9896 Park Ave · Allen Park, MI 48101

$209,900

3 bd · 1.0 ba · 940 sqft · SingleFamily public records · 11 Days on market

Built 1950 4,356 sqft lot $223/sqft · 69% above area Est $220k · 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).

• ARV discount +9.6/15.0
• Cash flow +8.4/30.0
• Livability +4.5/5.0
• Schools +3.2/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all buyers! The perfect Allen Park home has just arrived. Welcome to 9896 Park Avenue. From the moment you pull up, you'll notice the outstanding curb appeal, including dimensional shingles and charming landscaping. Step inside to a spacious living room filled with natural sunlight. The kitchen offers plenty of cabinet and counter space, and all appliances are included. You'll also love the cozy eat-in area, perfect for everyday meals. Down the hall, you'll find a beautifully updated full bath with newer ceramic tile flooring and a stylish vanity. The first floor also features two spacious bedrooms with hardwood floors. One bedroom offers an amazing closet with plenty of room for all your summer and winter clothes and shoes, complete with beautiful mirrored doors. Upstairs, the huge primary bedroom offers tall ceilings, lots of storage, and plenty of space to relax. Head downstairs to the fully finished basement featuring carpet, paneled walls, a laundry area, and a large second full bath. Outside, enjoy a spacious yard and an oversized 2.5-car garage with heat and drywall finish - perfect for a man cave, workshop, or hangout space. This fabulous home offers just under 1,000 square feet, 3 bedrooms, 2 full baths, a finished basement, and an oversized 2.5-car heated garage - all in a fantastic Allen Park location close to both public and Private elementary schools. City inspection on file. Buyer to assume repairs. Call today - make this your next stop and don't miss out!

Key facts

• Cozy eat-in area
• Charming landscaping
• Natural sunlight

Tags

• DIMENSIONAL SHINGLES
• CHARMING LANDSCAPING
• SPACIOUS LIVING ROOM
• NATURAL SUNLIGHT
• PLENTY OF CABINET SPACE
• COZY EAT-IN AREA

Property features AI

Exterior

• Parking: Detached garage with direct access; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Water service available
• Home design: Single family residence; Residential property; One and one half stories; Ground-level entry
• Construction: Brick construction
• Exterior features: Patio; Porch; Back yard fencing; Fenced yard; Asphalt roof; Paved road access; Pets allowed

Interior

• Kitchen: Free-standing gas range; Microwave; Free-standing refrigerator; Gas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Finished basement; Total of 6 rooms
• Laundry & utility: Washer; Dryer; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (25.3% below list).
• Recommended offer: $157k (25.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 89/100 on livability (#9 in MI, #128 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-.
• Allen Park Public Schools (suburban): math 24% / reading 46% proficiency, ranked #254 of 540 in MI (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $6k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,863 (25.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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. 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?
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: 0.75% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 11.2

CMA / ARV

• ARV (median comp): $219,950
• List price: $209,900
• Delta: -4.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9916 Rosedale Blvd	0.42mi	3/1.5	900 (-4%)	1mo	$213,000	$237	71
9881 Quandt Ave	0.09mi	3/2.0	1,020 (+8%)	9mo	$205,000	$201	70
9616 Colwell Ave	0.26mi	3/1.0	1,031 (+10%)	6mo	$175,000	$170	67
9840 Carter Ave	0.24mi	3/1.0	1,020 (+8%)	10mo	$146,000	$143	67
9949 Sterling Ave	0.22mi	3/1.5	1,050 (+12%)	3mo	$234,000	$223	66
11188 Kennebec Ave	0.74mi	3/1.0	925 (-2%)	5mo	$189,900	$205	59
2115 Buckingham Ave	0.73mi	3/1.0	912 (-3%)	11mo	$125,000	$137	52
9250 Rosedale Blvd	0.56mi	3/1.0	1,031 (+10%)	8mo	$200,000	$194	51
2121 Buckingham Ave	0.72mi	3/1.0	1,012 (+8%)	4mo	$159,900	$158	50
9269 Hubert Ave	0.53mi	3/2.0	1,031 (+10%)	10mo	$229,900	$223	47
9290 Allen Rd	0.62mi	3/1.5	1,073 (+14%)	3mo	$242,000	$226	43
3112 Bailey Ave	0.73mi	3/1.0	1,065 (+13%)	10mo	$179,900	$169	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.22×
• Total profit: $-45,988
• Equity at exit: $31,297

