33 Parkview Ave · Mount Clemens, MI 48043

$83,700

3 bd · 2.0 ba · 1,720 sqft · SingleFamily public records · 70 Days on market

Built 1910 5,227 sqft lot

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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
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special or DIY Dream! This clean slate property offers outstanding potential in a prime location, just blocks from vibrant downtown Mt. Clemens, where you’ll find restaurants, bars, and shopping all within walking distance. Featuring 4 bedrooms, 2 baths, and 1,720 sq. ft. , this classic single-family home has separate meters in place for an easy multi family co-habitation. It needs a full rehab, making it ideal for investors or skilled renovators ready to bring their vision to life—whether as a beautifully restored residence or an income-producing rental. Recent city improvements include new water and sewer pipes installed in 2025, providing peace of mind and boosting long-term value. Highlights: • Prime location near downtown and riverfront (revitalization in progress) • Updated city infrastructure throughout downtown (2025) • Flexible layout would make great potential for shared living space• Strong potential for resale or rental income Bring your tools and creativity—this one’s ready for transformation!

Key facts

• Flexible layout
• Prime location
• Separate meters

Tags

• PRIME LOCATION
• SEPARATE METERS
• NEW WATER AND SEWER PIPES
• UPDATED CITY INFRASTRUCTURE
• FLEXIBLE LAYOUT
• STRONG POTENTIAL FOR RESALE

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: On-street parking; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story
• Construction: Vinyl siding; Stone foundation
• Exterior features: Front porch; City lot; Paved public road access; Lot approximately 61 x 120 (0.12 acre); Residential zoning

Interior

• Kitchen: Gas water heater
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Natural gas heating; Radiant heating; Steam heating; No central cooling
• Interior features: Entrance foyer; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $79k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 3.5% in Mount Clemens — 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 77/100 on livability (#120 in MI, #2,918 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime D+, amenities D+.
• Mount Clemens Community School District (suburban): math 4% / reading 11% proficiency, ranked #532 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.8%/yr); 66 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/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 $579 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 17y ago; this cycle's ask has dropped $14k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,678 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 D 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. 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.
8. 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.
9. 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: 2.00% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.95%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $209,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Gallup St	0.03mi	4/1.5 (+1)	1,728 (+0%)	5mo	$90,000	$52	87
165 Washington St	0.23mi	3/2.0	1,732 (+1%)	2mo	$212,000	$122	86
111 Scott Blvd	0.22mi	4/2.0 (+1)	1,612 (-6%)	1mo	$265,000	$164	74
40 Moser Pl	0.30mi	4/2.0 (+1)	1,593 (-7%)	1mo	$200,000	$126	68
43529 Medea Drive Dr	0.67mi	3/2.0	1,728 (+0%)	5mo	$30,000	$17	63
33 Ferrin Pl	0.28mi	3/1.0	1,525 (-11%)	2mo	$125,000	$82	62
59 Canfield Dr	0.57mi	3/2.0	1,826 (+6%)	2mo	$245,000	$134	62
95 High St	0.32mi	3/2.0	1,906 (+11%)	7mo	$260,000	$136	61
24 Eldredge St	0.59mi	3/2.0	1,800 (+5%)	8mo	$120,000	$67	58
193 Euclid St	0.47mi	2/1.5 (-1)	1,557 (-10%)	7mo	$181,000	$116	49
225 Euclid St	0.39mi	4/2.5 (+1)	1,949 (+13%)	8mo	$285,000	$146	46
220 Cass Ave	0.63mi	3/1.0	1,462 (-15%)	0mo	$165,000	$113	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 39.6%
• Equity multiple: 2.81×
• Total profit: $42,499
• Equity at exit: $12,480

10-year hold

• IRR: 48.3%
• Equity multiple: 6.89×
• Total profit: $138,077
• Equity at exit: $7,237

Cash invested: $23,436 (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 48043

• Rents YoY: 10.8%
• Active inventory: 66
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$439
• Tax est. 1.5%: −$105 /mo · $1,256/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $741

Break-even live

Break-even rent $732

Max offer price $83,700

Occupancy floor 51%

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: $20,925
• Closing costs: $2,511
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Ferrin Pl Mount Clemens, MI	3.0	1.0	1400	$1,700	$1.21	1d	1	0.28mi
121 Jones St Unit 1 Mt Clemens, MI	2.0	1.0	1080	$1,400	$1.30	1d	1	0.43mi
121 Jones St Unit 2 Mt Clemens, MI	2.0	1.0	1050	$1,600	$1.52	2d	1	0.43mi
15 Washington St Unit 2 Mt Clemens, MI	3.0	1.0	1396	$1,400	$1.00	43d	1	0.59mi
35 S Groesbeck Hwy Mt Clemens, MI	1.0–2.0	1.0–1.5	1125	$2,050	$1.82	1d	1	1.10mi
42510 Pinehurst Dr Clinton Twp, MI	3.0	2.5	1845	$2,600	$1.41	4d	1	1.14mi

