1757 Riverbank St · Lincoln Park, MI 48146

$184,900

3 bd · 1.0 ba · 1,182 sqft · SingleFamily public records · 33 Days on market

Built 1948 5,227 sqft lot Est $186k · at est.

---

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 +12.0/30.0
• ARV discount +7.7/15.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Lincoln Park 3 Bedroom Brick Bungalow with a finished basement , great curb appeal and a newer roof !! Out back you have a beautiful fully fenced yard with newer A/C unit, 2 patio areas, a parking pad and a 12 x 12 shed with concrete flooring!! Inside you step into a nice 15x11 living room with a new front window (22) * * Plantation blinds (21) * * Laminate flooring (21) and wonderful natural lighting!! The kitchen has nice oak cabinets, newer included appliances and laminate flooring * * The full bath is a tub/shower combo with ceramic tiled walls and newer cabinet and fixtures! * * The main floor bedrooms are nicely sized and the larger 30x10 bedroom has a couple of closets as well as a few built in dresser drawers! * * * * * Now on to the fully finished basement!! It offers a 24x18 open space for a second living space * * A few enclosed storage rooms * * A seperate laundry room with washer and dryer included and a Newer Furnace and water heater!! C of O will be completed by time of sale and it is immediate occupancy! Great house at a great price :-)

Key facts

• 12 x 12 shed
• Newer a/c unit
• 2 patio areas

Tags

• FINISHED BASEMENT
• FULLY FENCED YARD
• NEWER A/C UNIT
• 2 PATIO AREAS
• PARKING PAD
• 12 X 12 SHED

Property features AI

Exterior

• Parking: No garage; Parking pad
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one half stories; Ground-level entry; Brick exterior
• Construction: Brick construction; Block foundation; Asphalt roof; Above-grade finished area approximately 1,182; Finished below-grade area approximately 750
• Exterior features: Patio; Porch; Back yard fencing; Shed(s); Paved road access

Interior

• Kitchen: Free-standing gas oven; Microwave
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Smart thermostat; Finished basement
• Laundry & utility: Laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-45 ($-537/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (23.3% below list).
• Recommended offer: $142k (23.3% 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; 21 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 $6k 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 33 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y 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 $25k; list at $185k implies a 640% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,741 (23.3% 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 33 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — 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: 0.77% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $185,574
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1660 Goddard Rd	0.34mi	3/1.0	1,174 (-1%)	1mo	$188,000	$160	82
1670 Michigan Blvd	0.14mi	4/1.0 (+1)	1,211 (+2%)	4mo	$189,000	$156	81
4166 Porter Ave	0.46mi	3/1.0	1,188 (+0%)	2mo	$128,000	$108	76
4137 Duplex Ave	0.52mi	3/1.0	1,200 (+2%)	1mo	$206,000	$172	72
1829 Alard Ave	0.23mi	3/1.0	1,026 (-13%)	0mo	$206,000	$201	67
1311 Gregory St	0.65mi	3/1.0	1,128 (-5%)	1mo	$145,900	$129	62
1119 Harrison Blvd	0.70mi	3/1.0	1,145 (-3%)	1mo	$179,900	$157	61
4022 Helen Ave	0.52mi	3/2.0	1,285 (+9%)	2mo	$185,000	$144	55
2162 Leblanc St	0.49mi	3/1.0	1,335 (+13%)	3mo	$135,000	$101	53
1683 Pagel Ave	0.50mi	3/1.0	1,338 (+13%)	3mo	$207,000	$155	52
11306 Lenoir St	0.62mi	3/2.5	1,069 (-10%)	3mo	$272,000	$254	47
2121 Buckingham Ave	0.59mi	3/1.0	1,012 (-14%)	4mo	$159,900	$158	45

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-30,466
• Equity at exit: $27,569

10-year hold

• IRR: -5.7%
• Equity multiple: 0.61×
• Total profit: $-20,242
• Equity at exit: $15,987

Cash invested: $51,772 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$970
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-45

