1418 Hanford Ave · Lincoln Park, MI 48146

$79,900

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 96 Days on market

Built 1926 3,485 sqft lot Est $101k · 21% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Income Property to Fix or Flip. 2 Bedrooms, 1 Bath, Covered Porch and More. Being sold as is with buyer assuming all faults and repairs. See land contract terms.

Key facts

• 3,485 sq ft lot
• Built 1926
• Listed 95 days

Property features AI

Finance

• Other: Pets allowed: cats and dogs

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Vinyl siding
• Exterior features: Front porch; Asphalt roof; Paved road access; Yard on a 0.08-acre lot (approximately 30 x 121)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Electric water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 6.5% 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); 154 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $80k implies a 840% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 1.41% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.59%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $101,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1539 Oconnor Ave	0.28mi	2/1.0	725 (+3%)	4mo	$70,000	$97	79
1428 Chandler Ave	0.35mi	2/1.0	720 (+2%)	2mo	$75,000	$104	78
960 White Ave	0.74mi	2/1.0	700 (-1%)	2mo	$160,000	$229	62
1317 Cicotte Ave	0.12mi	2/1.0	795 (+13%)	14mo	$90,000	$113	61
1866 Euclid St	0.63mi	2/—	696 (-1%)	13mo	$80,000	$115	58
1430 Montie Rd	0.38mi	2/1.0	770 (+9%)	12mo	$127,000	$165	57
1807 Morris Ave	0.58mi	2/1.0	768 (+9%)	5mo	$133,000	$173	54
1807 Hanford Ave	0.52mi	2/1.0	792 (+12%)	2mo	$130,000	$164	53
3527 S Edsel St	0.62mi	2/1.0	600 (-15%)	1mo	$23,000	$38	45
1822 College Ave	0.58mi	2/1.0	800 (+14%)	11mo	$82,000	$103	41
1929 Paris Ave	0.67mi	2/1.0	799 (+14%)	8mo	$115,000	$144	39
1865 Arlington Ave	0.70mi	3/1.0 (+1)	768 (+9%)	13mo	$135,000	$176	36

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: 10.9%
• Equity multiple: 1.44×
• Total profit: $9,851
• Equity at exit: $11,913

10-year hold

• IRR: 21.3%
• Equity multiple: 2.95×
• Total profit: $43,593
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,123 high
• Mortgage (P&I): −$419
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $328

Break-even live

Break-even rent $708

Max offer price $79,900

Occupancy floor 66%

Sensitivity live

Price	-10% $373	-5% $350	+0% $328	+5% $305	+10% $283
Rent	-10% $239	-5% $284	+0% $328	+5% $372	+10% $417
Rate	-1.0pp $368	-0.5pp $348	base $328	+0.5pp $307	+1.0pp $286

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Hanford Ave Apt 3 Lincoln Park, MI	1.0	1.0	650	$1,200	$1.85	25d	1	0.15mi
1201 Fort St Lincoln Park, MI	1.0	1.0	636	$795	$1.25	23d	1	0.30mi
1270 Electric Ave Lincoln Park, MI	1.0	1.0	500	$1,045	$2.09	25d	1	0.30mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	18d	1	0.42mi
1563 Wilson Ave Lincoln Park, MI	1.0	1.0	750	$895	$1.19	6d	1	0.63mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	25d	1	0.74mi
1583 Empire Ave Lincoln Park, MI	1.0	1.0	700	$1,050	$1.50	25d	1	0.85mi
1331 Pingree Ave Lincoln Park, MI	2.0	1.0	725	$1,300	$1.79	0d	1	0.88mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	18d	1	1.38mi

