2169 Cicotte Ave · Lincoln Park, MI 48146

$129,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 36 Days on market

Built 1941 3,920 sqft lot Est $142k · 9% 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 +25.4/30.0
• ARV discount +11.7/15.0
• DSCR +8.4/10.0
• 1% rule +6.2/10.0
• 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

3 bedroom , 1 bath bungalow featuring a full basement. This home offers comfortable living space, a functional layout, and plenty of storage. The full basement could be used for additional living space, a workshop, or extra storage. Appliances are included. Hardwood floors in main floor bedrooms. Covered front porch and central air.

Key facts

• Covered front porch
• Full basement
• Central air

Tags

• FULL BASEMENT
• COVERED FRONT PORCH
• CENTRAL AIR

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Aluminum siding
• Exterior features: Patio; Fenced yard; Shed(s)

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Full unfinished basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $892 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 20y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $129k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $142,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2146 University Ave	0.08mi	3/1.0	1,032 (0%)	3mo	$144,500	$140	94
2196 Cicotte Ave	0.03mi	3/1.0	1,058 (+2%)	4mo	$135,000	$128	91
2205 Hanford Ave	0.06mi	3/1.0	1,078 (+4%)	6mo	$195,000	$181	85
2065 Morris Ave	0.23mi	3/1.0	984 (-5%)	2mo	$158,000	$161	80
2191 Keppen Blvd	0.11mi	3/1.0	1,104 (+7%)	6mo	$125,000	$113	78
1862 Montie Rd	0.42mi	3/1.0	1,090 (+6%)	3mo	$159,000	$146	68
1921 Hanford Ave	0.20mi	3/1.0	912 (-12%)	4mo	$80,000	$88	68
2040 Paris Ave	0.17mi	3/1.0	894 (-13%)	4mo	$147,500	$165	66
1836 Reo Ave	0.40mi	3/1.0	950 (-8%)	3mo	$111,000	$117	65
1865 Euclid St	0.32mi	2/1.0 (-1)	960 (-7%)	4mo	$108,000	$113	65
1784 College Ave	0.39mi	4/1.0 (+1)	944 (-8%)	1mo	$130,000	$138	62
1533 College Ave	0.73mi	2/1.0 (-1)	1,074 (+4%)	4mo	$115,000	$107	51

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $391
• Equity at exit: $19,234

10-year hold

• IRR: 11.5%
• Equity multiple: 1.97×
• Total profit: $34,984
• Equity at exit: $11,154

Cash invested: $36,120 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$676
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $296

Break-even live

Break-even rent $1,075

Max offer price $129,000

Occupancy floor 75%

Sensitivity live

Price	-10% $369	-5% $332	+0% $296	+5% $259	+10% $223
Rent	-10% $181	-5% $239	+0% $296	+5% $353	+10% $411
Rate	-1.0pp $361	-0.5pp $329	base $296	+0.5pp $263	+1.0pp $229

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0d	1	0.39mi
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	0d	1	0.51mi
875 Raupp Pl Unit 2 Lincoln Park, MI	2.0	1.0	800	$970	$1.21	17d	1	0.52mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	15d	1	0.72mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	25d	1	0.74mi
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	25d	1	0.83mi
15806 Meyer Ave Allen Park, MI	3.0	2.0	1100	$1,650	$1.50	2d	1	1.00mi
4775 Willow Cove Blvd Allen Park, MI	1.0–2.0	1.0	805	$1,649	$2.05	25d	4	1.18mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	18d	1	1.23mi

