2190 Goddard Rd · Lincoln Park, MI 48146

$145,900

3 bd · 3.0 ba · 1,682 sqft · SingleFamily public records · 96 Days on market

Built 1955 3,920 sqft lot Est $192k · 24% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.7/10.0
• 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

Welcome to this well-maintained home in the heart of Lincoln Park, offering comfort, convenience, and great value at $164,900. Located on bustling Goddard Road, this property provides easy access to shopping, dining, schools, and major freeways, making it ideal for homeowners or investors alike. The home features a functional layout with bright living spaces, generous natural light, and plenty of potential to make it your own. Whether you are a first-time homebuyer, downsizing, or looking for an investment property, this home offers strong value in a desirable Downriver location. The property sits on a convenient lot with nearby amenities just minutes away. Enjoy the benefits of a central location with quick access to parks, local businesses, and surrounding communities while still enjoying the comfort of a residential neighborhood. Offered at: $164,900 For more information or to schedule a private showing, please contact: Samar Taha

Key facts

• Bright living spaces
• 3,920 sq ft lot
• Built 1955

Tags

• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO MAJOR FREEWAYS
• BRIGHT LIVING SPACES
• GENEROUS NATURAL LIGHT

Property features AI

Exterior

• Parking: Driveway; No garage; Oversized parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum siding and brick exterior; Block foundation; Built with traditional residential construction
• Exterior features: Paved road

Interior

• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $133k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 35% 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 $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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $19k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $146k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,769 (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 1955 — 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: 1.17% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $191,748
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12200 Helen St	0.30mi	3/1.5	1,701 (+1%)	2mo	$213,000	$125	76
1764 Leblanc St	0.53mi	3/1.0	1,750 (+4%)	5mo	$182,000	$104	56
13522 Rosedale St	0.66mi	3/1.0	1,660 (-1%)	4mo	$189,900	$114	56
1810 Leblanc St	0.47mi	2/2.0 (-1)	1,805 (+7%)	6mo	$137,500	$76	52
12421 Helen St	0.43mi	3/1.0	1,900 (+13%)	3mo	$185,000	$97	48
12503 Timber Ct	0.71mi	4/3.0 (+1)	1,774 (+6%)	6mo	$361,990	$204	48
12540 Churchill Ave	0.74mi	4/3.0 (+1)	1,774 (+6%)	6mo	$324,991	$183	46
1726 Moran Ave	0.62mi	4/1.5 (+1)	1,542 (-8%)	1mo	$180,000	$117	45
13786 N Edison St	0.68mi	2/1.5 (-1)	1,580 (-6%)	6mo	$166,000	$105	42
13522 Netherwood St	0.60mi	3/1.0	1,477 (-12%)	2mo	$186,000	$126	42
1842 Winchester Ave	0.69mi	3/2.0	1,926 (+14%)	5mo	$165,000	$86	36
13683 Wesley St	0.57mi	2/2.0 (-1)	1,926 (+14%)	6mo	$175,000	$91	35

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,111
• Equity at exit: $21,754

10-year hold

• IRR: 12.5%
• Equity multiple: 2.07×
• Total profit: $43,587
• Equity at exit: $12,615

Cash invested: $40,852 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$765
• Tax from tax record: −$168 /mo · $2,015/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $359

Break-even live

Break-even rent $1,258

Max offer price $145,900

Occupancy floor 74%

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12939 Devoe St Southgate, MI	3.0	1.0	1177	$1,695	$1.44	44d	1	0.92mi
13165 Turnberry Ct Southgate, MI	2.0	2.0	1275	$1,795	$1.41	5d	1	0.92mi
13165 Turnberry Ct Southgate, MI	2.0	2.0	1275	$1,795	$1.41	44d	1	0.92mi
13020 Pullman St Southgate, MI	4.0	1.0	1050	$1,550	$1.48	3d	1	1.13mi
9814 Quandt Ave Allen Park, MI	3.0	2.0	1050	$1,800	$1.71	44d	1	1.20mi
1650 19th St Wyandotte, MI	3.0	2.0	1100	$1,899	$1.73	18d	1	1.35mi
854 Harrison Blvd Lincoln Park, MI	3.0	1.0	1410	$1,750	$1.24	44d	1	1.39mi

Listing history 41 events

1. 2026-06-18
   days on market $145,900 Active 96 DOM
2. 2026-06-17
   days on market $145,900 Active 95 DOM
3. 2026-06-16
   days on market $145,900 Active 94 DOM
4. 2026-06-15
   days on market $145,900 Active 93 DOM
5. 2026-06-13
   days on market $145,900 Active 91 DOM
6. 2026-06-13
   days on market $145,900 Active 90 DOM
7. 2026-06-09
   days on market $145,900 Active 87 DOM
8. 2026-06-08
   days on market $145,900 Active 86 DOM
9. 2026-06-07
   days on market $145,900 Active 85 DOM
10. 2026-06-04
    days on market $145,900 Active 82 DOM
11. 2026-06-03
    days on market $145,900 Active 81 DOM
12. 2026-06-02
    days on market $145,900 Active 80 DOM
13. 2026-06-01
    days on market $145,900 Active 79 DOM
14. 2026-05-31
    days on market $145,900 Active 78 DOM
15. 2026-05-20
    price $145,900 947-char remark

