1623 Electric Ave · Lincoln Park, MI 48146

$169,900

4 bd · 2.0 ba · 1,478 sqft · SingleFamily public records · 54 Days on market

Built 1924 4,792 sqft lot Est $174k · at est.

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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 +16.4/30.0
• ARV discount +8.7/15.0
• DSCR +5.1/10.0
• 1% rule +4.4/10.0
• 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

4 bedroom 1 bath home with basement and detached garage. Ready for move in. Newly update. Perfect for first time buyer.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1924

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Above-grade finished area approximately 1,478 square feet; Aluminum siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 45 x 105 (0.11 acres)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Unfinished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (5.5% below list).
• Recommended offer: $161k (5.5% 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: 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.
• Zoned schools: Raupp School (math 15% / reading 24%, grade F, #1,091 of 1,397 statewide, top 79%, 293 students, 98% FRL); Lincoln Park Middle School (math 12% / reading 35%, grade F, #399 of 493 statewide, top 81%, 1,105 students, 86% FRL); Lincoln Park High School (math 5% / reading 33%, grade F, #630 of 713 statewide, top 88%, 1,367 students, 79% FRL) — zoned schools average 88% FRL vs 72% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 154 active listings in the ZIP; 7 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).
• This rent runs 33% 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

• It's been on market 54 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y 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 $20k; list at $170k implies a 750% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,546 (5.5% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.94% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $174,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
864 Cleophus Pkwy	0.34mi	4/2.0	1,414 (-4%)	2mo	$230,000	$163	75
1519 Fort Park Blvd	0.25mi	4/2.5	1,587 (+7%)	2mo	$137,000	$86	72
1133 Mill St	0.51mi	3/1.0 (-1)	1,512 (+2%)	1mo	$170,000	$112	63
1472 Philomene Blvd	0.47mi	3/2.0 (-1)	1,574 (+6%)	1mo	$185,000	$118	62
850 Montie Rd	0.53mi	3/1.5 (-1)	1,536 (+4%)	2mo	$94,000	$61	60
1417 Lincoln Ave	0.51mi	3/2.0 (-1)	1,368 (-7%)	3mo	$160,000	$117	56
2933 Fort Park Ave	0.71mi	4/2.5	1,563 (+6%)	1mo	$206,000	$132	54
764 White Ave	0.50mi	3/2.0 (-1)	1,632 (+10%)	2mo	$185,000	$113	53
1055 Chandler Ave	0.63mi	3/1.0 (-1)	1,383 (-6%)	4mo	$172,500	$125	48
1558 College Ave	0.68mi	5/2.0 (+1)	1,600 (+8%)	2mo	$200,000	$125	48
782 Cleveland Ave	0.59mi	3/1.0 (-1)	1,298 (-12%)	3mo	$160,000	$123	40
1045 Detroit Ave	0.72mi	3/1.5 (-1)	1,650 (+12%)	2mo	$181,000	$110	38

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-18,635
• Equity at exit: $25,333

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $3,300
• 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: 154
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$891
• Tax from tax record: −$210 /mo · $2,517/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $97

Break-even live

Break-even rent $1,483

Max offer price $169,900

Occupancy floor 89%

Sensitivity live

Price	-10% $193	-5% $145	+0% $97	+5% $49	+10% $1
Rent	-10% $-30	-5% $33	+0% $97	+5% $160	+10% $224
Rate	-1.0pp $182	-0.5pp $140	base $97	+0.5pp $53	+1.0pp $8

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	0d	1	0.50mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	19d	1	0.87mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	0d	1	0.95mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	26d	1	0.97mi
4282 7th St Ecorse, MI	3.0	1.0	1144	$1,250	$1.09	26d	1	1.09mi
3801 18th St Ecorse, MI	3.0	1.0	1196	$1,150	$0.96	19d	1	1.28mi
357 Emmons Blvd Lincoln Park, MI	3.0	1.0	1268	$1,695	$1.34	0d	1	1.36mi

Listing history 34 events

1. 2026-06-21
   days on market $169,900 Active 54 DOM
2. 2026-06-18
   days on market $169,900 Active 51 DOM
3. 2026-06-17
   days on market $169,900 Active 50 DOM
4. 2026-06-16
   days on market $169,900 Active 49 DOM
5. 2026-06-15
   days on market $169,900 Active 48 DOM
6. 2026-06-13
   days on market $169,900 Active 46 DOM
7. 2026-06-13
   days on market $169,900 Active 45 DOM
8. 2026-06-09
   statusdays on market $169,900 Active 42 DOM
9. 2026-05-12
   status Pending 119-char remark

   Show marketing remark (119 chars)

   4 bedroom 1 bath home with basement and detached garage. Ready for move in. Newly update. Perfect for first time buyer.

10. 2026-05-12
    status Pending

    Show marketing remark (119 chars)

    4 bedroom 1 bath home with basement and detached garage. Ready for move in. Newly update. Perfect for first time buyer.

11. 2026-04-12
    status Active 119-char remark

    Show marketing remark (119 chars)

    4 bedroom 1 bath home with basement and detached garage. Ready for move in. Newly update. Perfect for first time buyer.

12. 2026-04-12
    status Active

    Show marketing remark (119 chars)

    4 bedroom 1 bath home with basement and detached garage. Ready for move in. Newly update. Perfect for first time buyer.

13. 2026-03-08
    status Pending 119-char remark

    Show marketing remark (119 chars)

    4 bedroom 1 bath home with basement and detached garage. Ready for move in. Newly update. Perfect for first time buyer.