Listing history 43 events

1. 2026-06-18
   days on market $83,700 Active 70 DOM
2. 2026-06-17
   days on market $83,700 Active 69 DOM
3. 2026-06-16
   days on market $83,700 Active 68 DOM
4. 2026-06-15
   days on market $83,700 Active 67 DOM
5. 2026-06-13
   days on market $83,700 Active 65 DOM
6. 2026-06-13
   days on market $83,700 Active 64 DOM
7. 2026-06-09
   days on market $83,700 Active 61 DOM
8. 2026-06-08
   days on market $83,700 Active 60 DOM
9. 2026-06-07
   days on market $83,700 Active 59 DOM
10. 2026-06-04
    days on market $83,700 Active 56 DOM
11. 2026-06-03
    days on market $83,700 Active 55 DOM
12. 2026-06-02
    days on market $83,700 Active 54 DOM
13. 2026-06-01
    days on market $83,700 Active 53 DOM
14. 2026-06-01
    pricestatus $83,700 Active 52 DOM
15. 2026-05-31
    days on market $87,900 Active Under Contract 52 DOM
16. 2026-05-01
    historical Active Under Contract

    Show marketing remark (1074 chars)

    Investor Special or DIY Dream! This clean slate property offers outstanding potential in a prime location, just blocks from vibrant downtown Mt. Clemens, where you’ll find restaurants, bars, and shopping all within walking distance. Featuring 4 bedrooms, 2 baths, and 1,720 sq. ft. , this classic single-family home has separate meters in place for an easy multi family co-habitation. It needs a full rehab, making it ideal for investors or skilled renovators ready to bring their vision to life—whether as a beautifully restored residence or an income-producing rental. Recent city improvements include new water and sewer pipes installed in 2025, providing peace of mind and boosting long-term value. Highlights: • Prime location near downtown and riverfront (revitalization in progress) • Updated city infrastructure throughout downtown (2025) • Flexible layout would make great potential for shared living space• Strong potential for resale or rental income Bring your tools and creativity—this one’s ready for transformation!

17. 2026-05-01
    historical Accepting Backup Offers 1074-char remark

    Show marketing remark (1074 chars)

    Investor Special or DIY Dream! This clean slate property offers outstanding potential in a prime location, just blocks from vibrant downtown Mt. Clemens, where you’ll find restaurants, bars, and shopping all within walking distance. Featuring 4 bedrooms, 2 baths, and 1,720 sq. ft. , this classic single-family home has separate meters in place for an easy multi family co-habitation. It needs a full rehab, making it ideal for investors or skilled renovators ready to bring their vision to life—whether as a beautifully restored residence or an income-producing rental. Recent city improvements include new water and sewer pipes installed in 2025, providing peace of mind and boosting long-term value. Highlights: • Prime location near downtown and riverfront (revitalization in progress) • Updated city infrastructure throughout downtown (2025) • Flexible layout would make great potential for shared living space• Strong potential for resale or rental income Bring your tools and creativity—this one’s ready for transformation!

18. 2026-04-21
    price $87,900 1074-char remark

    Show marketing remark (1074 chars)

    Investor Special or DIY Dream! This clean slate property offers outstanding potential in a prime location, just blocks from vibrant downtown Mt. Clemens, where you’ll find restaurants, bars, and shopping all within walking distance. Featuring 4 bedrooms, 2 baths, and 1,720 sq. ft. , this classic single-family home has separate meters in place for an easy multi family co-habitation. It needs a full rehab, making it ideal for investors or skilled renovators ready to bring their vision to life—whether as a beautifully restored residence or an income-producing rental. Recent city improvements include new water and sewer pipes installed in 2025, providing peace of mind and boosting long-term value. Highlights: • Prime location near downtown and riverfront (revitalization in progress) • Updated city infrastructure throughout downtown (2025) • Flexible layout would make great potential for shared living space• Strong potential for resale or rental income Bring your tools and creativity—this one’s ready for transformation!

19. 2026-04-20
    price $87,900
20. 2026-04-09
    listed $97,900 Active

    Show marketing remark (1074 chars)

    Investor Special or DIY Dream! This clean slate property offers outstanding potential in a prime location, just blocks from vibrant downtown Mt. Clemens, where you’ll find restaurants, bars, and shopping all within walking distance. Featuring 4 bedrooms, 2 baths, and 1,720 sq. ft. , this classic single-family home has separate meters in place for an easy multi family co-habitation. It needs a full rehab, making it ideal for investors or skilled renovators ready to bring their vision to life—whether as a beautifully restored residence or an income-producing rental. Recent city improvements include new water and sewer pipes installed in 2025, providing peace of mind and boosting long-term value. Highlights: • Prime location near downtown and riverfront (revitalization in progress) • Updated city infrastructure throughout downtown (2025) • Flexible layout would make great potential for shared living space• Strong potential for resale or rental income Bring your tools and creativity—this one’s ready for transformation!

