42054 Lincoln St · Van Buren, MI 48111

$149,900

3 bd · 1.5 ba · 1,356 sqft · SingleFamily public records · 15 Days on market

Built 1970 7,405 sqft lot Est $245k · 39% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.7/10.0
• Rent growth +3.4/5.0
• Schools +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 42054 Lincoln Street in Van Buren Township! This 3-bedroom, 1.5-bath ranch offers 1,356 square feet of living space on a spacious 60' x 120' lot and presents an excellent opportunity for buyers looking to build equity and make a home their own. The functional ranch floor plan features a comfortable living area, spacious kitchen, and three generously sized bedrooms, all on one convenient level. A detached 2-car garage provides ample parking and storage space, while the large backyard offers plenty of room for outdoor entertaining, gardening, or future improvements. Whether you're a first-time homebuyer, investor, or someone looking for a project with potential, this property offers a solid opportunity in a convenient Van Buren Township location close to shopping, dining, parks, schools, and major freeways. Bring your vision and creativity this home is ready for its next chapter!

Key facts

• Large backyard
• Spacious kitchen
• 7,405 sq ft lot

Tags

• DETACHED 2-CAR GARAGE
• LARGE BACKYARD
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Paved road access; Lot roughly 60 x 120 (0.17 acres); Subdivision: VAN BUREN ESTATES
• Financial info: No investment or income details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached garage with direct access; 2 garage spaces
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-level home; Ground-level entry with steps; Brick construction; Asphalt roof; Faces not specified
• Construction: Brick exterior; Asphalt roof; Crawl space foundation; Built year not provided
• Exterior features: Covered porch; Covered patio; Exterior lighting; Back yard fencing (fenced)

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Crawl space basement
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Van Buren Public Schools (suburban): math 33% / reading 43% proficiency, ranked #228 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 216 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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.
4. 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.
5. 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: 8.25%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $245,436
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11137 Jackson St	0.06mi	3/1.0	1,163 (-14%)	1mo	$230,000	$198	70
42107 Lincoln St	0.06mi	3/1.0	1,163 (-14%)	2mo	$227,900	$196	70
10705 Van Buren St	0.22mi	3/1.5	1,199 (-12%)	3mo	$227,000	$189	68
10819 Buchanan St	0.17mi	3/1.0	1,163 (-14%)	0mo	$235,000	$202	66
41527 Hamlin St	0.54mi	3/1.0	1,380 (+2%)	7mo	$198,800	$144	64
10955 Buchanan St	0.09mi	3/2.0	1,527 (+13%)	18mo	$166,000	$109	58
9952 Kennedy St	0.50mi	3/1.0	1,430 (+6%)	9mo	$235,000	$164	58
9985 Jackson Ln	0.45mi	3/1.0	1,470 (+8%)	8mo	$260,000	$177	57
9626 Hamilton St	0.73mi	3/1.0	1,380 (+2%)	13mo	$250,000	$181	50
9675 Jackson St	0.73mi	4/1.5 (+1)	1,353 (-0%)	13mo	$265,000	$196	49
42000 Arthur St	0.29mi	4/1.0 (+1)	1,163 (-14%)	16mo	$185,000	$159	42
9870 Fairbanks St	0.59mi	3/2.0	1,530 (+13%)	17mo	$232,000	$152	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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-7,531
• Equity at exit: $22,351

10-year hold

• IRR: 5.8%
• Equity multiple: 1.44×
• Total profit: $18,532
• Equity at exit: $12,961

Cash invested: $41,972 (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 48111

• Rents YoY: 3.6%
• Active inventory: 216
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$292 /mo · $3,499/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $244

Break-even live

Break-even rent $1,443

Max offer price $149,900

Occupancy floor 81%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10910 Independence Ln Belleville, MI	1.0–2.0	1.0	925	$1,524	$1.65	2d	20	0.36mi
10830 Oak Ln Belleville, MI	1.0–2.0	1.0	820	$1,536	$1.87	2d	45	0.53mi
9916 Kennedy St Van Buren Township, MI	4.0	1.5	1199	$2,200	$1.83	2d	1	0.55mi

Listing history 10 events

1. 2026-06-18
   days on market $149,900 Active 15 DOM
2. 2026-06-17
   days on market $149,900 Active 14 DOM
3. 2026-06-16
   days on market $149,900 Active 13 DOM
4. 2026-06-15
   days on market $149,900 Active 12 DOM
5. 2026-06-13
   days on market $149,900 Active 10 DOM
6. 2026-06-09
   days on market $149,900 Active 6 DOM
7. 2026-06-08
   days on market $149,900 Active 5 DOM
8. 2026-06-07
   days on market $149,900 Active 4 DOM
9. 2026-06-04
   remarks 699-char remark
10. 2026-06-04
    listed $149,900 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: $3,499 · $292/mo
• Projected year-2 tax: $3,499 · $292/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,023
• − Mortgage interest: −$8,397
• − Property taxes: −$3,499
• − Insurance: −$750
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$4,361
• Taxable income: $654
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $2,770/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: Van Buren Public Schools
• NCES district ID: 2634560
• Math proficiency: 33% ▲ 6.00%
• Reading proficiency: 43% ▲ 6.00%
• Median HH income: $54,166
• Composite: 33.2/100
• National rank: #5533
• State rank: #228 of 540 in MI

Livability — Van Buren

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,709
• Household income: $76,595
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1200.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 22% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Arabic 1%

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: ▼ -238.11%
• Current HPI: 236.4458
• Rent YoY: ▲ 3.64%
• 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

+13.6% since first listed

9 events — show timeline

• 2026-06-03 Listed $149,900 REALCOMP
• 2026-06-03 Listed $149,900 MiRealSource-MiMLS
• 2025-12-18 Listing Removed — REALCOMP
• 2025-12-18 Listing Removed — MiRealSource-MiMLS
• 2025-09-18 Price Changed $199,900 MiRealSource-MiMLS
• 2025-09-18 Price Changed $199,900 REALCOMP
• 2025-08-12 Listed $205,000 REALCOMP
• 2025-08-12 Listed $205,000 MiRealSource-MiMLS
• 2017-09-28 Sold (Public Records) $132,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,499 · +116.5% YoY. Source: county tax records.