    Show marketing remark (947 chars)

    Welcome to this well-maintained home in the heart of Lincoln Park, offering comfort, convenience, and great value at $164,900. Located on bustling Goddard Road, this property provides easy access to shopping, dining, schools, and major freeways, making it ideal for homeowners or investors alike. The home features a functional layout with bright living spaces, generous natural light, and plenty of potential to make it your own. Whether you are a first-time homebuyer, downsizing, or looking for an investment property, this home offers strong value in a desirable Downriver location. The property sits on a convenient lot with nearby amenities just minutes away. Enjoy the benefits of a central location with quick access to parks, local businesses, and surrounding communities while still enjoying the comfort of a residential neighborhood. Offered at: $164,900 For more information or to schedule a private showing, please contact: Samar Taha

16. 2026-05-19
    price $145,900
17. 2026-04-29
    price $147,900 947-char remark

    Show marketing remark (947 chars)

    Welcome to this well-maintained home in the heart of Lincoln Park, offering comfort, convenience, and great value at $164,900. Located on bustling Goddard Road, this property provides easy access to shopping, dining, schools, and major freeways, making it ideal for homeowners or investors alike. The home features a functional layout with bright living spaces, generous natural light, and plenty of potential to make it your own. Whether you are a first-time homebuyer, downsizing, or looking for an investment property, this home offers strong value in a desirable Downriver location. The property sits on a convenient lot with nearby amenities just minutes away. Enjoy the benefits of a central location with quick access to parks, local businesses, and surrounding communities while still enjoying the comfort of a residential neighborhood. Offered at: $164,900 For more information or to schedule a private showing, please contact: Samar Taha

18. 2026-04-29
    price $147,900

    Show marketing remark (947 chars)

    Welcome to this well-maintained home in the heart of Lincoln Park, offering comfort, convenience, and great value at $164,900. Located on bustling Goddard Road, this property provides easy access to shopping, dining, schools, and major freeways, making it ideal for homeowners or investors alike. The home features a functional layout with bright living spaces, generous natural light, and plenty of potential to make it your own. Whether you are a first-time homebuyer, downsizing, or looking for an investment property, this home offers strong value in a desirable Downriver location. The property sits on a convenient lot with nearby amenities just minutes away. Enjoy the benefits of a central location with quick access to parks, local businesses, and surrounding communities while still enjoying the comfort of a residential neighborhood. Offered at: $164,900 For more information or to schedule a private showing, please contact: Samar Taha

19. 2026-04-03
    price $154,900 947-char remark

    Show marketing remark (947 chars)

    Welcome to this well-maintained home in the heart of Lincoln Park, offering comfort, convenience, and great value at $164,900. Located on bustling Goddard Road, this property provides easy access to shopping, dining, schools, and major freeways, making it ideal for homeowners or investors alike. The home features a functional layout with bright living spaces, generous natural light, and plenty of potential to make it your own. Whether you are a first-time homebuyer, downsizing, or looking for an investment property, this home offers strong value in a desirable Downriver location. The property sits on a convenient lot with nearby amenities just minutes away. Enjoy the benefits of a central location with quick access to parks, local businesses, and surrounding communities while still enjoying the comfort of a residential neighborhood. Offered at: $164,900 For more information or to schedule a private showing, please contact: Samar Taha

20. 2026-04-03
    price $154,900

    Show marketing remark (947 chars)

    Welcome to this well-maintained home in the heart of Lincoln Park, offering comfort, convenience, and great value at $164,900. Located on bustling Goddard Road, this property provides easy access to shopping, dining, schools, and major freeways, making it ideal for homeowners or investors alike. The home features a functional layout with bright living spaces, generous natural light, and plenty of potential to make it your own. Whether you are a first-time homebuyer, downsizing, or looking for an investment property, this home offers strong value in a desirable Downriver location. The property sits on a convenient lot with nearby amenities just minutes away. Enjoy the benefits of a central location with quick access to parks, local businesses, and surrounding communities while still enjoying the comfort of a residential neighborhood. Offered at: $164,900 For more information or to schedule a private showing, please contact: Samar Taha

21. 2026-03-14
    listed $164,900 Active 947-char remark

    Show marketing remark (947 chars)

