1331 Detroit Ave · Lincoln Park, MI 48146

$139,900

3 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 122 Days on market

Built 1941 5,227 sqft lot Est $143k · at est.

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Why this score? — see what drove the D+ 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 +15.7/30.0
• ARV discount +8.6/15.0
• DSCR +4.8/10.0
• 1% rule +4.7/10.0
• 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

This 3-bedroom bungalow offers 1,038 square feet of living space with a layout that simply makes sense. The home features a full basement for storage or future finishing and a 1.5-car garage for everyday convenience natural hardwood floors throughout. Seller to provide Certificate of occupancy from the city at closing and appliances included!!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1941

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 $60 ($725/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (3.0% below list).
• Recommended offer: $123k (12.0% 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); 154 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $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.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $143,244
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 Mill St	0.24mi	2/1.0 (-1)	1,054 (+2%)	5mo	$110,000	$104	77
1400 Capitol Ave	0.13mi	3/1.0	1,125 (+8%)	7mo	$112,000	$100	75
1415 Richmond Ave	0.25mi	3/1.0	1,134 (+9%)	2mo	$165,000	$146	72
3057 Chandler Ave	0.19mi	3/1.0	1,152 (+11%)	8mo	$160,000	$139	67
1591 Garfield Ave	0.58mi	3/1.0	1,080 (+4%)	0mo	$144,700	$134	66
1377 Mill St	0.29mi	2/1.0 (-1)	1,124 (+8%)	2mo	$157,000	$140	66
1042 Champaign Rd	0.30mi	3/1.0	1,152 (+11%)	3mo	$150,500	$131	65
1311 Gregory St	0.48mi	3/1.0	1,128 (+9%)	1mo	$145,900	$129	63
816 London Ave	0.52mi	3/1.0	944 (-9%)	2mo	$187,000	$198	58
1580 Richmond Ave	0.34mi	2/1.0 (-1)	924 (-11%)	4mo	$127,500	$138	58
939 Stewart Ave	0.46mi	3/1.0	912 (-12%)	1mo	$138,000	$151	57
1860 Pagel Ave	0.73mi	3/1.0	1,162 (+12%)	6mo	$160,000	$138	40

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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-16,485
• Equity at exit: $20,860

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $512
• 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: 154
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$734
• Tax from tax record: −$220 /mo · $2,635/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $60

Break-even live

Break-even rent $1,280

Max offer price $139,900

Occupancy floor 91%

Sensitivity live

Price	-10% $140	-5% $100	+0% $60	+5% $21	+10% $-19
Rent	-10% $-47	-5% $7	+0% $60	+5% $114	+10% $168
Rate	-1.0pp $131	-0.5pp $96	base $60	+0.5pp $24	+1.0pp $-13

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1343 Pagel Ave Unit 2-Upper Lincoln Park, MI	2.0	1.0	1000	$1,250	$1.25	19d	1	0.38mi
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	25d	1	0.76mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	18d	1	0.86mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	25d	1	0.94mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	25d	1	0.96mi
1473 Empire Ave Lincoln Park, MI	3.0	2.0	1342	$1,700	$1.27	0d	1	1.04mi
357 Emmons Blvd Lincoln Park, MI	3.0	1.0	1268	$1,695	$1.34	0d	1	1.07mi
2235 Moore Rd Unit 1 Lincoln Park, MI	2.0	1.0	800	$1,000	$1.25	25d	1	1.08mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	15d	1	1.15mi
1331 Pingree Ave Lincoln Park, MI	2.0	1.0	725	$1,300	$1.79	0d	1	1.20mi
708 Highland St Unit 1 Wyandotte, MI	2.0	1.0	800	$950	$1.19	19d	1	1.26mi
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	25d	1	1.26mi
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	25d	1	1.26mi
854 Harrison Blvd Lincoln Park, MI	3.0	1.0	1410	$1,750	$1.24	44d	1	1.33mi
750 Harrison Blvd Unit 5 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	6d	1	1.35mi
9725 Fox Ave Allen Park, MI	3.0	1.5	940	$1,850	$1.97	44d	1	1.35mi
720 Harrison Blvd Unit 20 Lincoln Park, MI	2.0	1.0	800	$1,025	$1.28	3d	1	1.37mi
610 Harrison Blvd Unit 46 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	3d	1	1.38mi
610 Harrison Blvd Apt 43 Lincoln Park, MI	2.0	1.0	800	$1,050	$1.31	25d	1	1.38mi
4163 Burns Ave Lincoln Park, MI	3.0	1.0	900	$1,500	$1.67	2d	1	1.42mi
4573 3rd St Ecorse, MI	2.0	1.0	1000	$1,300	$1.30	16d	1	1.45mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	0d	1	1.46mi

Listing history 20 events

1. 2026-04-13
   status Pending

   Show marketing remark (345 chars)

   This 3-bedroom bungalow offers 1,038 square feet of living space with a layout that simply makes sense. The home features a full basement for storage or future finishing and a 1.5-car garage for everyday convenience natural hardwood floors throughout. Seller to provide Certificate of occupancy from the city at closing and appliances included!!