10-year hold

• IRR: -17.1%
• Equity multiple: 0.06×
• Total profit: $-55,439
• Equity at exit: $18,148

Cash invested: $58,772 (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 48101

• Active inventory: 79
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$239 /mo · $2,870/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-188

Break-even live

Break-even rent $1,807

Max offer price $176,659

Occupancy floor —

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9814 Quandt Ave Allen Park, MI	3.0	2.0	1050	$1,800	$1.71	44d	1	0.15mi
9725 Fox Ave Allen Park, MI	3.0	1.5	940	$1,850	$1.97	44d	1	0.34mi
9725 Ruth Allen Park, MI	3.0	1.5	1110	$1,800	$1.62	3d	1	0.54mi
2235 Moore Rd Unit 1 Lincoln Park, MI	2.0	1.0	800	$1,000	$1.25	24d	1	0.62mi
10019 Allen Pointe Dr Allen Park, MI	2.0	1.5	796	$1,055	$1.33	12d	1	0.83mi
9918 Allen Pointe Dr Allen Park, MI	1.0–2.0	1.0–2.0	678	$1,125	$1.66	12d	1	0.85mi
11400 Fordline St Allen Park, MI	1.0–2.0	1.0	880	$1,400	$1.59	2d	1	0.95mi
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	24d	1	1.33mi
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	24d	1	1.35mi
4163 Burns Ave Lincoln Park, MI	3.0	1.0	900	$1,500	$1.67	2d	1	1.47mi

Listing history 6 events

1. 2026-05-04
   status Pending 1502-char remark

   Show marketing remark (1502 chars)

   Calling all buyers! The perfect Allen Park home has just arrived. Welcome to 9896 Park Avenue. From the moment you pull up, you'll notice the outstanding curb appeal, including dimensional shingles and charming landscaping. Step inside to a spacious living room filled with natural sunlight. The kitchen offers plenty of cabinet and counter space, and all appliances are included. You'll also love the cozy eat-in area, perfect for everyday meals. Down the hall, you'll find a beautifully updated full bath with newer ceramic tile flooring and a stylish vanity. The first floor also features two spacious bedrooms with hardwood floors. One bedroom offers an amazing closet with plenty of room for all your summer and winter clothes and shoes, complete with beautiful mirrored doors. Upstairs, the huge primary bedroom offers tall ceilings, lots of storage, and plenty of space to relax. Head downstairs to the fully finished basement featuring carpet, paneled walls, a laundry area, and a large second full bath. Outside, enjoy a spacious yard and an oversized 2.5-car garage with heat and drywall finish - perfect for a man cave, workshop, or hangout space. This fabulous home offers just under 1,000 square feet, 3 bedrooms, 2 full baths, a finished basement, and an oversized 2.5-car heated garage - all in a fantastic Allen Park location close to both public and Private elementary schools. City inspection on file. Buyer to assume repairs. Call today - make this your next stop and don't miss out!

2. 2026-05-04
   status Pending 1538-char remark

   Show marketing remark (1502 chars)

   Calling all buyers! The perfect Allen Park home has just arrived. Welcome to 9896 Park Avenue. From the moment you pull up, you'll notice the outstanding curb appeal, including dimensional shingles and charming landscaping. Step inside to a spacious living room filled with natural sunlight. The kitchen offers plenty of cabinet and counter space, and all appliances are included. You'll also love the cozy eat-in area, perfect for everyday meals. Down the hall, you'll find a beautifully updated full bath with newer ceramic tile flooring and a stylish vanity. The first floor also features two spacious bedrooms with hardwood floors. One bedroom offers an amazing closet with plenty of room for all your summer and winter clothes and shoes, complete with beautiful mirrored doors. Upstairs, the huge primary bedroom offers tall ceilings, lots of storage, and plenty of space to relax. Head downstairs to the fully finished basement featuring carpet, paneled walls, a laundry area, and a large second full bath. Outside, enjoy a spacious yard and an oversized 2.5-car garage with heat and drywall finish - perfect for a man cave, workshop, or hangout space. This fabulous home offers just under 1,000 square feet, 3 bedrooms, 2 full baths, a finished basement, and an oversized 2.5-car heated garage - all in a fantastic Allen Park location close to both public and Private elementary schools. City inspection on file. Buyer to assume repairs. Call today - make this your next stop and don't miss out!

