20642 Raleigh Dr · Clinton, MI 48036

$40,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 180 Days on market

Built 2014 Good condition $38/sqft · 89% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home! This meticulously maintained three-bedroom, two-bathroom manufactured home offers a perfect blend of comfort and style. Featuring newer flooring throughout, the inviting atmosphere sets the stage for relaxation. The well-equipped kitchen includes a fridge, stove, and dishwasher; complemented by ample cabinetry and a convenient bar area for casual dining. Located in a vibrant community, you'll enjoy fantastic amenities such as a refreshing pool, playground, and clubhouse—ideal for hosting gatherings and spending quality time with neighbors. Don’t miss this wonderful opportunity to make this house your home!

Key facts

• Newer flooring
• Ample cabinetry
• Refreshing pool

Tags

• NEWER FLOORING
• WELL-EQUIPPED KITCHEN
• AMPLE CABINETRY
• BAR AREA
• REFRESHING POOL
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.7% vs local median 3.3% in Clinton — 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 70/100 on livability (#315 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Chippewa Valley Schools (suburban): math 39% / reading 50% proficiency, ranked #133 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 116 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.45% ✓
• Cap rate: 30.75%
• Cash-on-cash: 87.33%
• DSCR: 4.89
• GRM: 2.4

CMA / ARV

• ARV (median comp): $21,199
• List price: $40,000
• Delta: 88.69%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20456 Harmony Dr	0.33mi	3/2.0	1,072 (+2%)	10mo	$20,500	$19	74

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 88.0%
• Equity multiple: 5.07×
• Total profit: $45,619
• Equity at exit: $5,964

10-year hold

• IRR: 91.1%
• Equity multiple: 10.58×
• Total profit: $107,342
• Equity at exit: $3,458

Cash invested: $11,200 (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 48036

• Home prices YoY: -29.2%
• Rents YoY: 3.1%
• Active inventory: 116
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $815

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 36%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20475 Foster Dr Clinton Twp, MI	3.0	2.0	1056	$1,229	$1.16	21d	1	0.20mi
37545 Charter Oaks Blvd Clinton Twp, MI	2.0	1.5	1110	$1,400	$1.26	43d	1	0.51mi
36760 Farmbrook Dr Clinton Twp, MI	2.0–3.0	1.0–1.5	1000	$1,296	$1.30	1d	6	0.92mi
35 S Groesbeck Hwy Mt Clemens, MI	1.0–2.0	1.0–1.5	1125	$2,050	$1.82	1d	1	1.37mi
21613 Sunnyview St #14 Clinton Twp, MI	2.0	2.5	1209	$1,700	$1.41	1d	1	1.42mi
21641 Hillside Clinton Twp, MI	1.0–2.0	1.0	850	$1,250	$1.47	43d	3	1.47mi
21620 Hillside Dr Unit 1B Clinton Twp, MI	2.0	1.0	900	$1,225	$1.36	43d	1	1.48mi
21640 Hillside Dr Unit 2C Clinton Twp, MI	2.0	1.0	850	$950	$1.12	24d	1	1.49mi

Listing history 10 events

1. 2026-06-09
   days on market $40,000 Active 180 DOM
2. 2026-06-08
   days on market $40,000 Active 179 DOM
3. 2026-06-07
   days on market $40,000 Active 178 DOM
4. 2026-06-04
   days on market $40,000 Active 175 DOM
5. 2026-06-03
   days on market $40,000 Active 174 DOM
6. 2026-06-02
   days on market $40,000 Active 173 DOM
7. 2026-06-01
   days on market $40,000 Active 172 DOM
8. 2026-05-31
   days on market $40,000 Active 171 DOM
9. 2025-12-11
   listed $40,000 Active 652-char remark

   Show marketing remark (640 chars)

   Welcome to your new home! This meticulously maintained three-bedroom, two-bathroom manufactured home offers a perfect blend of comfort and style. Featuring newer flooring throughout, the inviting atmosphere sets the stage for relaxation. The well-equipped kitchen includes a fridge, stove, and dishwasher; complemented by ample cabinetry and a convenient bar area for casual dining. Located in a vibrant community, you'll enjoy fantastic amenities such as a refreshing pool, playground, and clubhouse-ideal for hosting gatherings and spending quality time with neighbors. Don't miss this wonderful opportunity to make this house your home!

10. 2025-12-11
    listed $40,000 Active 640-char remark

    Show marketing remark (640 chars)

    Welcome to your new home! This meticulously maintained three-bedroom, two-bathroom manufactured home offers a perfect blend of comfort and style. Featuring newer flooring throughout, the inviting atmosphere sets the stage for relaxation. The well-equipped kitchen includes a fridge, stove, and dishwasher; complemented by ample cabinetry and a convenient bar area for casual dining. Located in a vibrant community, you'll enjoy fantastic amenities such as a refreshing pool, playground, and clubhouse-ideal for hosting gatherings and spending quality time with neighbors. Don't miss this wonderful opportunity to make this house your home!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,580
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$1,164
• Taxable income: $9,723
• Est. tax owed @ 24.0%: −$2,333
• After-tax cash flow: $7,447/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained manufactured home is in good condition with minor cosmetic updates needed to enhance its curb appeal and functionality.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replace worn-out light fixtures — Upgrading light fixtures can improve the home's curb appeal and functionality.
• Both Install new flooring in bathrooms — New flooring can significantly improve the home's appearance and functionality.
• Both Upgrade kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Landscaping and curb appeal improvements — Enhancing the landscaping can improve the home's curb appeal and overall value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace worn-out light fixtures — Upgrading light fixtures can improve the home's curb appeal and functionality. ↑
• Both Install new flooring in bathrooms — New flooring can significantly improve the home's appearance and functionality. ↑
• Both Upgrade kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Landscaping and curb appeal improvements — Enhancing the landscaping can improve the home's curb appeal and overall value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Chippewa Valley Schools
• NCES district ID: 2609570
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $64,964
• Composite: 39.61/100
• National rank: #3922
• State rank: #133 of 540 in MI

Livability — Clinton

• Score: 70/100
• State rank: #315
• US rank: #7703

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,538
• Household income: $70,071
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 514.0

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 21% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 13% Lithuanian 3% English 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.99%
• Current HPI: 270.9126
• Rent YoY: ▲ 3.12%
• 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

• 2025-12-11 Listed $40,000 REALCOMP
• 2025-12-11 Listed $40,000 MiRealSource-MiMLS