37789 Joplin Dr Dr · Clinton, MI 48036

$39,900

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 69 Days on market

Built 2013 Fair condition 0.72 ac lot $38/sqft · 80% below area $995/mo HOA · 72% of rent

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Why this score? — see what drove the F 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.2/5.0
• Cash flow +0.2/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a perfect starter home for someone on a budget. In the famed Chippewa Valley Schools district and minutes from shopping dining and major roads making it ideal for commuting. Park has a community center as well as a pool and well kept grounds. The home features 3 bedrooms and 2 full size bathrooms. Ample laundry area as well as an open layout with plenty of natural light. Don’t miss out on this one. Schedule your viewing today!

Key facts

• Community center
• Well kept grounds
• Natural light

Tags

• COMMUNITY CENTER
• POOL
• WELL KEPT GROUNDS
• AMPLE LAUNDRY AREA
• OPEN LAYOUT
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $14k (65.0% below list).
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $14k (65.0% below list) — sets the bar for cash-flow.
• Cap rate 0.9% vs local median 3.3% in Clinton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $276 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.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($38k) 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.

Risks & watch-outs

• Watch-outs: HOA is 72% of rent.

Recommended offer $13,976 (65.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 3.46% ✓
• Cap rate: 0.90%
• Cash-on-cash: -19.24%
• DSCR: 0.14
• GRM: 2.4

CMA / ARV

• ARV (median comp): $204,120
• List price: $39,900
• Delta: -80.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37610 S Groesbeck Hwy	0.34mi	3/1.0	1,025 (-3%)	9mo	$180,000	$176	68
21404 Drexel St	0.50mi	3/1.0	1,040 (-2%)	6mo	$203,500	$196	65
37106 Farley St	0.57mi	3/1.0	1,040 (-2%)	3mo	$199,900	$192	64
20600 Harmony Drive Dr	0.14mi	3/2.0	1,120 (+6%)	23mo	$34,000	$30	64
21420 Hampton St	0.56mi	3/1.0	1,061 (+0%)	11mo	$220,000	$207	60
37856 Emery St	0.47mi	3/1.0	1,025 (-3%)	13mo	$197,500	$193	58
37939 Emery St	0.48mi	3/1.0	1,000 (-5%)	10mo	$170,000	$170	56
37619 Emery St	0.39mi	3/1.0	1,000 (-5%)	22mo	$200,000	$200	51
38128 Groesbeck Hwy	0.51mi	2/1.0 (-1)	1,000 (-5%)	13mo	$207,000	$207	48
21565 Ulrich st St	0.56mi	3/1.0	1,000 (-5%)	18mo	$204,000	$204	46
19904 N Great Oaks Cir	0.56mi	2/1.5 (-1)	1,000 (-5%)	22mo	$78,000	$78	40
37611 Mulberry St	0.73mi	3/1.0	1,000 (-5%)	19mo	$208,000	$208	37

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: -50.3%
• Equity multiple: -0.53×
• Total profit: $-17,077
• Equity at exit: $5,949

10-year hold

• IRR: -71.3%
• Equity multiple: -1.35×
• Total profit: $-26,307
• Equity at exit: $3,450

Cash invested: $11,172 (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 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): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$995
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-179

Break-even live

Break-even rent $1,609

Max offer price $13,976

Occupancy floor —

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: $9,975
• Closing costs: $1,197
• 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	0.39mi
36760 Farmbrook Dr Clinton Twp, MI	2.0–3.0	1.0–1.5	1000	$1,296	$1.30	1d	6	0.80mi
21613 Sunnyview St #14 Clinton Twp, MI	2.0	2.5	1209	$1,700	$1.41	1d	1	1.30mi
21641 Hillside Clinton Twp, MI	1.0–2.0	1.0	850	$1,250	$1.47	43d	3	1.35mi
21620 Hillside Dr Unit 1B Clinton Twp, MI	2.0	1.0	900	$1,225	$1.36	43d	1	1.36mi
21640 Hillside Dr Unit 2C Clinton Twp, MI	2.0	1.0	850	$950	$1.12	24d	1	1.36mi
35 S Groesbeck Hwy Mt Clemens, MI	1.0–2.0	1.0–1.5	1125	$2,050	$1.82	1d	1	1.50mi

HOA detail

• Monthly dues: $995 · $11,940/yr
• Likely covers: landscapingpool

Listing history 16 events

1. 2026-06-18
   days on market $39,900 Active 69 DOM
2. 2026-06-17
   days on market $39,900 Active 68 DOM
3. 2026-06-16
   days on market $39,900 Active 67 DOM
4. 2026-06-15
   days on market $39,900 Active 66 DOM
5. 2026-06-13
   days on market $39,900 Active 64 DOM
6. 2026-06-13
   days on market $39,900 Active 63 DOM
7. 2026-06-09
   days on market $39,900 Active 60 DOM
8. 2026-06-08
   days on market $39,900 Active 59 DOM
9. 2026-06-07
   days on market $39,900 Active 58 DOM
10. 2026-06-04
    days on market $39,900 Active 55 DOM
11. 2026-06-03
    days on market $39,900 Active 54 DOM
12. 2026-06-02
    days on market $39,900 Active 53 DOM
13. 2026-06-01
    days on market $39,900 Active 52 DOM
14. 2026-05-31
    days on market $39,900 Active 51 DOM
15. 2026-04-10
    listed $39,900 Active 444-char remark

    Show marketing remark (438 chars)

    This is a perfect starter home for someone on a budget. In the famed Chippewa Valley Schools district and minutes from shopping dining and major roads making it ideal for commuting. Park has a community center as well as a pool and well kept grounds. The home features 3 bedrooms and 2 full size bathrooms. Ample laundry area as well as an open layout with plenty of natural light. Don't miss out on this one. Schedule your viewing today!

16. 2026-04-10
    listed $39,900 Active 438-char remark

    Show marketing remark (438 chars)

    This is a perfect starter home for someone on a budget. In the famed Chippewa Valley Schools district and minutes from shopping dining and major roads making it ideal for commuting. Park has a community center as well as a pool and well kept grounds. The home features 3 bedrooms and 2 full size bathrooms. Ample laundry area as well as an open layout with plenty of natural light. Don't miss out on this one. Schedule your viewing today!

ⓘ 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: $16,581
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − HOA: −$11,940
• − Depreciation: −$1,161
• Taxable loss: −$2,206
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $-1,621/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its curb appeal and interior aesthetics, but is currently move-in ready.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpet — improves comfort and reduces maintenance
• Both repair exterior siding — enhances curb appeal and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpet — improves comfort and reduces maintenance ↑
• Both repair exterior siding — enhances curb appeal and structural integrity ↑

ⓘ 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

• 2026-04-10 Listed $39,900 REALCOMP
• 2026-04-10 Listed $39,900 MiRealSource-MiMLS