2211 White Ave · Lincoln Park, MI 48146

$199,995

3 bd · 1.0 ba · 985 sqft · SingleFamily public records · 5 Days on market

Built 1952 4,792 sqft lot Est $165k · 21% over

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Why this score? — see what drove the F 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 +10.2/30.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple offers received, all highest and best offers to be submitted by Monday 5/18 at 5pm. The sellers (estate) will make a decision by Tuesday May/19 at 12 pm. Move in ready Brick Ranch, great location! This beautifully maintained 3-bedroom, 2 full bath brick ranch is sparkling clean and ready for its next owner! Featuring beautiful hardwood floors throughout most of the first floor, this home offers warmth, charm, and pride of ownership throughout. Enjoy a finished basement perfect for additional living space, entertaining, or storage, plus a fully fenced yard and a brick 2.5-car garage with electricity. Additional updates/ features include a newer roof, new A/C in 2023, hot water tank replaced in 2021, newer awning on the front porch, custom wood frame Pella windows with built in blinds, cement patio, sprinkler system. The beautifully landscaped yard adds incredible curb appeal and creates a warm, welcoming first impression. Clean, comfortable, and truly move-in ready, schedule your showing today!

Key facts

• Hot water tank
• Finished basement
• Brick garage

Tags

• FINISHED BASEMENT
• FULLY FENCED YARD
• BRICK GARAGE
• NEW ROOF
• NEW A/C
• HOT WATER TANK

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Approximately 2.5 garage spaces; Garage faces front
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Ground-level entry with steps; Brick construction
• Construction: Brick construction
• Exterior features: Covered patio and porch; Awning(s); Exterior lighting; Back yard fencing (fenced)

Interior

• Kitchen: Dishwasher; Free-standing gas oven/range; Free-standing refrigerator; Microwave; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Finished basement; 6 total rooms; Gas water heater; Disposal; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (26.7% below list).
• Recommended offer: $147k (26.7% 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: Max Paun School (math 32% / reading 32%, grade F, #814 of 1,397 statewide, top 61%, 311 students, 92% 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).
• Market conditions: Rents rising fast (+4.7%/yr); 154 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 30% 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 $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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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 $104k; list at $200k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,585 (26.7% 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 1952 — 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: 0.73% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $165,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2119 White Ave	0.08mi	3/1.0	1,000 (+2%)	1mo	$166,500	$167	93
15044 Oceana Ave	0.51mi	3/1.0	1,000 (+2%)	2mo	$195,000	$195	72
14576 Oceana Ave	0.42mi	3/1.0	1,042 (+6%)	2mo	$175,000	$168	69
1766 White Ave	0.44mi	3/1.0	900 (-9%)	2mo	$165,000	$183	63
1765 Garfield Ave	0.44mi	3/1.0	886 (-10%)	1mo	$165,000	$186	62
15571 White Ave	0.62mi	3/1.0	1,020 (+4%)	4mo	$85,000	$83	62
15093 White Ave	0.33mi	3/1.0	1,132 (+15%)	0mo	$215,000	$190	59
1865 Euclid St	0.65mi	2/1.0 (-1)	960 (-2%)	4mo	$108,000	$113	57
1591 Garfield Ave	0.68mi	3/1.0	1,080 (+10%)	0mo	$144,700	$134	52
2359 Detroit Ave	0.68mi	3/1.0	1,080 (+10%)	1mo	$196,000	$181	51
2366 Progress Ave	0.59mi	3/1.0	1,120 (+14%)	3mo	$145,000	$129	47
1588 Garfield Ave	0.69mi	2/1.0 (-1)	864 (-12%)	2mo	$128,000	$148	41

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: -18.6%
• Equity multiple: 0.34×
• Total profit: $-37,090
• Equity at exit: $29,820

10-year hold

• IRR: -8.4%
• Equity multiple: 0.44×
• Total profit: $-31,144
• Equity at exit: $17,292

Cash invested: $55,999 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$138 /mo · $1,650/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-112

Break-even live

Break-even rent $1,607

Max offer price $180,278

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-55	+0% $-112	+5% $-168	+10% $-225
Rent	-10% $-227	-5% $-170	+0% $-112	+5% $-54	+10% $4
Rate	-1.0pp $-11	-0.5pp $-61	base $-112	+0.5pp $-163	+1.0pp $-216

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: $49,999
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15806 Meyer Ave Allen Park, MI	3.0	2.0	1100	$1,650	$1.50	3d	1	0.76mi
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	26d	1	0.79mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	26d	1	0.96mi
2235 Moore Rd Unit 1 Lincoln Park, MI	2.0	1.0	800	$1,000	$1.25	26d	1	1.05mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	0d	1	1.06mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	16d	1	1.11mi
9725 Fox Ave Allen Park, MI	3.0	1.5	940	$1,850	$1.97	45d	1	1.21mi
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	0d	1	1.26mi
9725 Ruth Allen Park, MI	3.0	1.5	1110	$1,800	$1.62	4d	1	1.31mi
875 Raupp Pl Unit 2 Lincoln Park, MI	2.0	1.0	800	$970	$1.21	18d	1	1.33mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	19d	1	1.38mi
1343 Pagel Ave Unit 2-Upper Lincoln Park, MI	2.0	1.0	1000	$1,250	$1.25	20d	1	1.46mi
9814 Quandt Ave Allen Park, MI	3.0	2.0	1050	$1,800	$1.71	45d	1	1.48mi

Listing history 15 events

1. 2026-05-19
   status Pending 1017-char remark

   Show marketing remark (1017 chars)

   Multiple offers received, all highest and best offers to be submitted by Monday 5/18 at 5pm. The sellers (estate) will make a decision by Tuesday May/19 at 12 pm. Move in ready Brick Ranch, great location! This beautifully maintained 3-bedroom, 2 full bath brick ranch is sparkling clean and ready for its next owner! Featuring beautiful hardwood floors throughout most of the first floor, this home offers warmth, charm, and pride of ownership throughout. Enjoy a finished basement perfect for additional living space, entertaining, or storage, plus a fully fenced yard and a brick 2.5-car garage with electricity. Additional updates/ features include a newer roof, new A/C in 2023, hot water tank replaced in 2021, newer awning on the front porch, custom wood frame Pella windows with built in blinds, cement patio, sprinkler system. The beautifully landscaped yard adds incredible curb appeal and creates a warm, welcoming first impression. Clean, comfortable, and truly move-in ready, schedule your showing today!

