19800 Parkside St · St. Clair Shores, MI 48080

$100,000

3 bd · 1.0 ba · 766 sqft · SingleFamily public records · 19 Days on market

Built 1927 3,920 sqft lot $131/sqft · 16% below area Est $119k · 16% under

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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
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE VALUE! Welcome to 19800 Parkside in the heart of St. Clair Shores! This newly vacant home sits on a * * double lot (two separate lots) * * and offers the perfect blend of comfort and convenience. It features spacious living areas filled with natural light and a functional layout ideal for both everyday living and entertaining. The inviting kitchen provides ample cabinet and counter space, flowing seamlessly into a comfortable living room. A huge backyard offers plenty of room to relax, garden, or host summer get-togethers. Located just minutes from Lake St. Clair, local parks, marinas, shopping, and dining, this home is a fantastic opportunity to enjoy everything this vibrant lakeside community has to offer. There are potential foundation issues (floors are uneven) and a small crawl space. The home is priced accordingly.

Key facts

• Inviting kitchen
• Double lot
• Huge backyard

Tags

• DOUBLE LOT
• HUGE BACKYARD
• INVITING KITCHEN
• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• MINUTES FROM LAKE ST. CLAIR

Property features AI

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.09 acres (35 x 113)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Seven total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 4.2% in St. Clair Shores — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• South Lake Schools (suburban): math 11% / reading 26% proficiency, ranked #470 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 161 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 31 sale attempts since 32y ago 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.
• Current owner paid $32k; list at $100k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.64% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.95%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $119,230
• List price: $100,000
• Delta: -16.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20040 E 8 Mile Rd	0.15mi	2/1.0 (-1)	792 (+3%)	12mo	$159,000	$201	72
20488 Hollywood St	0.29mi	2/1.0 (-1)	756 (-1%)	17mo	$90,000	$119	65
20518 W Hollywood St S	0.32mi	2/1.0 (-1)	750 (-2%)	18mo	$42,500	$57	61
19605 Parkside St	0.09mi	2/1.0 (-1)	843 (+10%)	21mo	$165,000	$196	57
20380 Hollywood St	0.24mi	2/1.5 (-1)	709 (-7%)	17mo	$107,000	$151	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.80×
• Total profit: $22,384
• Equity at exit: $14,910

10-year hold

• IRR: 27.9%
• Equity multiple: 3.47×
• Total profit: $69,250
• Equity at exit: $8,646

Cash invested: $28,000 (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 48080

• Active inventory: 161
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$524
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $605

Break-even live

Break-even rent $876

Max offer price $100,000

Occupancy floor 58%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,671	$1.72	2d	12	0.34mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	17d	1	0.70mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	44d	1	0.72mi
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	44d	1	0.90mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	10d	1	0.90mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	44d	1	1.01mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	11d	1	1.10mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	24d	1	1.12mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	3d	1	1.23mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	15d	1	1.41mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	1.42mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	24d	1	1.48mi

Listing history 50 events

1. 2026-06-02
   statusdays on market $100,000 Pending 19 DOM

   Show marketing remark (841 chars)

   HUGE VALUE! Welcome to 19800 Parkside in the heart of St. Clair Shores! This newly vacant home sits on a * * double lot (two separate lots) * * and offers the perfect blend of comfort and convenience. It features spacious living areas filled with natural light and a functional layout ideal for both everyday living and entertaining. The inviting kitchen provides ample cabinet and counter space, flowing seamlessly into a comfortable living room. A huge backyard offers plenty of room to relax, garden, or host summer get-togethers. Located just minutes from Lake St. Clair, local parks, marinas, shopping, and dining, this home is a fantastic opportunity to enjoy everything this vibrant lakeside community has to offer. There are potential foundation issues (floors are uneven) and a small crawl space. The home is priced accordingly.

2. 2026-06-01
   days on market $100,000 Active 18 DOM
3. 2026-05-31
   days on market $100,000 Active 17 DOM
4. 2026-05-14
   listed $100,000 Active 841-char remark

   Show marketing remark (841 chars)

   HUGE VALUE! Welcome to 19800 Parkside in the heart of St. Clair Shores! This newly vacant home sits on a * * double lot (two separate lots) * * and offers the perfect blend of comfort and convenience. It features spacious living areas filled with natural light and a functional layout ideal for both everyday living and entertaining. The inviting kitchen provides ample cabinet and counter space, flowing seamlessly into a comfortable living room. A huge backyard offers plenty of room to relax, garden, or host summer get-togethers. Located just minutes from Lake St. Clair, local parks, marinas, shopping, and dining, this home is a fantastic opportunity to enjoy everything this vibrant lakeside community has to offer. There are potential foundation issues (floors are uneven) and a small crawl space. The home is priced accordingly.

