Listed $164,900 MiRealSource-MiMLS
• 2026-06-14 Listed $164,900 REALCOMP
• 2015-10-27 Sold (Public Records) $550,000 Public Records
• 2011-08-24 Sold (MLS) $20,001 MiRealSource-MiMLS
• 2011-08-24 Sold (MLS) $20,001 REALCOMP
• 2011-07-18 Listing Removed — REALCOMP
• 2011-07-18 Listing Removed — MiRealSource-MiMLS
• 2011-07-15 Listed $17,800 MiRealSource-MiMLS
• 2011-07-15 Listed $17,800 REALCOMP
• 2011-06-16 Listed $24,900 REALCOMP
• 2011-06-16 Listed $24,900 MiRealSource-MiMLS
• 2008-02-06 Sold (Public Records) $79,000 Public Records
• 2007-12-31 Sold (MLS) $79,000 REALCOMP
• 2007-12-31 Sold (MLS) $79,000 MiRealSource-MiMLS
• 2007-12-05 Listing Removed — MiRealSource-MiMLS
• 2007-10-24 Listed $69,900 REALCOMP
• 2007-10-24 Listed $69,900 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $2,513 · +1.3% YoY. Source: county tax records.