3. 2026-04-23
   listed $209,900 Active 1538-char remark

   Show marketing remark (1502 chars)

   Calling all buyers! The perfect Allen Park home has just arrived. Welcome to 9896 Park Avenue. From the moment you pull up, you'll notice the outstanding curb appeal, including dimensional shingles and charming landscaping. Step inside to a spacious living room filled with natural sunlight. The kitchen offers plenty of cabinet and counter space, and all appliances are included. You'll also love the cozy eat-in area, perfect for everyday meals. Down the hall, you'll find a beautifully updated full bath with newer ceramic tile flooring and a stylish vanity. The first floor also features two spacious bedrooms with hardwood floors. One bedroom offers an amazing closet with plenty of room for all your summer and winter clothes and shoes, complete with beautiful mirrored doors. Upstairs, the huge primary bedroom offers tall ceilings, lots of storage, and plenty of space to relax. Head downstairs to the fully finished basement featuring carpet, paneled walls, a laundry area, and a large second full bath. Outside, enjoy a spacious yard and an oversized 2.5-car garage with heat and drywall finish - perfect for a man cave, workshop, or hangout space. This fabulous home offers just under 1,000 square feet, 3 bedrooms, 2 full baths, a finished basement, and an oversized 2.5-car heated garage - all in a fantastic Allen Park location close to both public and Private elementary schools. City inspection on file. Buyer to assume repairs. Call today - make this your next stop and don't miss out!

4. 2026-04-23
   listed $209,900 Active 1502-char remark

   Show marketing remark (1502 chars)

   Calling all buyers! The perfect Allen Park home has just arrived. Welcome to 9896 Park Avenue. From the moment you pull up, you'll notice the outstanding curb appeal, including dimensional shingles and charming landscaping. Step inside to a spacious living room filled with natural sunlight. The kitchen offers plenty of cabinet and counter space, and all appliances are included. You'll also love the cozy eat-in area, perfect for everyday meals. Down the hall, you'll find a beautifully updated full bath with newer ceramic tile flooring and a stylish vanity. The first floor also features two spacious bedrooms with hardwood floors. One bedroom offers an amazing closet with plenty of room for all your summer and winter clothes and shoes, complete with beautiful mirrored doors. Upstairs, the huge primary bedroom offers tall ceilings, lots of storage, and plenty of space to relax. Head downstairs to the fully finished basement featuring carpet, paneled walls, a laundry area, and a large second full bath. Outside, enjoy a spacious yard and an oversized 2.5-car garage with heat and drywall finish - perfect for a man cave, workshop, or hangout space. This fabulous home offers just under 1,000 square feet, 3 bedrooms, 2 full baths, a finished basement, and an oversized 2.5-car heated garage - all in a fantastic Allen Park location close to both public and Private elementary schools. City inspection on file. Buyer to assume repairs. Call today - make this your next stop and don't miss out!

5. 1996-06-03
   soldstatus $88,000
6. 1991-09-12
   soldstatus $68,000

ⓘ 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: $2,870 · $239/mo
• Projected year-2 tax: $3,051 · $254/mo
• Expected delta: +$181/yr (+$15/mo · 6.3%)

ⓘ 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 · 15 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: $18,824
• − Mortgage interest: −$11,758
• − Property taxes: −$2,870
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$6,106
• Taxable loss: −$5,972
• Est. tax savings @ 24.0%: +$1,433
• After-tax cash flow: $-825/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: Allen Park Public Schools
• NCES district ID: 2602520
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $64,196
• Composite: 31.62/100
• National rank: #5941
• State rank: #254 of 540 in MI

Livability — Allen Park

• Score: 89/100
• State rank: #9
• US rank: #128

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime B- Employment B+ Housing A+ Health & safety B- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allen Park, MI
• County: Wayne County · 1,562,939 people
• City population: 27,925
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,925
• Household income: $81,655
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 142.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 8% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 14% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -170.93%
• Current HPI: 215.3923
• Rent YoY: —
• 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

+216.2% since first listed

8 events — show timeline

• 2026-05-27 Sold (MLS) $215,000 MiRealSource-MiMLS
• 2026-05-27 Sold (MLS) $215,000 REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-04-23 Listed $209,900 REALCOMP
• 2026-04-23 Listed $209,900 MiRealSource-MiMLS
• 1996-06-03 Sold (Public Records) $88,000 Public Records
• 1991-09-12 Sold (Public Records) $68,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,870 · +2.7% YoY. Source: county tax records.