Listing history 45 events

1. 2026-06-18
   days on market $129,000 Active 36 DOM
2. 2026-06-17
   days on market $129,000 Active 35 DOM
3. 2026-06-16
   days on market $129,000 Active 34 DOM
4. 2026-06-15
   days on market $129,000 Active 33 DOM
5. 2026-06-13
   days on market $129,000 Active 31 DOM
6. 2026-06-13
   days on market $129,000 Active 30 DOM
7. 2026-06-10
   price $129,000 Active 27 DOM
8. 2026-06-09
   days on market $136,500 Active 27 DOM
9. 2026-06-08
   days on market $136,500 Active 26 DOM
10. 2026-06-07
    days on market $136,500 Active 25 DOM
11. 2026-06-04
    days on market $136,500 Active 22 DOM
12. 2026-06-03
    days on market $136,500 Active 21 DOM
13. 2026-06-02
    days on market $136,500 Active 20 DOM
14. 2026-06-01
    days on market $136,500 Active 19 DOM
15. 2026-05-31
    days on market $136,500 Active 18 DOM
16. 2026-05-11
    listed $136,500 Active

    Show marketing remark (334 chars)

    3 bedroom , 1 bath bungalow featuring a full basement. This home offers comfortable living space, a functional layout, and plenty of storage. The full basement could be used for additional living space, a workshop, or extra storage. Appliances are included. Hardwood floors in main floor bedrooms. Covered front porch and central air.

17. 2026-05-11
    listed $136,500 Active 334-char remark

    Show marketing remark (334 chars)

    3 bedroom , 1 bath bungalow featuring a full basement. This home offers comfortable living space, a functional layout, and plenty of storage. The full basement could be used for additional living space, a workshop, or extra storage. Appliances are included. Hardwood floors in main floor bedrooms. Covered front porch and central air.

18. 2017-09-18
    soldstatus $70,000
19. 2017-08-23
    soldstatus $70,000 Sold 276-char remark

    Show marketing remark (276 chars)

    CUTE 3 BEDROOM BUNGALOW LOCATED IN QUIET LINCOLN PARK NEIGHBORHOOD. SPACIOUS LIVING ROOM. LARGE PRIVATE MASTER BEDROOM ON UPPER LEVEL. SOME HARDWOOD FLOORS. LARGE UNFINISHED BASEMENT HAS PLENTY OF STORAGE SPACE. COVERED FRONT PORCH. CENTRAL AIR. LAND CONTRACT TERMS AVAILABLE.

20. 2017-08-23
    soldstatus $70,000 Closed

    Show marketing remark (276 chars)

    CUTE 3 BEDROOM BUNGALOW LOCATED IN QUIET LINCOLN PARK NEIGHBORHOOD. SPACIOUS LIVING ROOM. LARGE PRIVATE MASTER BEDROOM ON UPPER LEVEL. SOME HARDWOOD FLOORS. LARGE UNFINISHED BASEMENT HAS PLENTY OF STORAGE SPACE. COVERED FRONT PORCH. CENTRAL AIR. LAND CONTRACT TERMS AVAILABLE.

21. 2017-07-25
    status Pending

    Show marketing remark (276 chars)

    CUTE 3 BEDROOM BUNGALOW LOCATED IN QUIET LINCOLN PARK NEIGHBORHOOD. SPACIOUS LIVING ROOM. LARGE PRIVATE MASTER BEDROOM ON UPPER LEVEL. SOME HARDWOOD FLOORS. LARGE UNFINISHED BASEMENT HAS PLENTY OF STORAGE SPACE. COVERED FRONT PORCH. CENTRAL AIR. LAND CONTRACT TERMS AVAILABLE.

22. 2017-07-25
    status Pending 276-char remark

    Show marketing remark (276 chars)

    CUTE 3 BEDROOM BUNGALOW LOCATED IN QUIET LINCOLN PARK NEIGHBORHOOD. SPACIOUS LIVING ROOM. LARGE PRIVATE MASTER BEDROOM ON UPPER LEVEL. SOME HARDWOOD FLOORS. LARGE UNFINISHED BASEMENT HAS PLENTY OF STORAGE SPACE. COVERED FRONT PORCH. CENTRAL AIR. LAND CONTRACT TERMS AVAILABLE.

23. 2017-06-22
    listed $68,900 Active

    Show marketing remark (276 chars)

    CUTE 3 BEDROOM BUNGALOW LOCATED IN QUIET LINCOLN PARK NEIGHBORHOOD. SPACIOUS LIVING ROOM. LARGE PRIVATE MASTER BEDROOM ON UPPER LEVEL. SOME HARDWOOD FLOORS. LARGE UNFINISHED BASEMENT HAS PLENTY OF STORAGE SPACE. COVERED FRONT PORCH. CENTRAL AIR. LAND CONTRACT TERMS AVAILABLE.