2. 2026-04-13
   status Pending 345-char remark

   Show marketing remark (345 chars)

   This 3-bedroom bungalow offers 1,038 square feet of living space with a layout that simply makes sense. The home features a full basement for storage or future finishing and a 1.5-car garage for everyday convenience natural hardwood floors throughout. Seller to provide Certificate of occupancy from the city at closing and appliances included!!

3. 2026-03-24
   price $139,900 345-char remark

   Show marketing remark (345 chars)

   This 3-bedroom bungalow offers 1,038 square feet of living space with a layout that simply makes sense. The home features a full basement for storage or future finishing and a 1.5-car garage for everyday convenience natural hardwood floors throughout. Seller to provide Certificate of occupancy from the city at closing and appliances included!!

4. 2026-03-24
   price $139,900

   Show marketing remark (345 chars)

   This 3-bedroom bungalow offers 1,038 square feet of living space with a layout that simply makes sense. The home features a full basement for storage or future finishing and a 1.5-car garage for everyday convenience natural hardwood floors throughout. Seller to provide Certificate of occupancy from the city at closing and appliances included!!

5. 2026-02-23
   price $142,000 345-char remark

   Show marketing remark (345 chars)

   This 3-bedroom bungalow offers 1,038 square feet of living space with a layout that simply makes sense. The home features a full basement for storage or future finishing and a 1.5-car garage for everyday convenience natural hardwood floors throughout. Seller to provide Certificate of occupancy from the city at closing and appliances included!!

6. 2026-02-22
   price $142,000
7. 2026-01-13
   price $145,000 345-char remark

   Show marketing remark (345 chars)

   This 3-bedroom bungalow offers 1,038 square feet of living space with a layout that simply makes sense. The home features a full basement for storage or future finishing and a 1.5-car garage for everyday convenience natural hardwood floors throughout. Seller to provide Certificate of occupancy from the city at closing and appliances included!!

8. 2026-01-13
   price $140,000 345-char remark

   Show marketing remark (345 chars)

   This 3-bedroom bungalow offers 1,038 square feet of living space with a layout that simply makes sense. The home features a full basement for storage or future finishing and a 1.5-car garage for everyday convenience natural hardwood floors throughout. Seller to provide Certificate of occupancy from the city at closing and appliances included!!

9. 2026-01-12
   price $145,000
10. 2026-01-12
    price $140,000
11. 2025-12-12
    listed $155,000 Active

    Show marketing remark (345 chars)

    This 3-bedroom bungalow offers 1,038 square feet of living space with a layout that simply makes sense. The home features a full basement for storage or future finishing and a 1.5-car garage for everyday convenience natural hardwood floors throughout. Seller to provide Certificate of occupancy from the city at closing and appliances included!!

12. 2025-12-12
    listed $155,000 Active 345-char remark

    Show marketing remark (345 chars)

    This 3-bedroom bungalow offers 1,038 square feet of living space with a layout that simply makes sense. The home features a full basement for storage or future finishing and a 1.5-car garage for everyday convenience natural hardwood floors throughout. Seller to provide Certificate of occupancy from the city at closing and appliances included!!

13. 2021-10-28
    soldstatus $116,000
14. 2021-10-28
    soldstatus $116,000
15. 2021-10-25
    soldstatus $116,000 Sold 670-char remark

    Show marketing remark (670 chars)

    Move right into this Attractive 3 bedroom, brick, cape cod in a good area of the city. Kitchen has updated cabinets and includes the stove and refrigerator. . There's 2 bedrooms down and one large bedroom with adjoining sitting area, up. Mostly hardwood floors including the upstairs. Nice, clean, full basement includes washer and dryer. Outside is a one and a half car, detached garage with garage door opener. The yard is fenced. Seller is furnishing the required Certificate of Approval. (The city inspection in Lincoln Park is for the exterior only). This home is in an estate (No Problem). One year AHS Home Warranty included. Home is clean and ready for showings.

16. 2021-10-25
    soldstatus $116,000 Closed

    Show marketing remark (670 chars)

    Move right into this Attractive 3 bedroom, brick, cape cod in a good area of the city. Kitchen has updated cabinets and includes the stove and refrigerator. . There's 2 bedrooms down and one large bedroom with adjoining sitting area, up. Mostly hardwood floors including the upstairs. Nice, clean, full basement includes washer and dryer. Outside is a one and a half car, detached garage with garage door opener. The yard is fenced. Seller is furnishing the required Certificate of Approval. (The city inspection in Lincoln Park is for the exterior only). This home is in an estate (No Problem). One year AHS Home Warranty included. Home is clean and ready for showings.

