10185 Allen Pointe Dr · Allen Park, MI 48101

$105,000

2 bd · 1.0 ba · 780 sqft · Condo public records

Built 1969

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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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +4.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Description of condo: Updated 780 sq. ft. , 2 Bedrooms, 1-bath, large living area overlooking a well maintained backyard, kitchen with breakfast area. Allen Park Condo (Pelham Road between Wick and Goddard Rds. ) has a secured common entrance outside door for 4 units in building and a separate inside door to access condo. This unit condo is in ground floor with a patio overlooking a rear, beautiful, serene backyard. This condo is just renovated with new laminated floor, freshly painted, new closet doors, new sinks and bathtub reglazed. Furnace and doors nearly new. There is an intercom system. A provision of laundry hookup is in the unit, in addition, to community coin washer and dryer in basement. A storage cage is in basement. It has a assigned carport and a car parking. Condominium has a community room, gym, tennis court, pool and playground. Association takes care of all outside maintenance! Water and gas included! Located just minutes away from local freeways, shopping areas, schools, and library. Immediate occupancy. Enjoy the safety and comfort of your condo.

Key facts

• Built 1969

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.0% vs local median 4.5% in Allen 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 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).
• This rent is only 17% of the median local income ($82k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 12y 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 $750; list at $105k implies a 13900% gain — meaningful room to come down on a strong offer.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,734
• Equity at exit: $15,656

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $18,155
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$551
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $240

Break-even live

Break-even rent $874

Max offer price $105,000

Occupancy floor 75%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9960 Allen Pointe Dr Unit 9960 Allen Park, MI	1.0	1.0	650	$1,100	$1.69	5d	1	0.15mi
10019 Allen Pointe Dr Allen Park, MI	2.0	1.5	796	$1,055	$1.33	12d	1	0.15mi
9918 Allen Pointe Dr Allen Park, MI	1.0–2.0	1.0–2.0	678	$1,125	$1.66	12d	1	0.24mi
19250 Wick Rd Unit 216 Allen Park, MI	1.0	1.0	650	$875	$1.35	24d	1	0.67mi
9814 Quandt Ave Allen Park, MI	3.0	2.0	1050	$1,800	$1.71	44d	1	0.74mi
9725 Ruth Allen Park, MI	3.0	1.5	1110	$1,800	$1.62	3d	1	0.86mi
9725 Fox Ave Allen Park, MI	3.0	1.5	940	$1,850	$1.97	44d	1	1.19mi
11435 Old Goddard Rd Allen Park, MI	1.0	1.0–2.0	875	$1,120	$1.28	44d	2	1.37mi
2235 Moore Rd Unit 1 Lincoln Park, MI	2.0	1.0	800	$1,000	$1.25	24d	1	1.46mi
11400 Fordline St Allen Park, MI	1.0–2.0	1.0	880	$1,400	$1.59	2d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watergaspoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-05-26
   listed $105,000 Active

   Show marketing remark (1083 chars)

   Description of condo: Updated 780 sq. ft. , 2 Bedrooms, 1-bath, large living area overlooking a well maintained backyard, kitchen with breakfast area. Allen Park Condo (Pelham Road between Wick and Goddard Rds. ) has a secured common entrance outside door for 4 units in building and a separate inside door to access condo. This unit condo is in ground floor with a patio overlooking a rear, beautiful, serene backyard. This condo is just renovated with new laminated floor, freshly painted, new closet doors, new sinks and bathtub reglazed. Furnace and doors nearly new. There is an intercom system. A provision of laundry hookup is in the unit, in addition, to community coin washer and dryer in basement. A storage cage is in basement. It has a assigned carport and a car parking. Condominium has a community room, gym, tennis court, pool and playground. Association takes care of all outside maintenance! Water and gas included! Located just minutes away from local freeways, shopping areas, schools, and library. Immediate occupancy. Enjoy the safety and comfort of your condo.

2. 2026-05-26
   listed $105,000 1083-char remark

   Show marketing remark (1083 chars)

   Description of condo: Updated 780 sq. ft. , 2 Bedrooms, 1-bath, large living area overlooking a well maintained backyard, kitchen with breakfast area. Allen Park Condo (Pelham Road between Wick and Goddard Rds. ) has a secured common entrance outside door for 4 units in building and a separate inside door to access condo. This unit condo is in ground floor with a patio overlooking a rear, beautiful, serene backyard. This condo is just renovated with new laminated floor, freshly painted, new closet doors, new sinks and bathtub reglazed. Furnace and doors nearly new. There is an intercom system. A provision of laundry hookup is in the unit, in addition, to community coin washer and dryer in basement. A storage cage is in basement. It has a assigned carport and a car parking. Condominium has a community room, gym, tennis court, pool and playground. Association takes care of all outside maintenance! Water and gas included! Located just minutes away from local freeways, shopping areas, schools, and library. Immediate occupancy. Enjoy the safety and comfort of your condo.

