734 Cleophus Pkwy · Lincoln Park, MI 48146

$139,900

4 bd · 2.0 ba · 1,386 sqft · SingleFamily public records · 1 Days on market

Built 1918 3,049 sqft lot Est $155k · 10% under

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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 +23.5/30.0
• ARV discount +11.9/15.0
• DSCR +7.6/10.0
• 1% rule +6.6/10.0
• 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

CLEAN 4 BEDROOM BUNGALOW! MOVE IN READY! 2 CAR DETACHED GARAGE! CLOSE TO SHOPPING AND SCHOOLS! AS IS SALE! LAND CONTRACT TERMS AVAILABLE! ALL DATA IS APPROXIMATE. BUYERS AGENT TO VERIFY ALL INFORMATION.

Key facts

• 3,049 sq ft lot
• 2 garage spots
• Built 1918

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-one-half story; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot approximately 30 x 100 (0.07 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Unfinished basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.5% vs local median 6.4% in Lincoln Park — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 33% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 28y 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 $16k; list at $140k implies a 748% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1918 — 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: 1.16% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $155,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
864 Cleophus Pkwy	0.15mi	4/2.0	1,414 (+2%)	2mo	$230,000	$163	88
730 Cleophus Pkwy	0.01mi	3/3.0 (-1)	1,500 (+8%)	4mo	$162,000	$108	74
1719 Ferris Ave	0.31mi	3/1.0 (-1)	1,360 (-2%)	4mo	$170,000	$125	70
869 Lincoln Ave	0.28mi	3/1.0 (-1)	1,342 (-3%)	4mo	$132,000	$98	69
782 Cleveland Ave	0.27mi	3/1.0 (-1)	1,298 (-6%)	3mo	$160,000	$123	65
926 Mill St	0.39mi	3/1.0 (-1)	1,270 (-8%)	5mo	$165,000	$130	55
853 Mill St	0.36mi	3/1.0 (-1)	1,531 (+10%)	7mo	$143,500	$94	51
1133 Mill St	0.59mi	3/1.0 (-1)	1,512 (+9%)	1mo	$170,000	$112	48
850 Montie Rd	0.57mi	3/1.5 (-1)	1,536 (+11%)	2mo	$94,000	$61	46
1214 Lincoln Ave	0.60mi	3/1.5 (-1)	1,230 (-11%)	1mo	$188,000	$153	45
1519 Fort Park Blvd	0.72mi	4/2.5	1,587 (+14%)	2mo	$137,000	$86	38
1060 Capitol Ave	0.73mi	3/1.0 (-1)	1,548 (+12%)	1mo	$95,000	$61	37

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,278
• Equity at exit: $20,860

10-year hold

• IRR: 9.3%
• Equity multiple: 1.77×
• Total profit: $30,345
• 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: 7.2×

Monthly cashflow live

• Estimated rent: $1,618 high
• Mortgage (P&I): −$734
• Tax from tax record: −$226 /mo · $2,710/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $261

Break-even live

Break-even rent $1,288

Max offer price $139,900

Occupancy floor 79%

Sensitivity live

Price	-10% $340	-5% $300	+0% $261	+5% $221	+10% $182
Rent	-10% $133	-5% $197	+0% $261	+5% $325	+10% $389
Rate	-1.0pp $331	-0.5pp $296	base $261	+0.5pp $224	+1.0pp $188

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	2d	1	0.28mi
4282 7th St Ecorse, MI	3.0	1.0	1144	$1,250	$1.09	24d	1	0.73mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	24d	1	0.88mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	18d	1	0.94mi
357 Emmons Blvd Lincoln Park, MI	3.0	1.0	1268	$1,695	$1.34	2d	1	0.95mi
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	18d	1	1.30mi
168 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,295	$1.20	5d	1	1.42mi
170 Bondie St Wyandotte, MI	3.0	1.0	1080	$1,399	$1.30	3d	1	1.42mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	2d	1	1.43mi

Listing history 2 events

1. 2026-06-19
   remarks 202-char remark
2. 2026-06-19
   listed $139,900 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: $2,710 · $226/mo
• Projected year-2 tax: $2,710 · $226/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $19,421
• − Mortgage interest: −$7,837
• − Property taxes: −$2,710
• − Insurance: −$700
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$4,070
• Taxable income: $997
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $2,889/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

+122.1% since first listed

27 events — show timeline

• 2026-06-18 Listed $139,900 REALCOMP
• 2026-06-18 Listed $139,900 MiRealSource-MiMLS
• 2014-05-20 Listed $885 MiRealSource-MiMLS
• 2014-05-20 Listing Removed — MiRealSource-MiMLS
• 2007-10-17 Sold (MLS) $16,500 REALCOMP
• 2007-08-29 Listing Removed — MiRealSource-MiMLS
• 2007-08-29 Listing Removed — REALCOMP
• 2007-07-13 Listing Removed — REALCOMP
• 2007-07-13 Listed $22,900 REALCOMP
• 2006-12-06 Listed $42,900 REALCOMP
• 2006-12-06 Listed $42,900 MiRealSource-MiMLS
• 2006-12-06 Listed $42,900 REALCOMP
• 2006-11-27 Listing Removed — MiRealSource-MiMLS
• 2006-10-25 Listed $66,900 MiRealSource-MiMLS
• 2006-10-19 Listing Removed — MiRealSource-MiMLS
• 2006-09-06 Listed $76,900 MiRealSource-MiMLS
• 2006-08-31 Listing Removed — MiRealSource-MiMLS
• 2006-05-30 Listed $89,900 MiRealSource-MiMLS
• 1999-09-22 Sold (Public Records) $72,000 Public Records
• 1999-09-10 Sold (MLS) $72,000 REALCOMP
• 1999-09-10 Sold (MLS) $72,000 MiRealSource-MiMLS
• 1999-05-03 Listed $72,500 REALCOMP
• 1999-05-03 Listed $72,500 MiRealSource-MiMLS
• 1998-11-30 Listing Removed — REALCOMP
• 1998-04-15 Listed $76,000 REALCOMP
• 1996-04-29 Sold (Public Records) $57,500 Public Records
• 1996-04-29 Sold (Public Records) $63,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,710 · +5.4% YoY. Source: county tax records.