1543 Arlington Ave · Lincoln Park, MI 48146

$139,900

4 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 8 Days on market

Built 1956 4,356 sqft lot Est $161k · 13% under

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Why this score? — see what drove the B- 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 +25.8/30.0
• ARV discount +13.5/15.0
• DSCR +8.6/10.0
• 1% rule +6.7/10.0
• 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

Opportunity knocks!! Great potential! Four bedroom 2 full bath colonial with an oversize garage on a full basement at a really great price!! Price reflects needed repairs and or updates. Being sold strictly as-is. .. seller will do no cleanout nor any repairs. Hardwood under carpet. First floor bath is full ceramic. No FHA or VA offers please. All sizes shown are strictly estimates. Information contained in this listing is deemed reliable but not guaranteed. .. .. .buyer or buyer's agent to verify all information. Seller will not consider offers where purchaser has not viewed first. Buyer to order any required city inspections and perform any required repairs at buyer's expense after closing for Certificate of Occupancy. Owner is a licensed broker in the state of Michigan. A licensed agent must be physically present for all showings…NO EXCEPTIONS.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• Other: Directions: Enter Arlington west off Fort St; Subdivision: Elmwood Heights Sub; Cross streets: North of Southfield Rd & west of Fort St
• Financial info: No additional financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached garage with about 2.5 garage spaces
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Aluminum siding and brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 113 (0.1 acre); No pool

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: No flooring information provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.2% vs local median 6.4% in Lincoln 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 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% 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 $967 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.17% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $161,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Lincoln Ave	0.42mi	3/2.0 (-1)	1,368 (-3%)	3mo	$160,000	$117	69
1784 Anne Ave	0.35mi	3/2.0 (-1)	1,468 (+5%)	4mo	$149,899	$102	68
1424 Cicotte Ave	0.42mi	5/1.5 (+1)	1,344 (-4%)	4mo	$155,000	$115	64
1472 Philomene Blvd	0.25mi	3/2.0 (-1)	1,574 (+12%)	0mo	$185,000	$118	63
1519 Fort Park Blvd	0.31mi	4/2.5	1,587 (+13%)	2mo	$137,000	$86	60
1458 Cicotte Ave	0.41mi	4/2.0	1,592 (+13%)	4mo	$145,000	$91	55
1575 Philomene Blvd	0.29mi	3/1.0 (-1)	1,200 (-14%)	3mo	$130,000	$108	51
1214 Lincoln Ave	0.52mi	3/1.5 (-1)	1,230 (-12%)	1mo	$188,000	$153	47
1133 Mill St	0.67mi	3/1.0 (-1)	1,512 (+8%)	1mo	$170,000	$112	46
1812 Hanford Ave	0.52mi	3/1.0 (-1)	1,566 (+12%)	3mo	$120,500	$77	46
1558 College Ave	0.55mi	5/2.0 (+1)	1,600 (+14%)	2mo	$200,000	$125	44
2933 Fort Park Ave	0.74mi	4/2.5	1,563 (+11%)	1mo	$206,000	$132	44

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,652
• Equity at exit: $20,860

10-year hold

• IRR: 12.3%
• Equity multiple: 2.05×
• Total profit: $41,011
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$734
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $338

Break-even live

Break-even rent $1,215

Max offer price $139,900

Occupancy floor 74%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	2d	1	0.63mi
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	2d	1	1.00mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	1.20mi
4015 16th St Ecorse, MI	3.0	1.5	1170	$1,300	$1.11	24d	1	1.37mi
15806 Meyer Ave Allen Park, MI	3.0	2.0	1100	$1,650	$1.50	2d	1	1.45mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $139,900 Pending 8 DOM
2. 2026-06-09
   days on market $139,900 Active 7 DOM
3. 2026-06-08
   days on market $139,900 Active 6 DOM
4. 2026-06-07
   days on market $139,900 Active 5 DOM
5. 2026-06-04
   days on market $139,900 Active 2 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $139,900 Active 1 DOM

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,087 · $174/mo
• Expected delta: +$68/yr (+$6/mo · 3.4%)

ⓘ 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: $19,719
• − Mortgage interest: −$7,837
• − Property taxes: −$2,019
• − Insurance: −$700
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$4,070
• Taxable income: $1,939
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $3,591/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

+0.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $139,900 MiRealSource-MiMLS
• 2026-06-02 Listed $139,900 REALCOMP

Property tax history

+1.9%/yr

Latest (2025): $2,019 · +0.5% YoY. Source: county tax records.