Listing history 34 events

1. 2026-06-21
   days on market $79,900 Active 96 DOM
2. 2026-06-18
   days on market $79,900 Active 93 DOM
3. 2026-06-17
   days on market $79,900 Active 92 DOM
4. 2026-06-16
   days on market $79,900 Active 91 DOM
5. 2026-06-15
   days on market $79,900 Active 90 DOM
6. 2026-06-13
   days on market $79,900 Active 88 DOM
7. 2026-06-13
   days on market $79,900 Active 87 DOM
8. 2026-06-09
   days on market $79,900 Active 84 DOM
9. 2026-06-08
   days on market $79,900 Active 83 DOM
10. 2026-06-07
    days on market $79,900 Active 82 DOM
11. 2026-06-04
    days on market $79,900 Active 79 DOM
12. 2026-06-03
    days on market $79,900 Active 78 DOM
13. 2026-06-02
    pricedays on market $79,900 Active 77 DOM
14. 2026-06-01
    days on market $85,000 Active 76 DOM
15. 2026-05-31
    days on market $85,000 Active 75 DOM
16. 2026-03-12
    listed $85,000 Active 161-char remark

    Show marketing remark (161 chars)

    Income Property to Fix or Flip. 2 Bedrooms, 1 Bath, Covered Porch and More. Being sold as is with buyer assuming all faults and repairs. See land contract terms.

17. 2026-03-12
    listed $85,000 Active

    Show marketing remark (161 chars)

    Income Property to Fix or Flip. 2 Bedrooms, 1 Bath, Covered Porch and More. Being sold as is with buyer assuming all faults and repairs. See land contract terms.

18. 2012-06-25
    soldstatus $8,500 385-char remark

    Show marketing remark (385 chars)

    CHECK OUT THIS BEAUTIFUL 2 BEDROOM HOME! FEATURES INCLUDE NEW ROOF (02), PLUMBING AND NEW CARPET IN BOTH BEDROOMS (03), NEW WATER HEATER (04), NEW FURNACE, DUCT WORK, THERMOSTAT (05), NEW WINDOWS, VINYL SIDING AND ELECTRIC UPDATED IN (06). THIS IS A SHORT SALE PROPERTY AND IS SUBJECT TO THIRD PARTY APPROVAL. BUYERS AGENT TO VERIFY ALL INFORMATION. INCOMPLETE OFFERS WILL BE REJECTED.

19. 2012-06-25
    soldstatus $8,500

    Show marketing remark (385 chars)

    CHECK OUT THIS BEAUTIFUL 2 BEDROOM HOME! FEATURES INCLUDE NEW ROOF (02), PLUMBING AND NEW CARPET IN BOTH BEDROOMS (03), NEW WATER HEATER (04), NEW FURNACE, DUCT WORK, THERMOSTAT (05), NEW WINDOWS, VINYL SIDING AND ELECTRIC UPDATED IN (06). THIS IS A SHORT SALE PROPERTY AND IS SUBJECT TO THIRD PARTY APPROVAL. BUYERS AGENT TO VERIFY ALL INFORMATION. INCOMPLETE OFFERS WILL BE REJECTED.

20. 2012-06-25
    soldstatus $8,500

    Show marketing remark (385 chars)

    CHECK OUT THIS BEAUTIFUL 2 BEDROOM HOME! FEATURES INCLUDE NEW ROOF (02), PLUMBING AND NEW CARPET IN BOTH BEDROOMS (03), NEW WATER HEATER (04), NEW FURNACE, DUCT WORK, THERMOSTAT (05), NEW WINDOWS, VINYL SIDING AND ELECTRIC UPDATED IN (06). THIS IS A SHORT SALE PROPERTY AND IS SUBJECT TO THIRD PARTY APPROVAL. BUYERS AGENT TO VERIFY ALL INFORMATION. INCOMPLETE OFFERS WILL BE REJECTED.

21. 2012-05-30
    historical
22. 2011-09-13
    listed $9,900 385-char remark

    Show marketing remark (385 chars)

    CHECK OUT THIS BEAUTIFUL 2 BEDROOM HOME! FEATURES INCLUDE NEW ROOF (02), PLUMBING AND NEW CARPET IN BOTH BEDROOMS (03), NEW WATER HEATER (04), NEW FURNACE, DUCT WORK, THERMOSTAT (05), NEW WINDOWS, VINYL SIDING AND ELECTRIC UPDATED IN (06). THIS IS A SHORT SALE PROPERTY AND IS SUBJECT TO THIRD PARTY APPROVAL. BUYERS AGENT TO VERIFY ALL INFORMATION. INCOMPLETE OFFERS WILL BE REJECTED.