14. 2026-03-08
    status Pending

    Show marketing remark (119 chars)

    4 bedroom 1 bath home with basement and detached garage. Ready for move in. Newly update. Perfect for first time buyer.

15. 2026-02-28
    historical $1,350
16. 2026-02-25
    listed $169,900 Active

    Show marketing remark (119 chars)

    4 bedroom 1 bath home with basement and detached garage. Ready for move in. Newly update. Perfect for first time buyer.

17. 2026-02-25
    listed $169,900 Active 119-char remark

    Show marketing remark (119 chars)

    4 bedroom 1 bath home with basement and detached garage. Ready for move in. Newly update. Perfect for first time buyer.

18. 2025-11-20
    price $1,350
19. 2025-11-13
    price $1,395
20. 2025-10-31
    listed $1,475
21. 2012-07-25
    soldstatus $20,000 184-char remark

    Show marketing remark (184 chars)

    HUD CASE #261-834824. HUD HOME SOLD AS-IS. HUD MAKES NO REPAIRS. FHA FINANCING NOT AVAILABLE. LEAD BASED PAINT NOTICE ON LINE. EASY ACCESS - USE HUD KEYS. SHOW ANYTIME. NEW HOMES EACH.

22. 2012-07-25
    soldstatus $20,000

    Show marketing remark (184 chars)

    HUD CASE #261-834824. HUD HOME SOLD AS-IS. HUD MAKES NO REPAIRS. FHA FINANCING NOT AVAILABLE. LEAD BASED PAINT NOTICE ON LINE. EASY ACCESS - USE HUD KEYS. SHOW ANYTIME. NEW HOMES EACH.

23. 2012-07-05
    historical 184-char remark

    Show marketing remark (184 chars)

    HUD CASE #261-834824. HUD HOME SOLD AS-IS. HUD MAKES NO REPAIRS. FHA FINANCING NOT AVAILABLE. LEAD BASED PAINT NOTICE ON LINE. EASY ACCESS - USE HUD KEYS. SHOW ANYTIME. NEW HOMES EACH.

24. 2012-07-05
    historical

    Show marketing remark (184 chars)

    HUD CASE #261-834824. HUD HOME SOLD AS-IS. HUD MAKES NO REPAIRS. FHA FINANCING NOT AVAILABLE. LEAD BASED PAINT NOTICE ON LINE. EASY ACCESS - USE HUD KEYS. SHOW ANYTIME. NEW HOMES EACH.

25. 2012-06-14
    listed $20,000 184-char remark

    Show marketing remark (184 chars)

    HUD CASE #261-834824. HUD HOME SOLD AS-IS. HUD MAKES NO REPAIRS. FHA FINANCING NOT AVAILABLE. LEAD BASED PAINT NOTICE ON LINE. EASY ACCESS - USE HUD KEYS. SHOW ANYTIME. NEW HOMES EACH.

26. 2012-06-14
    listed $20,000

    Show marketing remark (184 chars)

    HUD CASE #261-834824. HUD HOME SOLD AS-IS. HUD MAKES NO REPAIRS. FHA FINANCING NOT AVAILABLE. LEAD BASED PAINT NOTICE ON LINE. EASY ACCESS - USE HUD KEYS. SHOW ANYTIME. NEW HOMES EACH.

27. 2010-12-10
    historical
28. 2010-06-23
    listed $30,000
29. 2003-04-23
    soldstatus $96,000
30. 2003-01-28
    soldstatus $96,000
31. 2003-01-28
    soldstatus $96,000
32. 2002-12-09
    historical
33. 2002-10-31
    listed $94,900
34. 2002-10-31
    listed $94,900

ⓘ 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: $2,517 · $210/mo
• Projected year-2 tax: $2,567 · $214/mo
• Expected delta: +$50/yr (+$4/mo · 2.0%)

ⓘ 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: $19,266
• − Mortgage interest: −$9,517
• − Property taxes: −$2,517
• − Insurance: −$850
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$4,943
• Taxable loss: −$1,643
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $1,556/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

-98.6% since first listed

26 events — show timeline

• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-04-12 Relisted — MiRealSource-MiMLS
• 2026-04-12 Relisted — REALCOMP
• 2026-03-08 Pending — MiRealSource-MiMLS
• 2026-03-08 Pending — REALCOMP
• 2026-02-28 Rental Removed $1,350 APPFOLIO
• 2026-02-25 Listed $169,900 REALCOMP
• 2026-02-25 Listed $169,900 MiRealSource-MiMLS
• 2025-11-20 Price Changed $1,350 APPFOLIO
• 2025-11-13 Price Changed $1,395 APPFOLIO
• 2025-10-31 Listed for Rent $1,475 APPFOLIO
• 2012-07-25 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2012-07-25 Sold (MLS) $20,000 REALCOMP
• 2012-07-05 Listing Removed — MiRealSource-MiMLS
• 2012-07-05 Listing Removed — REALCOMP
• 2012-06-14 Listed $20,000 MiRealSource-MiMLS
• 2012-06-14 Listed $20,000 REALCOMP
• 2010-12-10 Listing Removed — REALCOMP
• 2010-06-23 Listed $30,000 REALCOMP
• 2003-04-23 Sold (Public Records) $96,000 Public Records
• 2003-01-28 Sold (MLS) $96,000 MiRealSource-MiMLS
• 2003-01-28 Sold (MLS) $96,000 REALCOMP
• 2002-12-09 Listing Removed — MiRealSource-MiMLS
• 2002-10-31 Listed $94,900 MiRealSource-MiMLS
• 2002-10-31 Listed $94,900 REALCOMP

Property tax history

-0.4%/yr

Latest (2025): $2,517 · -13.6% YoY. Source: county tax records.