1726 Moran Ave · Lincoln Park, MI 48146

$169,900

4 bd · 1.5 ba · 1,242 sqft · SingleFamily public records · 1 Days on market

Built 1951 4,792 sqft lot Est $193k · 12% 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 +19.8/30.0
• ARV discount +12.8/15.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• 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

This nicely maintained home is ready for the new owners! It features a new furnace (2025), a fully stripped new roof (2025), updated hot water tank, fresh paint and vinyl windows with new mini blinds installed throughout. The primary bathroom boasts a newly reglazed tub and the basement lavatory has new flooring. All kitchen appliances, as well as the washer and dryer, are included. The living room and bedrooms have beautiful hardwood floors. The 4th bedroom is on the second floor and is a walk thru bedroom. Home also has a screened-in sunroom and an oversized 2 car garage with work tables.

Key facts

• New furnace
• Vinyl windows
• Fresh paint

Tags

• NEW FURNACE
• NEW ROOF
• UPDATED HOT WATER TANK
• FRESH PAINT
• VINYL WINDOWS
• NEW MINI BLINDS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.7% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 36% 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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 21y 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 $40k; list at $170k implies a 325% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1951 — 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: 1.02% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $192,510
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1670 Michigan Blvd	0.10mi	4/1.0	1,211 (-2%)	4mo	$189,000	$156	86
1660 Goddard Rd	0.30mi	3/1.0 (-1)	1,174 (-6%)	1mo	$188,000	$160	69
4137 Duplex Ave	0.48mi	3/1.0 (-1)	1,200 (-3%)	1mo	$206,000	$172	64
4166 Porter Ave	0.44mi	3/1.0 (-1)	1,188 (-4%)	2mo	$128,000	$108	63
4022 Helen Ave	0.54mi	3/2.0 (-1)	1,285 (+4%)	2mo	$185,000	$144	60
2162 Leblanc St	0.51mi	3/1.0 (-1)	1,335 (+8%)	3mo	$135,000	$101	54
1683 Pagel Ave	0.52mi	3/1.0 (-1)	1,338 (+8%)	3mo	$207,000	$155	53
1119 Harrison Blvd	0.66mi	3/1.0 (-1)	1,145 (-8%)	1mo	$179,900	$157	48
1311 Gregory St	0.64mi	3/1.0 (-1)	1,128 (-9%)	0mo	$145,900	$129	47
4019 Fordline Rd	0.56mi	3/2.0 (-1)	1,386 (+12%)	2mo	$165,000	$119	46
11306 Lenoir St	0.64mi	3/2.5 (-1)	1,069 (-14%)	3mo	$272,000	$254	36
13144 Wesley St	0.74mi	3/1.0 (-1)	1,412 (+14%)	2mo	$184,900	$131	34

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,618
• Equity at exit: $25,333

10-year hold

• IRR: 5.1%
• Equity multiple: 1.40×
• Total profit: $19,108
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$891
• Tax from tax record: −$208 /mo · $2,491/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $203

Break-even live

Break-even rent $1,480

Max offer price $169,900

Occupancy floor 83%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4163 Burns Ave Lincoln Park, MI	3.0	1.0	900	$1,500	$1.67	1d	1	0.44mi
1130 21st St Wyandotte, MI	3.0	1.0	864	$1,420	$1.64	1d	1	0.88mi
854 Harrison Blvd Lincoln Park, MI	3.0	1.0	1410	$1,750	$1.24	43d	1	0.95mi
9725 Fox Ave Allen Park, MI	3.0	1.5	940	$1,850	$1.97	43d	1	1.05mi
1163 17th St Wyandotte, MI	3.0	1.0	1010	$1,695	$1.68	43d	1	1.09mi
1650 19th St Wyandotte, MI	3.0	2.0	1100	$1,899	$1.73	18d	1	1.13mi
13020 Pullman St Southgate, MI	4.0	1.0	1050	$1,550	$1.48	2d	1	1.18mi
357 Emmons Blvd Lincoln Park, MI	3.0	1.0	1268	$1,695	$1.34	1d	1	1.31mi
9814 Quandt Ave Allen Park, MI	3.0	2.0	1050	$1,800	$1.71	43d	1	1.42mi

Listing history 21 events

1. 2026-04-18
   status Pending 597-char remark

   Show marketing remark (597 chars)

   This nicely maintained home is ready for the new owners! It features a new furnace (2025), a fully stripped new roof (2025), updated hot water tank, fresh paint and vinyl windows with new mini blinds installed throughout. The primary bathroom boasts a newly reglazed tub and the basement lavatory has new flooring. All kitchen appliances, as well as the washer and dryer, are included. The living room and bedrooms have beautiful hardwood floors. The 4th bedroom is on the second floor and is a walk thru bedroom. Home also has a screened-in sunroom and an oversized 2 car garage with work tables.

2. 2026-04-18
   status Pending

   Show marketing remark (597 chars)

   This nicely maintained home is ready for the new owners! It features a new furnace (2025), a fully stripped new roof (2025), updated hot water tank, fresh paint and vinyl windows with new mini blinds installed throughout. The primary bathroom boasts a newly reglazed tub and the basement lavatory has new flooring. All kitchen appliances, as well as the washer and dryer, are included. The living room and bedrooms have beautiful hardwood floors. The 4th bedroom is on the second floor and is a walk thru bedroom. Home also has a screened-in sunroom and an oversized 2 car garage with work tables.