    Welcome to this well-maintained home in the heart of Lincoln Park, offering comfort, convenience, and great value at $164,900. Located on bustling Goddard Road, this property provides easy access to shopping, dining, schools, and major freeways, making it ideal for homeowners or investors alike. The home features a functional layout with bright living spaces, generous natural light, and plenty of potential to make it your own. Whether you are a first-time homebuyer, downsizing, or looking for an investment property, this home offers strong value in a desirable Downriver location. The property sits on a convenient lot with nearby amenities just minutes away. Enjoy the benefits of a central location with quick access to parks, local businesses, and surrounding communities while still enjoying the comfort of a residential neighborhood. Offered at: $164,900 For more information or to schedule a private showing, please contact: Samar Taha

22. 2026-03-14
    listed $164,900 Active

    Show marketing remark (947 chars)

    Welcome to this well-maintained home in the heart of Lincoln Park, offering comfort, convenience, and great value at $164,900. Located on bustling Goddard Road, this property provides easy access to shopping, dining, schools, and major freeways, making it ideal for homeowners or investors alike. The home features a functional layout with bright living spaces, generous natural light, and plenty of potential to make it your own. Whether you are a first-time homebuyer, downsizing, or looking for an investment property, this home offers strong value in a desirable Downriver location. The property sits on a convenient lot with nearby amenities just minutes away. Enjoy the benefits of a central location with quick access to parks, local businesses, and surrounding communities while still enjoying the comfort of a residential neighborhood. Offered at: $164,900 For more information or to schedule a private showing, please contact: Samar Taha

23. 2022-04-01
    historical
24. 2022-04-01
    historical
25. 2022-03-08
    price $169,900
26. 2022-03-08
    price $169,900
27. 2022-01-11
    price $175,000
28. 2022-01-10
    price $175,000
29. 2021-12-17
    listed $184,900 Active
30. 2021-12-17
    listed $184,900 Active
31. 2012-09-21
    soldstatus $59,900
32. 2012-09-02
    soldstatus $59,900
33. 2012-09-02
    soldstatus $59,900
34. 2012-05-21
    historical
35. 2012-05-21
    historical
36. 2012-05-09
    listed $54,999
37. 2012-05-09
    listed $54,999
38. 2012-05-09
    historical
39. 2012-04-22
    historical
40. 2012-03-16
    listed $34,900
41. 2012-03-16
    listed $34,900

ⓘ 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: $2,015 · $168/mo
• Projected year-2 tax: $2,131 · $178/mo
• Expected delta: +$116/yr (+$10/mo · 5.7%)

ⓘ 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: $20,545
• − Mortgage interest: −$8,173
• − Property taxes: −$2,015
• − Insurance: −$730
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$4,244
• Taxable income: $2,096
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $3,801/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

+318.1% since first listed

27 events — show timeline

• 2026-05-20 Price Changed $145,900 MiRealSource-MiMLS
• 2026-05-19 Price Changed $145,900 REALCOMP
• 2026-04-29 Price Changed $147,900 MiRealSource-MiMLS
• 2026-04-29 Price Changed $147,900 REALCOMP
• 2026-04-03 Price Changed $154,900 MiRealSource-MiMLS
• 2026-04-03 Price Changed $154,900 REALCOMP
• 2026-03-14 Listed $164,900 REALCOMP
• 2026-03-14 Listed $164,900 MiRealSource-MiMLS
• 2022-04-01 Listing Removed — REALCOMP
• 2022-04-01 Listing Removed — MiRealSource-MiMLS
• 2022-03-08 Price Changed $169,900 MiRealSource-MiMLS
• 2022-03-08 Price Changed $169,900 REALCOMP
• 2022-01-11 Price Changed $175,000 MiRealSource-MiMLS
• 2022-01-10 Price Changed $175,000 REALCOMP
• 2021-12-17 Listed $184,900 MiRealSource-MiMLS
• 2021-12-17 Listed $184,900 REALCOMP
• 2012-09-21 Sold (Public Records) $59,900 Public Records
• 2012-09-02 Sold (MLS) $59,900 REALCOMP
• 2012-09-02 Sold (MLS) $59,900 MiRealSource-MiMLS
• 2012-05-21 Listing Removed — REALCOMP
• 2012-05-21 Listing Removed — MiRealSource-MiMLS
• 2012-05-09 Listing Removed — MiRealSource-MiMLS
• 2012-05-09 Listed $54,999 REALCOMP
• 2012-05-09 Listed $54,999 MiRealSource-MiMLS
• 2012-04-22 Listing Removed — REALCOMP
• 2012-03-16 Listed $34,900 REALCOMP
• 2012-03-16 Listed $34,900 MiRealSource-MiMLS

Property tax history

+2.1%/yr

Latest (2025): $2,015 · -19.1% YoY. Source: county tax records.