1044 Cloverlawn Ave · Lincoln Park, MI 48146

$141,000

2 bd · 1.0 ba · 764 sqft · SingleFamily public records · 328 Days on market

Built 1949 5,663 sqft lot Est $139k · at est.

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +6.9/15.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy and Cute 2 bedroom 1 bathroom with basement and garage. .. Investment opportunity with immediate revenue at closing. Additional room in basement for storage. * * TENANT OCCUPIED WITH LEASE CONTRACT IN PLACE * * Please do not disturb current tenants. .. Please allow 24-48 hours notice to schedule a tour. note: Seller has 3 additional investment opportunities with tenants in contract ready to purchase together as a bundle. Please contact listing agent for details

Key facts

• 5,663 sq ft lot
• Garage
• Built 1949

Property features AI

Finance

• Other: Residential property
• Financial info: No additional financial details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Detached 1-car garage
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry; Vinyl siding exterior
• Construction: Block foundation
• Exterior features: Front porch; Asphalt roof; Paved road access; Lot approximately 0.13 acres (40 x 136)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 5 rooms (includes living spaces and bedrooms)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $6 ($71/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (14.9% below list).
• Recommended offer: $120k (14.9% 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; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $975 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 328 days — a 12% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $89k; list at $141k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,967 (14.9% below list)

Questions for the listing agent

1. It's been on market 328 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. 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: 0.85% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $139,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Cloverlawn Blvd	0.05mi	2/1.0	714 (-6%)	2mo	$126,500	$177	85
879 Highland Ave	0.46mi	2/1.0	764 (0%)	7mo	$129,900	$170	73
1018 23rd St	0.20mi	3/1.0 (+1)	870 (+14%)	3mo	$158,000	$182	60
13261 Ward St	0.73mi	2/1.0	729 (-5%)	1mo	$165,000	$226	57
1604 15th St	0.61mi	2/1.0	832 (+9%)	5mo	$183,000	$220	52
12824 Ward St	0.60mi	2/1.0	861 (+13%)	0mo	$175,000	$203	51
1377 Liberty Ave	0.71mi	2/1.0	742 (-3%)	17mo	$82,000	$111	48
1344 New York Ave	0.67mi	2/1.0	800 (+5%)	17mo	$106,000	$133	47
1423 New York Ave	0.67mi	2/1.0	682 (-11%)	9mo	$125,000	$183	43
1404 Liberty Ave	0.74mi	2/1.0	682 (-11%)	6mo	$124,000	$182	43
4123 Abbott Ave	0.57mi	3/1.0 (+1)	874 (+14%)	4mo	$150,000	$172	41
1036 Electric St	0.70mi	2/1.0	680 (-11%)	12mo	$136,900	$201	39

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: -14.2%
• Equity multiple: 0.48×
• Total profit: $-20,447
• Equity at exit: $21,024

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-8,733
• Equity at exit: $12,191

Cash invested: $39,480 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$739
• Tax from tax record: −$144 /mo · $1,723/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $6

Break-even live

Break-even rent $1,192

Max offer price $141,000

Occupancy floor 94%

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: $35,250
• Closing costs: $4,230
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1454 Goddard Rd Lincoln Park, MI	1.0	1.0	750	$950	$1.27	4d	1	0.28mi
1130 21st St Wyandotte, MI	3.0	1.0	864	$1,420	$1.64	1d	1	0.34mi
750 Harrison Blvd Unit 5 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	4d	1	0.37mi
720 Harrison Blvd Unit 20 Lincoln Park, MI	2.0	1.0	800	$1,025	$1.28	2d	1	0.39mi
610 Harrison Blvd Unit 46 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	2d	1	0.41mi
610 Harrison Blvd Apt 43 Lincoln Park, MI	2.0	1.0	800	$1,050	$1.31	24d	1	0.41mi
1163 17th St Wyandotte, MI	3.0	1.0	1010	$1,695	$1.68	43d	1	0.45mi
1650 19th St Wyandotte, MI	3.0	2.0	1100	$1,899	$1.73	17d	1	0.59mi
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	24d	1	0.66mi
4163 Burns Ave Lincoln Park, MI	3.0	1.0	900	$1,500	$1.67	1d	1	0.66mi
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	24d	1	0.68mi
1343 Pagel Ave Unit 2-Upper Lincoln Park, MI	2.0	1.0	1000	$1,250	$1.25	17d	1	0.82mi
4059 Longtin Ave Apt 1 Lincoln Park, MI	1.0	1.0	750	$950	$1.27	4d	1	0.88mi
1665 Pagel Ave Lincoln Park, MI	1.0	1.0	800	$950	$1.19	24d	1	0.96mi
708 Highland St Unit 1 Wyandotte, MI	2.0	1.0	800	$950	$1.19	17d	1	0.96mi
424 4th St Wyandotte, MI	2.0	1.0	925	$1,350	$1.46	24d	1	1.16mi
939 James St Unit 12 Wyandotte, MI	1.0	1.0	850	$899	$1.06	12d	1	1.24mi
1159 McKinley St Wyandotte, MI	3.0	1.0	1050	$1,350	$1.29	1d	1	1.25mi
11400 Fordline St Allen Park, MI	1.0–2.0	1.0	880	$1,400	$1.59	2d	1	1.25mi
170 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,399	$1.30	2d	1	1.38mi
168 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,295	$1.20	4d	1	1.38mi
11435 Old Goddard Rd Allen Park, MI	1.0	1.0–2.0	875	$1,120	$1.28	43d	2	1.39mi
146 Bondie St Wyandotte, MI	2.0	1.0	820	$1,650	$2.01	1d	1	1.40mi
850 Biddle Ave Unit 2 Wyandotte, MI	2.0	1.0	800	$1,300	$1.62	4d	1	1.41mi
177 N Riverbank St Wyandotte, MI	2.0	1.0	671	$1,600	$2.38	1d	1	1.42mi