5. 2026-05-14
   listed $100,000 Active 841-char remark

   Show marketing remark (841 chars)

   HUGE VALUE! Welcome to 19800 Parkside in the heart of St. Clair Shores! This newly vacant home sits on a * * double lot (two separate lots) * * and offers the perfect blend of comfort and convenience. It features spacious living areas filled with natural light and a functional layout ideal for both everyday living and entertaining. The inviting kitchen provides ample cabinet and counter space, flowing seamlessly into a comfortable living room. A huge backyard offers plenty of room to relax, garden, or host summer get-togethers. Located just minutes from Lake St. Clair, local parks, marinas, shopping, and dining, this home is a fantastic opportunity to enjoy everything this vibrant lakeside community has to offer. There are potential foundation issues (floors are uneven) and a small crawl space. The home is priced accordingly.

6. 2026-05-12
   historical
7. 2026-05-12
   historical
8. 2026-03-18
   status Active
9. 2026-03-18
   status Active
10. 2026-03-05
    historical Accepting Backup Offers
11. 2026-03-05
    historical Active Under Contract
12. 2026-02-12
    listed $129,150 Active
13. 2026-02-12
    listed $129,150 Active
14. 2024-07-11
    historical $1,150
15. 2024-07-04
    listed $1,150
16. 2018-11-26
    historical
17. 2018-11-26
    historical
18. 2018-10-19
    status Back on Market
19. 2018-10-09
    status Pending
20. 2018-08-15
    listed $65,000 Active
21. 2018-08-15
    listed $65,000
22. 2018-04-06
    historical
23. 2018-04-06
    historical
24. 2018-02-06
    listed $56,500 Active
25. 2018-02-06
    listed $56,500 Active
26. 2016-06-06
    historical
27. 2016-06-06
    historical
28. 2016-02-22
    listed $72,900
29. 2016-02-22
    listed $72,900
30. 2015-09-22
    soldstatus $32,000
31. 2015-09-11
    soldstatus $32,000 Sold
32. 2015-09-11
    soldstatus $32,000 Closed
33. 2015-08-20
    historical
34. 2015-08-20
    status Pending
35. 2015-07-28
    price $30,000
36. 2015-07-27
    price $30,000
37. 2015-05-16
    status Back on Market
38. 2015-05-16
    status Active
39. 2015-05-12
    historical
40. 2015-05-07
    status Pending
41. 2015-05-04
    price $34,000
42. 2015-04-28
    price $37,500
43. 2015-04-27
    price $37,500
44. 2015-04-14
    price $40,000
45. 2015-04-13
    price $40,000
46. 2015-03-13
    price $44,900
47. 2015-03-13
    price $44,900
48. 2015-03-06
    listed $49,900 Active
49. 2015-03-06
    listed $49,900 Active
50. 2014-04-18
    soldstatus $30,000

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $1,527 · $127/mo
• Expected delta: +$13/yr (+$1/mo · 0.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,712
• − Mortgage interest: −$5,602
• − Property taxes: −$1,514
• − Insurance: −$500
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$2,909
• Taxable income: $6,033
• Est. tax owed @ 24.0%: −$1,448
• After-tax cash flow: $5,818/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: South Lake Schools
• NCES district ID: 2632220
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $51,594
• Composite: 16.76/100
• National rank: #9159
• State rank: #470 of 540 in MI

Livability — St. Clair Shores

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Clair Shores, MI
• County: Macomb County · 638,552 people
• City population: 58,217
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 21,561
• Household income: $66,986
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 530.0

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 (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 14% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Other Indo-European 3% 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: ▼ -236.99%
• Current HPI: 231.507
• Rent YoY: —
• 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