3. 2026-01-20
   historical
4. 2025-12-06
   listed $107,500 Active
5. 2025-12-06
   listed $107,500 Active
6. 2025-12-04
   historical
7. 2022-05-12
   price $975
8. 2022-04-17
   price $975
9. 2016-07-12
   historical
10. 2016-07-12
    historical
11. 2016-07-05
    listed $48,999 Active
12. 2016-07-05
    listed $48,999 Active
13. 2016-07-01
    historical
14. 2016-07-01
    historical
15. 2016-05-28
    price $48,999
16. 2016-05-27
    price $48,999
17. 2016-04-06
    listed $50,000 Active
18. 2016-04-05
    price $50,000
19. 2016-03-08
    status Active
20. 2016-02-26
    historical
21. 2016-02-15
    historical
22. 2016-02-15
    historical
23. 2016-02-14
    listed $45,000 Active
24. 2016-02-13
    listed $45,000 Active
25. 2016-02-12
    listed $45,000
26. 2015-03-20
    soldstatus $750
27. 2015-03-11
    historical
28. 2015-01-03
    listed $750
29. 2014-12-29
    historical
30. 2014-12-29
    historical
31. 2014-11-11
    price $42,900
32. 2014-10-27
    listed $43,900 Active
33. 2014-10-27
    listed $42,900
34. 2014-08-29
    soldstatus $30,000
35. 2014-08-29
    soldstatus $30,000
36. 2014-08-19
    historical
37. 2014-08-04
    listed $34,900
38. 2014-08-04
    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: $1,158 · $96/mo
• Projected year-2 tax: $1,387 · $116/mo
• Expected delta: +$230/yr (+$19/mo · 19.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,139
• − Mortgage interest: −$5,882
• − Property taxes: −$1,158
• − Insurance: −$525
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,055
• Taxable income: $1,258
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $2,578/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

+200.9% since first listed

38 events — show timeline

• 2026-05-26 Listed $105,000 FSBO.com
• 2026-05-26 Listed $105,000 FSBO.com
• 2026-01-20 Listing Removed — MiRealSource-MiMLS
• 2025-12-06 Listed $107,500 MiRealSource-MiMLS
• 2025-12-06 Listed $107,500 REALCOMP
• 2025-12-04 Coming Soon — MiRealSource-MiMLS
• 2022-05-12 Price Changed $975 RENT.
• 2022-04-17 Price Changed $975 RENT.
• 2016-07-12 Listing Removed — REALCOMP
• 2016-07-12 Listing Removed — MiRealSource-MiMLS
• 2016-07-05 Listed $48,999 MiRealSource-MiMLS
• 2016-07-05 Listed $48,999 REALCOMP
• 2016-07-01 Listing Removed — MiRealSource-MiMLS
• 2016-07-01 Listing Removed — REALCOMP
• 2016-05-28 Price Changed $48,999 MiRealSource-MiMLS
• 2016-05-27 Price Changed $48,999 REALCOMP
• 2016-04-06 Listed $50,000 MiRealSource-MiMLS
• 2016-04-05 Price Changed $50,000 REALCOMP
• 2016-03-08 Relisted — REALCOMP
• 2016-02-26 Listing Removed — REALCOMP
• 2016-02-15 Listing Removed — REALCOMP
• 2016-02-15 Listing Removed — MiRealSource-MiMLS
• 2016-02-14 Listed $45,000 REALCOMP
• 2016-02-13 Listed $45,000 REALCOMP
• 2016-02-12 Listed $45,000 MiRealSource-MiMLS
• 2015-03-20 Sold (MLS) $750 MiRealSource-MiMLS
• 2015-03-11 Listing Removed — MiRealSource-MiMLS
• 2015-01-03 Listed $750 MiRealSource-MiMLS
• 2014-12-29 Listing Removed — REALCOMP
• 2014-12-29 Listing Removed — MiRealSource-MiMLS
• 2014-11-11 Price Changed $42,900 REALCOMP
• 2014-10-27 Listed $42,900 MiRealSource-MiMLS
• 2014-10-27 Listed $43,900 REALCOMP
• 2014-08-29 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2014-08-29 Sold (MLS) $30,000 REALCOMP
• 2014-08-19 Listing Removed — MiRealSource-MiMLS
• 2014-08-04 Listed $34,900 MiRealSource-MiMLS
• 2014-08-04 Listed $34,900 REALCOMP

Property tax history

+5.6%/yr

Latest (2025): $1,158 · -14.1% YoY. Source: county tax records.