Break-even live

Break-even rent $1,474

Max offer price $177,000

Occupancy floor 98%

Sensitivity live

Price	-10% $60	-5% $8	+0% $-45	+5% $-97	+10% $-149
Rent	-10% $-157	-5% $-101	+0% $-45	+5% $11	+10% $67
Rate	-1.0pp $48	-0.5pp $2	base $-45	+0.5pp $-93	+1.0pp $-141

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	25d	1	0.25mi
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	25d	1	0.26mi
4163 Burns Ave Lincoln Park, MI	3.0	1.0	900	$1,500	$1.67	2d	1	0.44mi
11400 Fordline St Allen Park, MI	1.0–2.0	1.0	880	$1,400	$1.59	0d	1	0.65mi
1343 Pagel Ave Unit 2-Upper Lincoln Park, MI	2.0	1.0	1000	$1,250	$1.25	19d	1	0.70mi
2235 Moore Rd Unit 1 Lincoln Park, MI	2.0	1.0	800	$1,000	$1.25	25d	1	0.88mi
1130 21st St Wyandotte, MI	3.0	1.0	864	$1,420	$1.64	0d	1	0.91mi
854 Harrison Blvd Lincoln Park, MI	3.0	1.0	1410	$1,750	$1.24	44d	1	0.99mi
9725 Fox Ave Allen Park, MI	3.0	1.5	940	$1,850	$1.97	44d	1	1.01mi
750 Harrison Blvd Unit 5 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	6d	1	1.09mi
720 Harrison Blvd Unit 20 Lincoln Park, MI	2.0	1.0	800	$1,025	$1.28	4d	1	1.11mi
1163 17th St Wyandotte, MI	3.0	1.0	1010	$1,695	$1.68	44d	1	1.13mi
610 Harrison Blvd Unit 46 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	4d	1	1.13mi
610 Harrison Blvd Apt 43 Lincoln Park, MI	2.0	1.0	800	$1,050	$1.31	25d	1	1.13mi
1650 19th St Wyandotte, MI	3.0	2.0	1100	$1,899	$1.73	19d	1	1.16mi
13020 Pullman St Southgate, MI	4.0	1.0	1050	$1,550	$1.48	4d	1	1.20mi
357 Emmons Blvd Lincoln Park, MI	3.0	1.0	1268	$1,695	$1.34	0d	1	1.37mi
9814 Quandt Ave Allen Park, MI	3.0	2.0	1050	$1,800	$1.71	44d	1	1.37mi
13165 Turnberry Ct Southgate, MI	2.0	2.0	1275	$1,795	$1.41	44d	1	1.46mi
13165 Turnberry Ct Southgate, MI	2.0	2.0	1275	$1,795	$1.41	6d	1	1.46mi
12939 Devoe St Southgate, MI	3.0	1.0	1177	$1,695	$1.44	44d	1	1.49mi

Listing history 28 events

1. 2026-06-21
   days on market $184,900 Active 33 DOM
2. 2026-06-18
   days on market $184,900 Active 30 DOM
3. 2026-06-17
   days on market $184,900 Active 29 DOM
4. 2026-06-16
   days on market $184,900 Active 28 DOM
5. 2026-06-15
   days on market $184,900 Active 27 DOM
6. 2026-06-13
   days on market $184,900 Active 25 DOM
7. 2026-06-13
   days on market $184,900 Active 24 DOM
8. 2026-06-09
   days on market $184,900 Active 21 DOM
9. 2026-06-08
   days on market $184,900 Active 20 DOM
10. 2026-06-07
    pricedays on market $184,900 Active 19 DOM
11. 2026-06-04
    days on market $189,900 Active 16 DOM
12. 2026-06-03
    days on market $189,900 Active 15 DOM
13. 2026-06-02
    days on market $189,900 Active 14 DOM
14. 2026-06-01
    days on market $189,900 Active 13 DOM
15. 2026-05-31
    days on market $189,900 Active 12 DOM
16. 2026-05-19
    listed $189,900 Active 1087-char remark

    Show marketing remark (1087 chars)

