2858 Fort Park Blvd · Lincoln Park, MI 48146

$188,500

5 bd · 2.0 ba · 1,886 sqft · SingleFamily public records · 21 Days on market

Built 1930 4,356 sqft lot Est $217k · 13% 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 +19.4/30.0
• ARV discount +13.4/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• 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 Home to this lovely 5 Bed, 2 full bath home in a very desirable neighborhood! Home features hardwood floors throughout and is freshly painted, creating a clean and inviting atmosphere. The spacious rooms are filled with abundant natural light, providing comfort and flexibility for everyday living. Ideally situated near major highways, shopping, dining and more, this home is ready for your personal touch to make it your own. Flexible layout could accommodate two separate units, allowing for income potential.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached garage (1 car) with side-facing garage door
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry with steps; Brick exterior
• Construction: Brick construction
• Exterior features: Paved road access; Lot approximately 0.1 acre (38.31 x 110)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.

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; 1 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 40% 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

• It's been on market 21 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,672 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.03% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $216,890
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2858 Fort Park Blvd	0.00mi	5/2.0	1,886 (0%)	0mo	$175,000	$93	100
1053 Garfield Ave	0.42mi	4/1.0 (-1)	1,980 (+5%)	1mo	$150,000	$76	62
2119 Fort Park Blvd	0.37mi	5/1.5	1,715 (-9%)	16mo	$259,900	$152	52
880 White Ave	0.63mi	4/2.0 (-1)	1,968 (+4%)	7mo	$206,000	$105	52
1412 Pagel Ave	0.52mi	4/2.0 (-1)	1,953 (+4%)	17mo	$225,000	$115	50
1323 Gregory Ave	0.64mi	4/1.5 (-1)	1,624 (-14%)	13mo	$190,000	$117	29

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-13,762
• Equity at exit: $28,106

10-year hold

• IRR: 4.7%
• Equity multiple: 1.37×
• Total profit: $19,393
• Equity at exit: $16,298

Cash invested: $52,780 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$989
• Tax from tax record: −$251 /mo · $3,008/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $212

Break-even live

Break-even rent $1,668

Max offer price $188,500

Occupancy floor 84%

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: $47,125
• Closing costs: $5,655
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1872 Champaign Rd Lincoln Park, MI	4.0	2.0	2325	$2,300	$0.99	10d	1	0.69mi

Listing history 10 events

1. 2026-05-13
   status Pending 520-char remark

   Show marketing remark (520 chars)

   Welcome Home to this lovely 5 Bed, 2 full bath home in a very desirable neighborhood! Home features hardwood floors throughout and is freshly painted, creating a clean and inviting atmosphere. The spacious rooms are filled with abundant natural light, providing comfort and flexibility for everyday living. Ideally situated near major highways, shopping, dining and more, this home is ready for your personal touch to make it your own. Flexible layout could accommodate two separate units, allowing for income potential.

2. 2026-05-13
   status Pending

   Show marketing remark (520 chars)

   Welcome Home to this lovely 5 Bed, 2 full bath home in a very desirable neighborhood! Home features hardwood floors throughout and is freshly painted, creating a clean and inviting atmosphere. The spacious rooms are filled with abundant natural light, providing comfort and flexibility for everyday living. Ideally situated near major highways, shopping, dining and more, this home is ready for your personal touch to make it your own. Flexible layout could accommodate two separate units, allowing for income potential.

3. 2026-04-29
   status Active 520-char remark

   Show marketing remark (520 chars)

   Welcome Home to this lovely 5 Bed, 2 full bath home in a very desirable neighborhood! Home features hardwood floors throughout and is freshly painted, creating a clean and inviting atmosphere. The spacious rooms are filled with abundant natural light, providing comfort and flexibility for everyday living. Ideally situated near major highways, shopping, dining and more, this home is ready for your personal touch to make it your own. Flexible layout could accommodate two separate units, allowing for income potential.

4. 2026-04-29
   status Active

   Show marketing remark (520 chars)

   Welcome Home to this lovely 5 Bed, 2 full bath home in a very desirable neighborhood! Home features hardwood floors throughout and is freshly painted, creating a clean and inviting atmosphere. The spacious rooms are filled with abundant natural light, providing comfort and flexibility for everyday living. Ideally situated near major highways, shopping, dining and more, this home is ready for your personal touch to make it your own. Flexible layout could accommodate two separate units, allowing for income potential.

