4230 Longtin Ave · Lincoln Park, MI 48146

$140,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 84 Days on market

Built 1950 3,920 sqft lot Est $184k · 24% 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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.4/10.0
• 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

Welcome to this 1.5-story bungalow built in 1950 offering 1,152 sq ft of living space. This home features 3 bedrooms and 1 full bathroom with a functional layout that maximizes space. Schools, shopping, recreational amenities, and employment centers are within close proximity and are readily accessible due to nearby freeway access. The subject property is served by the Lincoln Park School District. * * * EXTERIOR VIEW ONLY * * * The buyer will be responsible for the eviction of current occupants and personal property. Buyers will view the property online or drive-by only. DO NOT DISTURB THE OCCUPANTS *

Key facts

• 3,920 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Vinyl siding construction
• Construction: Block foundation
• Exterior features: Back yard fencing; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.4% in Lincoln Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $968 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 84 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y 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 $110k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1950 — 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: 1.04% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $184,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4166 Porter Ave	0.19mi	3/1.0	1,188 (+3%)	2mo	$128,000	$108	84
1660 Goddard Rd	0.43mi	3/1.0	1,174 (+2%)	1mo	$188,000	$160	76
2194 Leblanc St	0.44mi	3/1.0	1,169 (+2%)	4mo	$139,000	$119	74
13315 Birrell St	0.54mi	3/1.0	1,130 (-2%)	3mo	$135,000	$119	69
4137 Duplex Ave	0.57mi	3/1.0	1,200 (+4%)	1mo	$206,000	$172	66
13080 Poplar St	0.70mi	3/1.0	1,120 (-3%)	1mo	$227,500	$203	62
1819 Goddard Rd	0.23mi	3/2.0	994 (-14%)	2mo	$70,000	$70	61
11306 Lenoir St	0.43mi	3/2.5	1,069 (-7%)	3mo	$272,000	$254	59
4022 Helen Ave	0.34mi	3/2.0	1,285 (+12%)	2mo	$185,000	$144	59
12984 Callender St	0.75mi	3/1.0	1,108 (-4%)	1mo	$203,500	$184	58
1670 Michigan Blvd	0.57mi	4/1.0 (+1)	1,211 (+5%)	4mo	$189,000	$156	57
1829 Alard Ave	0.75mi	3/1.0	1,026 (-11%)	0mo	$206,000	$201	47

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-9,248
• Equity at exit: $20,874

10-year hold

• IRR: 5.3%
• Equity multiple: 1.42×
• Total profit: $16,580
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$734
• Tax from tax record: −$184 /mo · $2,209/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $172

Break-even live

Break-even rent $1,236

Max offer price $140,000

Occupancy floor 83%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4163 Burns Ave Lincoln Park, MI	3.0	1.0	900	$1,500	$1.67	1d	1	0.28mi
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	24d	1	0.34mi
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	24d	1	0.35mi
11400 Fordline St Allen Park, MI	1.0–2.0	1.0	880	$1,400	$1.59	2d	1	0.37mi
13020 Pullman St Southgate, MI	4.0	1.0	1050	$1,550	$1.48	2d	1	0.89mi
13165 Turnberry Ct Southgate, MI	2.0	2.0	1275	$1,795	$1.41	4d	1	0.93mi
13165 Turnberry Ct Southgate, MI	2.0	2.0	1275	$1,795	$1.41	43d	1	0.93mi
1130 21st St Wyandotte, MI	3.0	1.0	864	$1,420	$1.64	1d	1	0.94mi
12939 Devoe St Southgate, MI	3.0	1.0	1177	$1,695	$1.44	43d	1	0.99mi
13210 Village Park Dr Southgate, MI	2.0	1.0	630	$1,125	$1.78	1d	9	1.03mi
1650 19th St Wyandotte, MI	3.0	2.0	1100	$1,899	$1.73	17d	1	1.11mi
854 Harrison Blvd Lincoln Park, MI	3.0	1.0	1410	$1,750	$1.24	43d	1	1.19mi
1163 17th St Wyandotte, MI	3.0	1.0	1010	$1,695	$1.68	43d	1	1.19mi
2235 Moore Rd Unit 1 Lincoln Park, MI	2.0	1.0	800	$1,000	$1.25	24d	1	1.21mi
9725 Fox Ave Allen Park, MI	3.0	1.5	940	$1,850	$1.97	43d	1	1.22mi
13750 Village Green Blvd Southgate, MI	1.0–2.0	1.0	862	$1,625	$1.88	1d	9	1.23mi
1343 Pagel Ave Unit 2-Upper Lincoln Park, MI	2.0	1.0	1000	$1,250	$1.25	17d	1	1.23mi
750 Harrison Blvd Unit 5 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	4d	1	1.29mi
720 Harrison Blvd Unit 20 Lincoln Park, MI	2.0	1.0	800	$1,025	$1.28	2d	1	1.31mi
610 Harrison Blvd Apt 43 Lincoln Park, MI	2.0	1.0	800	$1,050	$1.31	24d	1	1.33mi
610 Harrison Blvd Unit 46 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	2d	1	1.33mi
9814 Quandt Ave Allen Park, MI	3.0	2.0	1050	$1,800	$1.71	43d	1	1.44mi