Listing history 10 events

1. 2025-08-22
   price $141,000 474-char remark

   Show marketing remark (474 chars)

   Cozy and Cute 2 bedroom 1 bathroom with basement and garage. .. Investment opportunity with immediate revenue at closing. Additional room in basement for storage. * * TENANT OCCUPIED WITH LEASE CONTRACT IN PLACE * * Please do not disturb current tenants. .. Please allow 24-48 hours notice to schedule a tour. note: Seller has 3 additional investment opportunities with tenants in contract ready to purchase together as a bundle. Please contact listing agent for details

2. 2025-08-21
   price $141,000
3. 2025-07-04
   listed $142,000 Active

   Show marketing remark (474 chars)

   Cozy and Cute 2 bedroom 1 bathroom with basement and garage. .. Investment opportunity with immediate revenue at closing. Additional room in basement for storage. * * TENANT OCCUPIED WITH LEASE CONTRACT IN PLACE * * Please do not disturb current tenants. .. Please allow 24-48 hours notice to schedule a tour. note: Seller has 3 additional investment opportunities with tenants in contract ready to purchase together as a bundle. Please contact listing agent for details

4. 2025-07-04
   listed $142,000 Active 474-char remark

   Show marketing remark (474 chars)

   Cozy and Cute 2 bedroom 1 bathroom with basement and garage. .. Investment opportunity with immediate revenue at closing. Additional room in basement for storage. * * TENANT OCCUPIED WITH LEASE CONTRACT IN PLACE * * Please do not disturb current tenants. .. Please allow 24-48 hours notice to schedule a tour. note: Seller has 3 additional investment opportunities with tenants in contract ready to purchase together as a bundle. Please contact listing agent for details

5. 2023-05-27
   historical
6. 2001-07-25
   soldstatus $89,000
7. 2001-05-09
   soldstatus $89,000 305-char remark

   Show marketing remark (305 chars)

   CLEAN, COZY, WELL-MAINTAINED HOME. WALLSIDE WINDOWS '99, HARDWOOD FLOORS UNDER NEWER CARPET, NEWER LINOLEUM FLR IN KITCHEN, NEWER STEEL ENTRY DOORS & FRONT STORM DOOR, ROOF 3 YRS (TEAR-OFF), NEWER GARAGE DOOR, WET BAR IN PART FIN. BASEMENT. ADD'L ROOM IS ENCLOSED STORAGE/PORCH. C. O. S. O. H. O. C.

8. 2001-05-09
   soldstatus $89,000

   Show marketing remark (305 chars)

   CLEAN, COZY, WELL-MAINTAINED HOME. WALLSIDE WINDOWS '99, HARDWOOD FLOORS UNDER NEWER CARPET, NEWER LINOLEUM FLR IN KITCHEN, NEWER STEEL ENTRY DOORS & FRONT STORM DOOR, ROOF 3 YRS (TEAR-OFF), NEWER GARAGE DOOR, WET BAR IN PART FIN. BASEMENT. ADD'L ROOM IS ENCLOSED STORAGE/PORCH. C. O. S. O. H. O. C.

9. 2001-03-02
   listed $89,900 305-char remark

   Show marketing remark (305 chars)

   CLEAN, COZY, WELL-MAINTAINED HOME. WALLSIDE WINDOWS '99, HARDWOOD FLOORS UNDER NEWER CARPET, NEWER LINOLEUM FLR IN KITCHEN, NEWER STEEL ENTRY DOORS & FRONT STORM DOOR, ROOF 3 YRS (TEAR-OFF), NEWER GARAGE DOOR, WET BAR IN PART FIN. BASEMENT. ADD'L ROOM IS ENCLOSED STORAGE/PORCH. C. O. S. O. H. O. C.

10. 2001-03-02
    listed $89,900

    Show marketing remark (305 chars)

    CLEAN, COZY, WELL-MAINTAINED HOME. WALLSIDE WINDOWS '99, HARDWOOD FLOORS UNDER NEWER CARPET, NEWER LINOLEUM FLR IN KITCHEN, NEWER STEEL ENTRY DOORS & FRONT STORM DOOR, ROOF 3 YRS (TEAR-OFF), NEWER GARAGE DOOR, WET BAR IN PART FIN. BASEMENT. ADD'L ROOM IS ENCLOSED STORAGE/PORCH. C. O. S. O. H. O. C.

ⓘ 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: $1,723 · $144/mo
• Projected year-2 tax: $1,947 · $162/mo
• Expected delta: +$224/yr (+$19/mo · 13.0%)

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

Taxation est. · year 1

• Rental income: $14,396
• − Mortgage interest: −$7,898
• − Property taxes: −$1,723
• − Insurance: −$705
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,102
• Taxable loss: −$2,336
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $632/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

+56.8% since first listed

10 events — show timeline

• 2025-08-22 Price Changed $141,000 MiRealSource-MiMLS
• 2025-08-21 Price Changed $141,000 REALCOMP
• 2025-07-04 Listed $142,000 REALCOMP
• 2025-07-04 Listed $142,000 MiRealSource-MiMLS
• 2023-05-27 Rental Removed — RENT.
• 2001-07-25 Sold (Public Records) $89,000 Public Records
• 2001-05-09 Sold (MLS) $89,000 MiRealSource-MiMLS
• 2001-05-09 Sold (MLS) $89,000 REALCOMP
• 2001-03-02 Listed $89,900 MiRealSource-MiMLS
• 2001-03-02 Listed $89,900 REALCOMP

Property tax history

+1.2%/yr

Latest (2025): $1,723 · -13.6% YoY. Source: county tax records.