808 White Ave · Lincoln Park, MI 48146

$119,900

3 bd · 1.0 ba · 955 sqft · SingleFamily public records · 201 Days on market

Built 1946 8,276 sqft lot Est $128k · 6% under ↓ 20% since listing

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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 +21.9/30.0
• ARV discount +10.3/15.0
• DSCR +7.0/10.0
• 1% rule +6.0/10.0
• 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

3 BEDROOM, 1 BATH. ROOF IS 6 YEARS OLD. BUYER TO OBTAIN C OF O AND COMPLETE ALL REQUIRED REPAIRS.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1946

Property features AI

Finance

• Other: Approximately 955 square feet of above-grade finished area
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot approximately 75 x 113 (0.19 acre)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Disposal
• Bedrooms: 3 total rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dishwasher; Disposal; Oven; Range; Refrigerator; Has basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% 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; 23 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 $829 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 201 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.10% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $127,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 London Ave	0.55mi	3/1.0	944 (-1%)	2mo	$187,000	$198	70
483 Park Ave	0.38mi	3/2.0	988 (+4%)	3mo	$206,000	$209	70
350 Labadie St	0.62mi	3/1.0	960 (+0%)	3mo	$99,000	$103	68
1368 Wilson Ave	0.50mi	3/1.0	912 (-4%)	5mo	$165,000	$181	65
1312 Ferris Ave	0.61mi	3/1.5	930 (-3%)	4mo	$117,000	$126	62
939 Stewart Ave	0.70mi	3/1.0	912 (-4%)	1mo	$138,000	$151	59
1260 Marion Ave	0.65mi	3/1.0	874 (-8%)	1mo	$155,000	$177	55
1120 Mayflower Ave	0.61mi	3/1.0	864 (-10%)	2mo	$100,000	$116	54
2458 River Dr	0.58mi	3/1.0	1,078 (+13%)	1mo	$144,000	$134	51
4548 8th St	0.61mi	3/1.0	1,077 (+13%)	2mo	$109,000	$101	49
1215 Mill St	0.54mi	2/1.0 (-1)	1,054 (+10%)	5mo	$110,000	$104	49
1370 Garfield Ave	0.65mi	2/1.0 (-1)	864 (-10%)	3mo	$72,500	$84	46

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: $-5,136
• Equity at exit: $17,877

10-year hold

• IRR: 7.5%
• Equity multiple: 1.61×
• Total profit: $20,638
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$629
• Tax from tax record: −$178 /mo · $2,136/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $189

Break-even live

Break-even rent $1,085

Max offer price $119,900

Occupancy floor 81%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	0.31mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	0.51mi
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	24d	1	0.89mi
1343 Pagel Ave Unit 2-Upper Lincoln Park, MI	2.0	1.0	1000	$1,250	$1.25	18d	1	0.89mi
4573 3rd St Ecorse, MI	2.0	1.0	1000	$1,300	$1.30	15d	1	0.90mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	24d	1	0.92mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	14d	1	1.02mi
708 Highland St Unit 1 Wyandotte, MI	2.0	1.0	800	$950	$1.19	18d	1	1.03mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	1.06mi
4581 High St Unit 13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	1.17mi
4471 High St Unit 71-7 Ecorse, MI	2.0	1.0	700	$1,150	$1.64	24d	1	1.18mi
4471 High St Unit 81-13 Ecorse, MI	2.0	1.0	700	$1,050	$1.50	24d	1	1.18mi
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	5d	1	1.19mi
424 4th St Wyandotte, MI	2.0	1.0	925	$1,350	$1.46	24d	1	1.25mi
177 N Riverbank St Wyandotte, MI	2.0	1.0	671	$1,600	$2.38	1d	1	1.36mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	1d	1	1.41mi
168 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,295	$1.20	5d	1	1.45mi
170 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,399	$1.30	2d	1	1.45mi
750 Harrison Blvd Unit 5 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	5d	1	1.46mi
146 Bondie St Wyandotte, MI	2.0	1.0	820	$1,650	$2.01	1d	1	1.46mi
610 Harrison Blvd Unit 46 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	2d	1	1.47mi
610 Harrison Blvd Apt 43 Lincoln Park, MI	2.0	1.0	800	$1,050	$1.31	24d	1	1.47mi
720 Harrison Blvd Unit 20 Lincoln Park, MI	2.0	1.0	800	$1,025	$1.28	2d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $119,900 Active 201 DOM
2. 2026-06-17
   days on market $119,900 Active 200 DOM
3. 2026-06-16
   days on market $119,900 Active 199 DOM
4. 2026-06-15
   days on market $119,900 Active 198 DOM
5. 2026-06-13
   days on market $119,900 Active 196 DOM
6. 2026-06-13
   days on market $119,900 Active 195 DOM
7. 2026-06-09
   days on market $119,900 Active 192 DOM
8. 2026-06-08
   days on market $119,900 Active 191 DOM
9. 2026-06-07
   days on market $119,900 Active 190 DOM
10. 2026-06-04
    days on market $119,900 Active 187 DOM
11. 2026-06-03
    days on market $119,900 Active 186 DOM
12. 2026-06-02
    days on market $119,900 Active 185 DOM
13. 2026-06-01
    days on market $119,900 Active 184 DOM
14. 2026-05-31
    days on market $119,900 Active 183 DOM
15. 2026-05-07
    price $119,900 97-char remark