Listing history 27 events

1. 2026-06-04
   days on market $140,000 Active 84 DOM
2. 2026-06-03
   days on market $140,000 Active 83 DOM
3. 2026-06-02
   days on market $140,000 Active 82 DOM
4. 2026-06-01
   days on market $140,000 Active 81 DOM
5. 2026-05-31
   days on market $140,000 Active 80 DOM
6. 2026-03-11
   listed $140,000 Active

   Show marketing remark (616 chars)

   Welcome to this 1.5-story bungalow built in 1950 offering 1,152 sq ft of living space. This home features 3 bedrooms and 1 full bathroom with a functional layout that maximizes space. Schools, shopping, recreational amenities, and employment centers are within close proximity and are readily accessible due to nearby freeway access. The subject property is served by the Lincoln Park School District. * * * EXTERIOR VIEW ONLY * * * The buyer will be responsible for the eviction of current occupants and personal property. Buyers will view the property online or drive-by only. DO NOT DISTURB THE OCCUPANTS *

7. 2026-03-11
   listed $140,000 Active 616-char remark

   Show marketing remark (616 chars)

   Welcome to this 1.5-story bungalow built in 1950 offering 1,152 sq ft of living space. This home features 3 bedrooms and 1 full bathroom with a functional layout that maximizes space. Schools, shopping, recreational amenities, and employment centers are within close proximity and are readily accessible due to nearby freeway access. The subject property is served by the Lincoln Park School District. * * * EXTERIOR VIEW ONLY * * * The buyer will be responsible for the eviction of current occupants and personal property. Buyers will view the property online or drive-by only. DO NOT DISTURB THE OCCUPANTS *

8. 2008-02-11
   historical
9. 2007-06-19
   soldstatus $110,000
10. 2007-04-20
    soldstatus $110,000
11. 2007-04-20
    historical
12. 2007-04-20
    soldstatus $110,000
13. 2007-04-05
    listed $109,900
14. 2007-04-05
    listed $109,900
15. 2007-04-05
    listed $109,900
16. 2007-02-28
    historical
17. 2007-02-10
    listed $109,900
18. 2007-02-10
    listed $109,900
19. 2007-01-31
    historical
20. 2006-12-08
    listed $109,900
21. 2006-11-08
    historical
22. 2006-11-08
    historical
23. 2006-08-31
    listed $109,900
24. 2006-08-31
    listed $109,900
25. 2006-08-08
    listed $109,900
26. 2006-08-08
    listed $117,900
27. 1992-08-24
    soldstatus $54,800

ⓘ 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: $2,209 · $184/mo
• Projected year-2 tax: $2,209 · $184/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 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: $17,448
• − Mortgage interest: −$7,842
• − Property taxes: −$2,209
• − Insurance: −$700
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$4,073
• Taxable loss: −$168
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $2,105/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

+155.5% since first listed

22 events — show timeline

• 2026-03-11 Listed $140,000 MiRealSource-MiMLS
• 2026-03-11 Listed $140,000 REALCOMP
• 2008-02-11 Listing Removed — MiRealSource-MiMLS
• 2007-06-19 Sold (Public Records) $110,000 Public Records
• 2007-04-20 Sold (MLS) $110,000 MiRealSource-MiMLS
• 2007-04-20 Listing Removed — REALCOMP
• 2007-04-20 Sold (MLS) $110,000 REALCOMP
• 2007-04-05 Listed $109,900 MiRealSource-MiMLS
• 2007-04-05 Listed $109,900 REALCOMP
• 2007-04-05 Listed $109,900 REALCOMP
• 2007-02-28 Listing Removed — MiRealSource-MiMLS
• 2007-02-10 Listed $109,900 REALCOMP
• 2007-02-10 Listed $109,900 MiRealSource-MiMLS
• 2007-01-31 Listing Removed — REALCOMP
• 2006-12-08 Listed $109,900 REALCOMP
• 2006-11-08 Listing Removed — MiRealSource-MiMLS
• 2006-11-08 Listing Removed — REALCOMP
• 2006-08-31 Listed $109,900 REALCOMP
• 2006-08-31 Listed $109,900 MiRealSource-MiMLS
• 2006-08-08 Listed $117,900 MiRealSource-MiMLS
• 2006-08-08 Listed $109,900 REALCOMP
• 1992-08-24 Sold (Public Records) $54,800 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,209 · -18.6% YoY. Source: county tax records.