3. 2026-04-16
   listed $169,900 Active 597-char remark

   Show marketing remark (597 chars)

   This nicely maintained home is ready for the new owners! It features a new furnace (2025), a fully stripped new roof (2025), updated hot water tank, fresh paint and vinyl windows with new mini blinds installed throughout. The primary bathroom boasts a newly reglazed tub and the basement lavatory has new flooring. All kitchen appliances, as well as the washer and dryer, are included. The living room and bedrooms have beautiful hardwood floors. The 4th bedroom is on the second floor and is a walk thru bedroom. Home also has a screened-in sunroom and an oversized 2 car garage with work tables.

4. 2026-04-16
   listed $169,900 Active

   Show marketing remark (597 chars)

   This nicely maintained home is ready for the new owners! It features a new furnace (2025), a fully stripped new roof (2025), updated hot water tank, fresh paint and vinyl windows with new mini blinds installed throughout. The primary bathroom boasts a newly reglazed tub and the basement lavatory has new flooring. All kitchen appliances, as well as the washer and dryer, are included. The living room and bedrooms have beautiful hardwood floors. The 4th bedroom is on the second floor and is a walk thru bedroom. Home also has a screened-in sunroom and an oversized 2 car garage with work tables.

5. 2009-04-06
   soldstatus $40,000 255-char remark

   Show marketing remark (255 chars)

   NICE CENTRAL LP LOCATION! SPACIOUS 4 BR (1 IS A WALK-THRU W/ A CLOSET OR USE AS HM OFFICE OR NURSERY), 1.5 BATH BRICK BROADFRONT HM ON A NICE LOT W/ A 2 CAR GAR, LG 3 SEASON RM (18X12). BUYER RESPONSIBLE FOR $295.00 REO PROCESSING FEE AND CITY INSPECTION.

6. 2008-12-29
   listed $49,900 255-char remark

   Show marketing remark (255 chars)

   NICE CENTRAL LP LOCATION! SPACIOUS 4 BR (1 IS A WALK-THRU W/ A CLOSET OR USE AS HM OFFICE OR NURSERY), 1.5 BATH BRICK BROADFRONT HM ON A NICE LOT W/ A 2 CAR GAR, LG 3 SEASON RM (18X12). BUYER RESPONSIBLE FOR $295.00 REO PROCESSING FEE AND CITY INSPECTION.

7. 2006-08-14
   historical
8. 2006-08-09
   soldstatus $127,660
9. 2006-07-14
   soldstatus $127,660
10. 2006-07-14
    soldstatus $127,660
11. 2006-07-14
    soldstatus $127,660
12. 2006-05-22
    historical
13. 2006-04-27
    listed $129,900
14. 2006-04-27
    listed $129,900
15. 2006-04-27
    historical
16. 2006-02-14
    listed $129,900
17. 2006-02-14
    listed $129,900
18. 2005-10-31
    listed $129,900
19. 2005-10-31
    listed $132,900
20. 2005-10-31
    listed $132,900
21. 1991-05-16
    soldstatus $59,500

ⓘ 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: $2,491 · $208/mo
• Projected year-2 tax: $2,554 · $213/mo
• Expected delta: +$63/yr (+$5/mo · 2.5%)

ⓘ 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 · 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: $20,853
• − Mortgage interest: −$9,517
• − Property taxes: −$2,491
• − Insurance: −$850
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,943
• Taxable loss: −$284
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $2,510/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

+185.5% since first listed

21 events — show timeline

• 2026-04-18 Pending — MiRealSource-MiMLS
• 2026-04-18 Pending — REALCOMP
• 2026-04-16 Listed $169,900 REALCOMP
• 2026-04-16 Listed $169,900 MiRealSource-MiMLS
• 2009-04-06 Sold (MLS) $40,000 REALCOMP
• 2008-12-29 Listed $49,900 REALCOMP
• 2006-08-14 Listing Removed — MiRealSource-MiMLS
• 2006-08-09 Sold (Public Records) $127,660 Public Records
• 2006-07-14 Sold (MLS) $127,660 REALCOMP
• 2006-07-14 Sold (MLS) $127,660 MiRealSource-MiMLS
• 2006-07-14 Sold (MLS) $127,660 REALCOMP
• 2006-05-22 Listing Removed — MiRealSource-MiMLS
• 2006-04-27 Listing Removed — MiRealSource-MiMLS
• 2006-04-27 Listed $129,900 REALCOMP
• 2006-04-27 Listed $129,900 MiRealSource-MiMLS
• 2006-02-14 Listed $129,900 REALCOMP
• 2006-02-14 Listed $129,900 MiRealSource-MiMLS
• 2005-10-31 Listed $132,900 REALCOMP
• 2005-10-31 Listed $132,900 MiRealSource-MiMLS
• 2005-10-31 Listed $129,900 REALCOMP
• 1991-05-16 Sold (Public Records) $59,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,491 · -13.5% YoY. Source: county tax records.