    Show marketing remark (97 chars)

    3 BEDROOM, 1 BATH. ROOF IS 6 YEARS OLD. BUYER TO OBTAIN C OF O AND COMPLETE ALL REQUIRED REPAIRS.

16. 2026-05-07
    status Active

    Show marketing remark (97 chars)

    3 BEDROOM, 1 BATH. ROOF IS 6 YEARS OLD. BUYER TO OBTAIN C OF O AND COMPLETE ALL REQUIRED REPAIRS.

17. 2026-05-07
    price $119,900

    Show marketing remark (97 chars)

    3 BEDROOM, 1 BATH. ROOF IS 6 YEARS OLD. BUYER TO OBTAIN C OF O AND COMPLETE ALL REQUIRED REPAIRS.

18. 2026-05-07
    status Active 97-char remark

    Show marketing remark (97 chars)

    3 BEDROOM, 1 BATH. ROOF IS 6 YEARS OLD. BUYER TO OBTAIN C OF O AND COMPLETE ALL REQUIRED REPAIRS.

19. 2026-04-25
    historical Active Under Contract

    Show marketing remark (97 chars)

    3 BEDROOM, 1 BATH. ROOF IS 6 YEARS OLD. BUYER TO OBTAIN C OF O AND COMPLETE ALL REQUIRED REPAIRS.

20. 2026-04-25
    historical Accepting Backup Offers 97-char remark

    Show marketing remark (97 chars)

    3 BEDROOM, 1 BATH. ROOF IS 6 YEARS OLD. BUYER TO OBTAIN C OF O AND COMPLETE ALL REQUIRED REPAIRS.

21. 2026-04-25
    status Pending

    Show marketing remark (97 chars)

    3 BEDROOM, 1 BATH. ROOF IS 6 YEARS OLD. BUYER TO OBTAIN C OF O AND COMPLETE ALL REQUIRED REPAIRS.

22. 2026-04-25
    status Pending 97-char remark

    Show marketing remark (97 chars)

    3 BEDROOM, 1 BATH. ROOF IS 6 YEARS OLD. BUYER TO OBTAIN C OF O AND COMPLETE ALL REQUIRED REPAIRS.

23. 2026-01-20
    price $129,900 97-char remark

    Show marketing remark (97 chars)

    3 BEDROOM, 1 BATH. ROOF IS 6 YEARS OLD. BUYER TO OBTAIN C OF O AND COMPLETE ALL REQUIRED REPAIRS.

24. 2026-01-19
    price $129,900
25. 2025-12-27
    price $139,900 97-char remark

    Show marketing remark (97 chars)

    3 BEDROOM, 1 BATH. ROOF IS 6 YEARS OLD. BUYER TO OBTAIN C OF O AND COMPLETE ALL REQUIRED REPAIRS.

26. 2025-12-26
    price $139,900
27. 2025-11-29
    listed $150,000 Active
28. 2025-11-28
    listed $150,000 Active 97-char remark

    Show marketing remark (97 chars)

    3 BEDROOM, 1 BATH. ROOF IS 6 YEARS OLD. BUYER TO OBTAIN C OF O AND COMPLETE ALL REQUIRED REPAIRS.

ⓘ 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: $2,136 · $178/mo
• Projected year-2 tax: $2,136 · $178/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) · 69% 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,881
• − Mortgage interest: −$6,716
• − Property taxes: −$2,136
• − Insurance: −$600
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,488
• Taxable income: $400
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $2,169/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

-20.1% since first listed

14 events — show timeline

• 2026-05-07 Price Changed $119,900 MiRealSource-MiMLS
• 2026-05-07 Relisted — REALCOMP
• 2026-05-07 Price Changed $119,900 REALCOMP
• 2026-05-07 Relisted — MiRealSource-MiMLS
• 2026-04-25 Contingent — REALCOMP
• 2026-04-25 Contingent — MiRealSource-MiMLS
• 2026-04-25 Pending — REALCOMP
• 2026-04-25 Pending — MiRealSource-MiMLS
• 2026-01-20 Price Changed $129,900 MiRealSource-MiMLS
• 2026-01-19 Price Changed $129,900 REALCOMP
• 2025-12-27 Price Changed $139,900 MiRealSource-MiMLS
• 2025-12-26 Price Changed $139,900 REALCOMP
• 2025-11-29 Listed $150,000 REALCOMP
• 2025-11-28 Listed $150,000 MiRealSource-MiMLS

Property tax history

+3.4%/yr

Latest (2025): $2,136 · -13.8% YoY. Source: county tax records.