2. 2026-05-19
   status Pending

   Show marketing remark (1017 chars)

   Multiple offers received, all highest and best offers to be submitted by Monday 5/18 at 5pm. The sellers (estate) will make a decision by Tuesday May/19 at 12 pm. Move in ready Brick Ranch, great location! This beautifully maintained 3-bedroom, 2 full bath brick ranch is sparkling clean and ready for its next owner! Featuring beautiful hardwood floors throughout most of the first floor, this home offers warmth, charm, and pride of ownership throughout. Enjoy a finished basement perfect for additional living space, entertaining, or storage, plus a fully fenced yard and a brick 2.5-car garage with electricity. Additional updates/ features include a newer roof, new A/C in 2023, hot water tank replaced in 2021, newer awning on the front porch, custom wood frame Pella windows with built in blinds, cement patio, sprinkler system. The beautifully landscaped yard adds incredible curb appeal and creates a warm, welcoming first impression. Clean, comfortable, and truly move-in ready, schedule your showing today!

3. 2026-05-14
   listed $199,995 Active 1017-char remark

   Show marketing remark (1017 chars)

   Multiple offers received, all highest and best offers to be submitted by Monday 5/18 at 5pm. The sellers (estate) will make a decision by Tuesday May/19 at 12 pm. Move in ready Brick Ranch, great location! This beautifully maintained 3-bedroom, 2 full bath brick ranch is sparkling clean and ready for its next owner! Featuring beautiful hardwood floors throughout most of the first floor, this home offers warmth, charm, and pride of ownership throughout. Enjoy a finished basement perfect for additional living space, entertaining, or storage, plus a fully fenced yard and a brick 2.5-car garage with electricity. Additional updates/ features include a newer roof, new A/C in 2023, hot water tank replaced in 2021, newer awning on the front porch, custom wood frame Pella windows with built in blinds, cement patio, sprinkler system. The beautifully landscaped yard adds incredible curb appeal and creates a warm, welcoming first impression. Clean, comfortable, and truly move-in ready, schedule your showing today!

4. 2026-05-14
   listed $199,995 Active

   Show marketing remark (1017 chars)

   Multiple offers received, all highest and best offers to be submitted by Monday 5/18 at 5pm. The sellers (estate) will make a decision by Tuesday May/19 at 12 pm. Move in ready Brick Ranch, great location! This beautifully maintained 3-bedroom, 2 full bath brick ranch is sparkling clean and ready for its next owner! Featuring beautiful hardwood floors throughout most of the first floor, this home offers warmth, charm, and pride of ownership throughout. Enjoy a finished basement perfect for additional living space, entertaining, or storage, plus a fully fenced yard and a brick 2.5-car garage with electricity. Additional updates/ features include a newer roof, new A/C in 2023, hot water tank replaced in 2021, newer awning on the front porch, custom wood frame Pella windows with built in blinds, cement patio, sprinkler system. The beautifully landscaped yard adds incredible curb appeal and creates a warm, welcoming first impression. Clean, comfortable, and truly move-in ready, schedule your showing today!

5. 2009-01-17
   historical
6. 2008-12-12
   soldstatus $104,000
7. 2008-10-29
   soldstatus $104,000
8. 2008-10-29
   soldstatus $104,000
9. 2008-10-29
   soldstatus $104,000
10. 2008-10-20
    historical
11. 2008-09-11
    listed $109,900
12. 2008-09-11
    listed $109,900
13. 2008-07-17
    listed $114,900
14. 2008-07-17
    listed $109,900
15. 2008-07-17
    listed $114,900

ⓘ 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: $1,650 · $138/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: +$715/yr (+$60/mo · 43.3%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,590
• − Mortgage interest: −$11,203
• − Property taxes: −$1,650
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$5,818
• Taxable loss: −$4,895
• Est. tax savings @ 24.0%: +$1,175
• After-tax cash flow: $-165/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

+74.1% since first listed

15 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-14 Listed $199,995 REALCOMP
• 2026-05-14 Listed $199,995 MiRealSource-MiMLS
• 2009-01-17 Listing Removed — MiRealSource-MiMLS
• 2008-12-12 Sold (Public Records) $104,000 Public Records
• 2008-10-29 Sold (MLS) $104,000 REALCOMP
• 2008-10-29 Sold (MLS) $104,000 MiRealSource-MiMLS
• 2008-10-29 Sold (MLS) $104,000 REALCOMP
• 2008-10-20 Listing Removed — MiRealSource-MiMLS
• 2008-09-11 Listed $109,900 MiRealSource-MiMLS
• 2008-09-11 Listed $109,900 REALCOMP
• 2008-07-17 Listed $114,900 REALCOMP
• 2008-07-17 Listed $109,900 REALCOMP
• 2008-07-17 Listed $114,900 MiRealSource-MiMLS

Property tax history

+0.2%/yr

Latest (2025): $1,650 · -19.0% YoY. Source: county tax records.