17. 2021-09-12
    status Pending

    Show marketing remark (670 chars)

    Move right into this Attractive 3 bedroom, brick, cape cod in a good area of the city. Kitchen has updated cabinets and includes the stove and refrigerator. . There's 2 bedrooms down and one large bedroom with adjoining sitting area, up. Mostly hardwood floors including the upstairs. Nice, clean, full basement includes washer and dryer. Outside is a one and a half car, detached garage with garage door opener. The yard is fenced. Seller is furnishing the required Certificate of Approval. (The city inspection in Lincoln Park is for the exterior only). This home is in an estate (No Problem). One year AHS Home Warranty included. Home is clean and ready for showings.

18. 2021-09-12
    status Pending 670-char remark

    Show marketing remark (670 chars)

    Move right into this Attractive 3 bedroom, brick, cape cod in a good area of the city. Kitchen has updated cabinets and includes the stove and refrigerator. . There's 2 bedrooms down and one large bedroom with adjoining sitting area, up. Mostly hardwood floors including the upstairs. Nice, clean, full basement includes washer and dryer. Outside is a one and a half car, detached garage with garage door opener. The yard is fenced. Seller is furnishing the required Certificate of Approval. (The city inspection in Lincoln Park is for the exterior only). This home is in an estate (No Problem). One year AHS Home Warranty included. Home is clean and ready for showings.

19. 2021-09-07
    listed $109,900 Active 670-char remark

    Show marketing remark (670 chars)

    Move right into this Attractive 3 bedroom, brick, cape cod in a good area of the city. Kitchen has updated cabinets and includes the stove and refrigerator. . There's 2 bedrooms down and one large bedroom with adjoining sitting area, up. Mostly hardwood floors including the upstairs. Nice, clean, full basement includes washer and dryer. Outside is a one and a half car, detached garage with garage door opener. The yard is fenced. Seller is furnishing the required Certificate of Approval. (The city inspection in Lincoln Park is for the exterior only). This home is in an estate (No Problem). One year AHS Home Warranty included. Home is clean and ready for showings.

20. 2021-09-07
    listed $109,900 Active

    Show marketing remark (670 chars)

    Move right into this Attractive 3 bedroom, brick, cape cod in a good area of the city. Kitchen has updated cabinets and includes the stove and refrigerator. . There's 2 bedrooms down and one large bedroom with adjoining sitting area, up. Mostly hardwood floors including the upstairs. Nice, clean, full basement includes washer and dryer. Outside is a one and a half car, detached garage with garage door opener. The yard is fenced. Seller is furnishing the required Certificate of Approval. (The city inspection in Lincoln Park is for the exterior only). This home is in an estate (No Problem). One year AHS Home Warranty included. Home is clean and ready for showings.

ⓘ 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: $2,635 · $220/mo
• Projected year-2 tax: $2,635 · $220/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: $16,283
• − Mortgage interest: −$7,837
• − Property taxes: −$2,635
• − Insurance: −$700
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$4,070
• Taxable loss: −$1,564
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $1,100/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

+27.3% since first listed

20 events — show timeline

• 2026-04-13 Pending — REALCOMP
• 2026-04-13 Pending — MiRealSource-MiMLS
• 2026-03-24 Price Changed $139,900 MiRealSource-MiMLS
• 2026-03-24 Price Changed $139,900 REALCOMP
• 2026-02-23 Price Changed $142,000 MiRealSource-MiMLS
• 2026-02-22 Price Changed $142,000 REALCOMP
• 2026-01-13 Price Changed $145,000 MiRealSource-MiMLS
• 2026-01-13 Price Changed $140,000 MiRealSource-MiMLS
• 2026-01-12 Price Changed $145,000 REALCOMP
• 2026-01-12 Price Changed $140,000 REALCOMP
• 2025-12-12 Listed $155,000 MiRealSource-MiMLS
• 2025-12-12 Listed $155,000 REALCOMP
• 2021-10-28 Sold (Public Records) $116,000 Public Records
• 2021-10-28 Sold (Public Records) $116,000 Public Records
• 2021-10-25 Sold (MLS) $116,000 MiRealSource-MiMLS
• 2021-10-25 Sold (MLS) $116,000 REALCOMP
• 2021-09-12 Pending — MiRealSource-MiMLS
• 2021-09-12 Pending — REALCOMP
• 2021-09-07 Listed $109,900 MiRealSource-MiMLS
• 2021-09-07 Listed $109,900 REALCOMP

Property tax history

+3.2%/yr

Latest (2025): $2,635 · -19.0% YoY. Source: county tax records.