24. 2017-06-22
    listed $68,900 Active 276-char remark

    Show marketing remark (276 chars)

    CUTE 3 BEDROOM BUNGALOW LOCATED IN QUIET LINCOLN PARK NEIGHBORHOOD. SPACIOUS LIVING ROOM. LARGE PRIVATE MASTER BEDROOM ON UPPER LEVEL. SOME HARDWOOD FLOORS. LARGE UNFINISHED BASEMENT HAS PLENTY OF STORAGE SPACE. COVERED FRONT PORCH. CENTRAL AIR. LAND CONTRACT TERMS AVAILABLE.

25. 2009-10-14
    soldstatus $15,250
26. 2009-09-24
    historical
27. 2009-09-10
    listed $14,900
28. 2009-09-10
    listed $14,900
29. 2008-10-07
    historical
30. 2008-07-08
    historical
31. 2008-04-07
    listed $57,900
32. 2008-04-07
    listed $57,900
33. 2008-03-07
    historical
34. 2008-03-07
    historical
35. 2008-03-07
    historical
36. 2008-03-07
    historical
37. 2007-10-02
    listed $800
38. 2007-10-02
    listed $800
39. 2007-09-07
    listed $74,900
40. 2007-09-07
    listed $74,900
41. 2007-05-19
    historical
42. 2006-06-27
    historical
43. 2006-06-12
    listed $115,000
44. 2006-06-12
    listed $115,000
45. 1994-06-24
    soldstatus $44,900

ⓘ 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: $1,433 · $119/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$277/yr (+$23/mo · 19.3%)

ⓘ 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: $17,402
• − Mortgage interest: −$7,226
• − Property taxes: −$1,433
• − Insurance: −$645
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,753
• Taxable income: $1,561
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $3,177/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

+204.0% since first listed

30 events — show timeline

• 2026-05-11 Listed $136,500 MiRealSource-MiMLS
• 2026-05-11 Listed $136,500 REALCOMP
• 2017-09-18 Sold (Public Records) $70,000 Public Records
• 2017-08-23 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2017-08-23 Sold (MLS) $70,000 REALCOMP
• 2017-07-25 Pending — MiRealSource-MiMLS
• 2017-07-25 Pending — REALCOMP
• 2017-06-22 Listed $68,900 MiRealSource-MiMLS
• 2017-06-22 Listed $68,900 REALCOMP
• 2009-10-14 Sold (MLS) $15,250 REALCOMP
• 2009-09-24 Listing Removed — MiRealSource-MiMLS
• 2009-09-10 Listed $14,900 MiRealSource-MiMLS
• 2009-09-10 Listed $14,900 REALCOMP
• 2008-10-07 Listing Removed — MiRealSource-MiMLS
• 2008-07-08 Listing Removed — REALCOMP
• 2008-04-07 Listed $57,900 REALCOMP
• 2008-04-07 Listed $57,900 MiRealSource-MiMLS
• 2008-03-07 Listing Removed — MiRealSource-MiMLS
• 2008-03-07 Listing Removed — REALCOMP
• 2008-03-07 Listing Removed — MiRealSource-MiMLS
• 2008-03-07 Listing Removed — REALCOMP
• 2007-10-02 Listed $800 MiRealSource-MiMLS
• 2007-10-02 Listed $800 REALCOMP
• 2007-09-07 Listed $74,900 MiRealSource-MiMLS
• 2007-09-07 Listed $74,900 REALCOMP
• 2007-05-19 Listing Removed — MiRealSource-MiMLS
• 2006-06-27 Listing Removed — REALCOMP
• 2006-06-12 Listed $115,000 REALCOMP
• 2006-06-12 Listed $115,000 MiRealSource-MiMLS
• 1994-06-24 Sold (Public Records) $44,900 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,433 · -13.5% YoY. Source: county tax records.