+72.7% since first listed

82 events — show timeline

• 2026-06-02 Pending — MiRealSource-MiMLS
• 2026-06-02 Pending — REALCOMP
• 2026-05-14 Listed $100,000 REALCOMP
• 2026-05-14 Listed $100,000 MiRealSource-MiMLS
• 2026-05-12 Listing Removed — MiRealSource-MiMLS
• 2026-05-12 Listing Removed — REALCOMP
• 2026-03-18 Relisted — MiRealSource-MiMLS
• 2026-03-18 Relisted — REALCOMP
• 2026-03-05 Contingent — MiRealSource-MiMLS
• 2026-03-05 Contingent — REALCOMP
• 2026-02-12 Listed $129,150 MiRealSource-MiMLS
• 2026-02-12 Listed $129,150 REALCOMP
• 2024-07-11 Rental Removed $1,150 REALCOMP
• 2024-07-04 Listed for Rent $1,150 REALCOMP
• 2018-11-26 Listing Removed — MiRealSource-MiMLS
• 2018-11-26 Listing Removed — REALCOMP
• 2018-10-19 Relisted — MiRealSource-MiMLS
• 2018-10-09 Pending — MiRealSource-MiMLS
• 2018-08-15 Listed $65,000 MiRealSource-MiMLS
• 2018-08-15 Listed $65,000 REALCOMP
• 2018-04-06 Listing Removed — REALCOMP
• 2018-04-06 Listing Removed — MiRealSource-MiMLS
• 2018-02-06 Listed $56,500 MiRealSource-MiMLS
• 2018-02-06 Listed $56,500 REALCOMP
• 2016-06-06 Listing Removed — MiRealSource-MiMLS
• 2016-06-06 Listing Removed — REALCOMP
• 2016-02-22 Listed $72,900 MiRealSource-MiMLS
• 2016-02-22 Listed $72,900 REALCOMP
• 2015-09-22 Sold (Public Records) $32,000 Public Records
• 2015-09-11 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2015-09-11 Sold (MLS) $32,000 REALCOMP
• 2015-08-20 Listing Removed — REALCOMP
• 2015-08-20 Pending — MiRealSource-MiMLS
• 2015-07-28 Price Changed $30,000 MiRealSource-MiMLS
• 2015-07-27 Price Changed $30,000 REALCOMP
• 2015-05-16 Relisted — MiRealSource-MiMLS
• 2015-05-16 Relisted — REALCOMP
• 2015-05-12 Listing Removed — REALCOMP
• 2015-05-07 Pending — MiRealSource-MiMLS
• 2015-05-04 Price Changed $34,000 MiRealSource-MiMLS
• 2015-04-28 Price Changed $37,500 MiRealSource-MiMLS
• 2015-04-27 Price Changed $37,500 REALCOMP
• 2015-04-14 Price Changed $40,000 MiRealSource-MiMLS
• 2015-04-13 Price Changed $40,000 REALCOMP
• 2015-03-13 Price Changed $44,900 MiRealSource-MiMLS
• 2015-03-13 Price Changed $44,900 REALCOMP
• 2015-03-06 Listed $49,900 REALCOMP
• 2015-03-06 Listed $49,900 MiRealSource-MiMLS
• 2014-04-18 Sold (Public Records) $30,000 Public Records
• 2014-04-15 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2014-04-15 Sold (MLS) $30,000 REALCOMP
• 2014-01-29 Listing Removed — MiRealSource-MiMLS
• 2014-01-21 Sold (Public Records) $12,000 Public Records
• 2013-12-31 Listed $30,000 REALCOMP
• 2013-12-30 Listing Removed — REALCOMP
• 2013-12-30 Listed $30,000 MiRealSource-MiMLS
• 2013-12-05 Listing Removed — MiRealSource-MiMLS
• 2013-11-12 Listing Removed — MiRealSource-MiMLS
• 2013-11-08 Listed $37,900 MiRealSource-MiMLS
• 2013-11-04 Listed $37,900 REALCOMP
• 2013-09-05 Listing Removed — REALCOMP
• 2013-09-05 Listing Removed — MiRealSource-MiMLS
• 2013-06-07 Listed $35,000 REALCOMP
• 2013-06-07 Listed $35,000 MiRealSource-MiMLS
• 2013-06-07 Listed $37,900 MiRealSource-MiMLS
• 2012-11-01 Listing Removed — MiRealSource-MiMLS
• 2012-10-31 Listing Removed — REALCOMP
• 2012-08-28 Sold (Public Records) $75,691 Public Records
• 2012-06-28 Listed $44,900 REALCOMP
• 2012-06-28 Listed $44,900 MiRealSource-MiMLS
• 2006-08-16 Listing Removed — MiRealSource-MiMLS
• 2006-05-24 Listed $99,900 MiRealSource-MiMLS
• 2005-11-09 Listing Removed — MiRealSource-MiMLS
• 2005-10-26 Listed $109,900 MiRealSource-MiMLS
• 2004-12-30 Listing Removed — MiRealSource-MiMLS
• 2004-07-21 Listed $99,900 MiRealSource-MiMLS
• 1999-04-16 Sold (Public Records) $70,214 Public Records
• 1996-05-28 Sold (Public Records) $65,500 Public Records
• 1994-12-07 Sold (Public Records) $57,000 Public Records
• 1994-11-23 Listing Removed — MiRealSource-MiMLS
• 1994-11-22 Sold (MLS) $57,000 MiRealSource-MiMLS
• 1994-09-02 Listed $57,900 MiRealSource-MiMLS

Property tax history

+4.4%/yr

Latest (2025): $1,514 · +4.8% YoY. Source: county tax records.