5. 2026-04-01
   status Pending 520-char remark

   Show marketing remark (520 chars)

   Welcome Home to this lovely 5 Bed, 2 full bath home in a very desirable neighborhood! Home features hardwood floors throughout and is freshly painted, creating a clean and inviting atmosphere. The spacious rooms are filled with abundant natural light, providing comfort and flexibility for everyday living. Ideally situated near major highways, shopping, dining and more, this home is ready for your personal touch to make it your own. Flexible layout could accommodate two separate units, allowing for income potential.

6. 2026-04-01
   status Pending

   Show marketing remark (520 chars)

   Welcome Home to this lovely 5 Bed, 2 full bath home in a very desirable neighborhood! Home features hardwood floors throughout and is freshly painted, creating a clean and inviting atmosphere. The spacious rooms are filled with abundant natural light, providing comfort and flexibility for everyday living. Ideally situated near major highways, shopping, dining and more, this home is ready for your personal touch to make it your own. Flexible layout could accommodate two separate units, allowing for income potential.

7. 2026-04-01
   historical 520-char remark

   Show marketing remark (520 chars)

   Welcome Home to this lovely 5 Bed, 2 full bath home in a very desirable neighborhood! Home features hardwood floors throughout and is freshly painted, creating a clean and inviting atmosphere. The spacious rooms are filled with abundant natural light, providing comfort and flexibility for everyday living. Ideally situated near major highways, shopping, dining and more, this home is ready for your personal touch to make it your own. Flexible layout could accommodate two separate units, allowing for income potential.

8. 2026-03-26
   listed $188,500 Active 520-char remark

   Show marketing remark (520 chars)

   Welcome Home to this lovely 5 Bed, 2 full bath home in a very desirable neighborhood! Home features hardwood floors throughout and is freshly painted, creating a clean and inviting atmosphere. The spacious rooms are filled with abundant natural light, providing comfort and flexibility for everyday living. Ideally situated near major highways, shopping, dining and more, this home is ready for your personal touch to make it your own. Flexible layout could accommodate two separate units, allowing for income potential.

9. 2026-03-26
   listed $188,500 Active

   Show marketing remark (520 chars)

   Welcome Home to this lovely 5 Bed, 2 full bath home in a very desirable neighborhood! Home features hardwood floors throughout and is freshly painted, creating a clean and inviting atmosphere. The spacious rooms are filled with abundant natural light, providing comfort and flexibility for everyday living. Ideally situated near major highways, shopping, dining and more, this home is ready for your personal touch to make it your own. Flexible layout could accommodate two separate units, allowing for income potential.

10. 2026-03-25
    historical $188,500 520-char remark

    Show marketing remark (520 chars)

    Welcome Home to this lovely 5 Bed, 2 full bath home in a very desirable neighborhood! Home features hardwood floors throughout and is freshly painted, creating a clean and inviting atmosphere. The spacious rooms are filled with abundant natural light, providing comfort and flexibility for everyday living. Ideally situated near major highways, shopping, dining and more, this home is ready for your personal touch to make it your own. Flexible layout could accommodate two separate units, allowing for income potential.

ⓘ 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: $3,008 · $251/mo
• Projected year-2 tax: $3,008 · $251/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 ≥97°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: $23,231
• − Mortgage interest: −$10,559
• − Property taxes: −$3,008
• − Insurance: −$942
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$5,484
• Taxable loss: −$479
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $2,655/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

10 events — show timeline

• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-04-29 Relisted — MiRealSource-MiMLS
• 2026-04-29 Relisted — REALCOMP
• 2026-04-01 Pending — MiRealSource-MiMLS
• 2026-04-01 Pending — REALCOMP
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-03-26 Listed $188,500 MiRealSource-MiMLS
• 2026-03-26 Listed $188,500 REALCOMP
• 2026-03-25 Coming Soon $188,500 MiRealSource-MiMLS

Property tax history

+0.8%/yr

Latest (2025): $3,008 · -13.5% YoY. Source: county tax records.