21. 2026-04-09
    listed $97,900 Active 1074-char remark

    Show marketing remark (1074 chars)

    Investor Special or DIY Dream! This clean slate property offers outstanding potential in a prime location, just blocks from vibrant downtown Mt. Clemens, where you’ll find restaurants, bars, and shopping all within walking distance. Featuring 4 bedrooms, 2 baths, and 1,720 sq. ft. , this classic single-family home has separate meters in place for an easy multi family co-habitation. It needs a full rehab, making it ideal for investors or skilled renovators ready to bring their vision to life—whether as a beautifully restored residence or an income-producing rental. Recent city improvements include new water and sewer pipes installed in 2025, providing peace of mind and boosting long-term value. Highlights: • Prime location near downtown and riverfront (revitalization in progress) • Updated city infrastructure throughout downtown (2025) • Flexible layout would make great potential for shared living space• Strong potential for resale or rental income Bring your tools and creativity—this one’s ready for transformation!

22. 2025-11-09
    status Pending
23. 2025-11-09
    status Pending
24. 2025-11-08
    historical
25. 2025-11-06
    price $98,700
26. 2025-11-05
    price $98,700
27. 2025-11-03
    status Active
28. 2025-11-03
    status Back on Market
29. 2025-11-02
    historical Active Under Contract
30. 2025-11-02
    historical Accepting Backup Offers
31. 2025-10-15
    price $104,900
32. 2025-10-14
    price $104,900
33. 2025-10-04
    listed $109,900 Active
34. 2025-10-04
    listed $109,900 Active
35. 2019-12-06
    soldstatus $70,000 Closed
36. 2019-12-06
    soldstatus $70,000
37. 2019-11-26
    status Pending
38. 2019-10-31
    listed $80,000 Active
39. 2019-10-31
    listed $80,000
40. 2011-06-25
    historical
41. 2011-03-24
    listed $35,600
42. 2010-07-08
    historical
43. 2009-07-07
    listed $75,000

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

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 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,045
• − Mortgage interest: −$4,689
• − Property taxes: −$1,256
• − Insurance: −$418
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$2,435
• Taxable income: $8,041
• Est. tax owed @ 24.0%: −$1,930
• After-tax cash flow: $6,965/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: Mount Clemens Community School District
• NCES district ID: 2624690
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $36,632
• Composite: 6.25/100
• National rank: #10005
• State rank: #532 of 540 in MI

Livability — Mount Clemens

• Score: 77/100
• State rank: #120
• US rank: #2918

Category grades

Amenities D+ Commute A+ Cost of living A+ Crime D+ Employment D- Housing A+ Health & safety B- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Clemens, MI
• County: Macomb County · 638,552 people
• City population: 15,429
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 15,429
• Household income: $52,161
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 610.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 22% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -194.74%
• Current HPI: 260.7139
• Rent YoY: ▲ 10.82%
• 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

+17.2% since first listed

28 events — show timeline

• 2026-05-01 Contingent — REALCOMP
• 2026-05-01 Contingent — MiRealSource-MiMLS
• 2026-04-21 Price Changed $87,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $87,900 REALCOMP
• 2026-04-09 Listed $97,900 REALCOMP
• 2026-04-09 Listed $97,900 MiRealSource-MiMLS
• 2025-11-09 Pending — REALCOMP
• 2025-11-09 Pending — MiRealSource-MiMLS
• 2025-11-08 Listing Removed — MiRealSource-MiMLS
• 2025-11-06 Price Changed $98,700 MiRealSource-MiMLS
• 2025-11-05 Price Changed $98,700 REALCOMP
• 2025-11-03 Relisted — REALCOMP
• 2025-11-03 Relisted — MiRealSource-MiMLS
• 2025-11-02 Contingent — REALCOMP
• 2025-11-02 Contingent — MiRealSource-MiMLS
• 2025-10-15 Price Changed $104,900 MiRealSource-MiMLS
• 2025-10-14 Price Changed $104,900 REALCOMP
• 2025-10-04 Listed $109,900 MiRealSource-MiMLS
• 2025-10-04 Listed $109,900 REALCOMP
• 2019-12-06 Sold (MLS) $70,000 REALCOMP
• 2019-12-06 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2019-11-26 Pending — MiRealSource-MiMLS
• 2019-10-31 Listed $80,000 REALCOMP
• 2019-10-31 Listed $80,000 MiRealSource-MiMLS
• 2011-06-25 Listing Removed — MiRealSource-MiMLS
• 2011-03-24 Listed $35,600 MiRealSource-MiMLS
• 2010-07-08 Listing Removed — MiRealSource-MiMLS
• 2009-07-07 Listed $75,000 MiRealSource-MiMLS

Property tax history

+7.2%/yr

Latest (2025): $4,874 · +2.8% YoY. Source: county tax records.