    Great Lincoln Park 3 Bedroom Brick Bungalow with a finished basement , great curb appeal and a newer roof !! Out back you have a beautiful fully fenced yard with newer A/C unit, 2 patio areas, a parking pad and a 12 x 12 shed with concrete flooring!! Inside you step into a nice 15x11 living room with a new front window (22) * * Plantation blinds (21) * * Laminate flooring (21) and wonderful natural lighting!! The kitchen has nice oak cabinets, newer included appliances and laminate flooring * * The full bath is a tub/shower combo with ceramic tiled walls and newer cabinet and fixtures! * * The main floor bedrooms are nicely sized and the larger 30x10 bedroom has a couple of closets as well as a few built in dresser drawers! * * * * * Now on to the fully finished basement!! It offers a 24x18 open space for a second living space * * A few enclosed storage rooms * * A seperate laundry room with washer and dryer included and a Newer Furnace and water heater!! C of O will be completed by time of sale and it is immediate occupancy! Great house at a great price :-)

17. 2026-05-19
    listed $189,900 Active

    Show marketing remark (1087 chars)

    Great Lincoln Park 3 Bedroom Brick Bungalow with a finished basement , great curb appeal and a newer roof !! Out back you have a beautiful fully fenced yard with newer A/C unit, 2 patio areas, a parking pad and a 12 x 12 shed with concrete flooring!! Inside you step into a nice 15x11 living room with a new front window (22) * * Plantation blinds (21) * * Laminate flooring (21) and wonderful natural lighting!! The kitchen has nice oak cabinets, newer included appliances and laminate flooring * * The full bath is a tub/shower combo with ceramic tiled walls and newer cabinet and fixtures! * * The main floor bedrooms are nicely sized and the larger 30x10 bedroom has a couple of closets as well as a few built in dresser drawers! * * * * * Now on to the fully finished basement!! It offers a 24x18 open space for a second living space * * A few enclosed storage rooms * * A seperate laundry room with washer and dryer included and a Newer Furnace and water heater!! C of O will be completed by time of sale and it is immediate occupancy! Great house at a great price :-)

18. 2009-05-01
    historical
19. 2009-04-23
    soldstatus $25,000
20. 2009-03-09
    listed $37,800
21. 2009-03-01
    historical
22. 2008-12-05
    listed $37,800
23. 2008-12-01
    listed $39,900
24. 2000-06-08
    soldstatus $31,000
25. 2000-04-19
    soldstatus $99,900
26. 2000-04-19
    soldstatus $99,900
27. 2000-02-19
    listed $99,900
28. 2000-02-19
    listed $99,900

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $2,130 · $178/mo
• Expected delta: +$717/yr (+$60/mo · 50.7%)

ⓘ 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 · 14 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: $17,009
• − Mortgage interest: −$10,357
• − Property taxes: −$1,414
• − Insurance: −$924
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$5,379
• Taxable loss: −$3,787
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $372/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

+90.1% since first listed

13 events — show timeline

• 2026-05-19 Listed $189,900 REALCOMP
• 2026-05-19 Listed $189,900 MiRealSource-MiMLS
• 2009-05-01 Listing Removed — MiRealSource-MiMLS
• 2009-04-23 Sold (MLS) $25,000 REALCOMP
• 2009-03-09 Listed $37,800 REALCOMP
• 2009-03-01 Listing Removed — REALCOMP
• 2008-12-05 Listed $37,800 MiRealSource-MiMLS
• 2008-12-01 Listed $39,900 REALCOMP
• 2000-06-08 Sold (Public Records) $31,000 Public Records
• 2000-04-19 Sold (MLS) $99,900 MiRealSource-MiMLS
• 2000-04-19 Sold (MLS) $99,900 REALCOMP
• 2000-02-19 Listed $99,900 MiRealSource-MiMLS
• 2000-02-19 Listed $99,900 REALCOMP

Property tax history

+0.2%/yr

Latest (2025): $1,414 · -19.1% YoY. Source: county tax records.