23. 2011-09-13
    listed $9,900

    Show marketing remark (385 chars)

    CHECK OUT THIS BEAUTIFUL 2 BEDROOM HOME! FEATURES INCLUDE NEW ROOF (02), PLUMBING AND NEW CARPET IN BOTH BEDROOMS (03), NEW WATER HEATER (04), NEW FURNACE, DUCT WORK, THERMOSTAT (05), NEW WINDOWS, VINYL SIDING AND ELECTRIC UPDATED IN (06). THIS IS A SHORT SALE PROPERTY AND IS SUBJECT TO THIRD PARTY APPROVAL. BUYERS AGENT TO VERIFY ALL INFORMATION. INCOMPLETE OFFERS WILL BE REJECTED.

24. 2011-09-13
    listed $9,900

    Show marketing remark (385 chars)

    CHECK OUT THIS BEAUTIFUL 2 BEDROOM HOME! FEATURES INCLUDE NEW ROOF (02), PLUMBING AND NEW CARPET IN BOTH BEDROOMS (03), NEW WATER HEATER (04), NEW FURNACE, DUCT WORK, THERMOSTAT (05), NEW WINDOWS, VINYL SIDING AND ELECTRIC UPDATED IN (06). THIS IS A SHORT SALE PROPERTY AND IS SUBJECT TO THIRD PARTY APPROVAL. BUYERS AGENT TO VERIFY ALL INFORMATION. INCOMPLETE OFFERS WILL BE REJECTED.

25. 2003-03-11
    soldstatus $75,000
26. 2002-12-30
    soldstatus $75,000
27. 2002-12-30
    soldstatus $75,000
28. 2002-12-03
    historical
29. 2002-11-11
    listed $69,900
30. 2002-11-10
    listed $69,900
31. 1999-03-29
    soldstatus $41,200
32. 1998-05-22
    soldstatus $41,200
33. 1998-03-16
    soldstatus $32,000
34. 1998-03-16
    soldstatus $23,000

ⓘ 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: $1,281 · $107/mo
• Projected year-2 tax: $1,281 · $107/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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,472
• − Mortgage interest: −$4,476
• − Property taxes: −$1,281
• − Insurance: −$400
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,324
• Taxable income: $2,836
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $3,254/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

+165.6% since first listed

19 events — show timeline

• 2026-03-12 Listed $85,000 REALCOMP
• 2026-03-12 Listed $85,000 MiRealSource-MiMLS
• 2012-06-25 Sold (MLS) $8,500 MiRealSource-MiMLS
• 2012-06-25 Sold (MLS) $8,500 MiRealSource-MiMLS
• 2012-06-25 Sold (MLS) $8,500 REALCOMP
• 2012-05-30 Listing Removed — MiRealSource-MiMLS
• 2011-09-13 Listed $9,900 MiRealSource-MiMLS
• 2011-09-13 Listed $9,900 MiRealSource-MiMLS
• 2011-09-13 Listed $9,900 REALCOMP
• 2003-03-11 Sold (Public Records) $75,000 Public Records
• 2002-12-30 Sold (MLS) $75,000 REALCOMP
• 2002-12-30 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2002-12-03 Listing Removed — MiRealSource-MiMLS
• 2002-11-11 Listed $69,900 MiRealSource-MiMLS
• 2002-11-10 Listed $69,900 REALCOMP
• 1999-03-29 Sold (Public Records) $41,200 Public Records
• 1998-05-22 Sold (Public Records) $41,200 Public Records
• 1998-03-16 Sold (Public Records) $23,000 Public Records
• 1998-03-16 Sold (Public Records) $32,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,281 · -24.9% YoY. Source: county tax records.