22032 Elizabeth St · St. Clair Shores, MI 48080

$185,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 105 Days on market

Built 1952 5,663 sqft lot $165/sqft · 15% below area Est $217k · 15% under

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Why this score? — see what drove the D+ 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 +14.8/30.0
• ARV discount +14.1/15.0
• DSCR +4.5/10.0
• 1% rule +4.3/10.0
• 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

Your St. Clair Shores Sanctuary22032 Elizabeth St is a move-in ready 3-bedroom, 2-bathroom gem that perfectly captures the charm of St. Clair Shores. Offering ~1,120 sq. ft. of comfortable living space, this home is ideal for those seeking a functional layout in a vibrant, walkable community. Highlights:Inviting Interior: A sun-drenched living room with an open feel, perfect for relaxing or entertaining. Flexible Layout: Three good-sized bedrooms, and a second upper-level full bath that offers extra convenience and versatility. Outdoor Space: A manageable 5,663 sq. ft. lot--ideal for summer BBQs and gardening without the heavy yard work. Prime Location: Nestled in the South Lake School District, you're just minutes from the Nautical Mile's premier dining and lakefront parks. With easy access to I-94 and local amenities, this home offers the ultimate blend of suburban peace and convenience.

Key facts

• Manageable lot
• 5,663 sq ft lot
• Built 1952

Tags

• SUN-DRENCHED LIVING ROOM
• UPPER-LEVEL FULL BATH
• MANAGEABLE LOT
• MINUTES FROM NAUTICAL MILE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $49 ($590/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (7.0% below list).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 D — 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; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 31% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $6k 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 105 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 21y 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 $36k; list at $185k implies a 414% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.93% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

• ARV (median comp): $216,798
• List price: $185,000
• Delta: -14.67%
• 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
22118 Elizabeth St	0.04mi	3/1.0	1,071 (-4%)	1mo	$124,900	$117	86
22417 Maxine St	0.23mi	3/1.0	1,100 (-2%)	2mo	$173,900	$158	81
21910 Englehardt St	0.11mi	2/1.0 (-1)	1,071 (-4%)	1mo	$242,000	$226	78
22425 Sunnyside St	0.43mi	3/2.0	1,100 (-2%)	0mo	$249,000	$226	77
21910 Elizabeth St	0.09mi	2/1.5 (-1)	984 (-12%)	1mo	$191,000	$194	68
21734 Colony St	0.32mi	3/1.5	1,007 (-10%)	1mo	$199,305	$198	66
22401 Gaukler St	0.25mi	2/1.0 (-1)	988 (-12%)	1mo	$170,000	$172	59
22679 Oconnor St	0.50mi	3/2.0	1,000 (-11%)	2mo	$197,000	$197	58
21520 Harper Lake Ave	0.73mi	2/1.0 (-1)	1,117 (-0%)	2mo	$130,000	$116	55
22150 Mauer St	0.56mi	3/1.5	1,229 (+10%)	1mo	$238,000	$194	55
20625 Avalon St	0.57mi	3/1.0	1,000 (-11%)	1mo	$161,445	$161	51
21712 Lakeview St	0.54mi	3/1.0	986 (-12%)	1mo	$116,000	$118	50

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-26,804
• Equity at exit: $27,584

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-19,127
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$970
• Tax from tax record: −$262 /mo · $3,149/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $49

Break-even live

Break-even rent $1,658

Max offer price $185,000

Occupancy floor 92%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	3d	1	0.12mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	11d	1	0.24mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	44d	1	0.33mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	2d	1	0.44mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	44d	1	0.44mi
23124 Grove St Saint Clair Shores, MI	3.0	1.0	1129	$2,000	$1.77	2d	1	0.57mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	44d	1	0.92mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	10d	1	0.99mi
24000 Jefferson Ave Unit 218 St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	44d	1	1.01mi
218 Riviera Dr St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	44d	1	1.04mi
401 Northshore Dr St Clair Shores, MI	2.0	1.0–1.5	970	$1,554	$1.60	2d	4	1.10mi
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	44d	1	1.17mi
20270 Hollywood St Harper Woods, MI	3.0	1.0	1228	$1,650	$1.34	2d	1	1.20mi
1150 Anita Ave Grosse Pointe Woods, MI	3.0	1.5	1129	$2,600	$2.30	10d	1	1.32mi
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,300	$1.86	5d	1	1.33mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	24d	1	1.36mi
22464 Beach St Saint Clair Shores, MI	2.0	1.5	1316	$2,300	$1.75	2d	1	1.46mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,671	$1.72	2d	12	1.50mi

Listing history 50 events

1. 2026-06-18
   days on market $185,000 Active 105 DOM
2. 2026-06-17
   days on market $185,000 Active 104 DOM
3. 2026-06-16
   days on market $185,000 Active 103 DOM
4. 2026-06-15
   days on market $185,000 Active 102 DOM
5. 2026-06-13
   days on market $185,000 Active 100 DOM
6. 2026-06-13
   pricedays on market $185,000 Active 99 DOM
7. 2026-06-09
   days on market $190,000 Active 96 DOM
8. 2026-06-08
   days on market $190,000 Active 95 DOM
9. 2026-06-07
   days on market $190,000 Active 94 DOM
10. 2026-06-04
    days on market $190,000 Active 91 DOM
11. 2026-06-03
    days on market $190,000 Active 90 DOM
12. 2026-06-02
    days on market $190,000 Active 89 DOM
13. 2026-06-01
    days on market $190,000 Active 88 DOM
14. 2026-05-31
    days on market $190,000 Active 87 DOM
15. 2026-03-05
    listed $190,000 Active 903-char remark

    Show marketing remark (924 chars)

    Your St. Clair Shores Sanctuary 22032 Elizabeth St is a move-in ready 3-bedroom, 2-bathroom gem that perfectly captures the charm of St. Clair Shores. Offering ~1,120 sq. ft. of comfortable living space, this home is ideal for those seeking a functional layout in a vibrant, walkable community. Highlights: Inviting Interior: A sun-drenched living room with an open feel, perfect for relaxing or entertaining. Flexible Layout: Three good-sized bedrooms, and a second upper-level full bath that offers extra convenience and versatility. Outdoor Space: A manageable 5,663 sq. ft. lot--ideal for summer BBQs and gardening without the heavy yard work. Prime Location: Nestled in the South Lake School District, you're just minutes from the Nautical Mile's premier dining and lakefront parks. With easy access to I-94 and local amenities, this home offers the ultimate blend of suburban peace and convenience.

16. 2026-03-05
    listed $190,000 Active 924-char remark

    Show marketing remark (924 chars)

    Your St. Clair Shores Sanctuary 22032 Elizabeth St is a move-in ready 3-bedroom, 2-bathroom gem that perfectly captures the charm of St. Clair Shores. Offering ~1,120 sq. ft. of comfortable living space, this home is ideal for those seeking a functional layout in a vibrant, walkable community. Highlights: Inviting Interior: A sun-drenched living room with an open feel, perfect for relaxing or entertaining. Flexible Layout: Three good-sized bedrooms, and a second upper-level full bath that offers extra convenience and versatility. Outdoor Space: A manageable 5,663 sq. ft. lot--ideal for summer BBQs and gardening without the heavy yard work. Prime Location: Nestled in the South Lake School District, you're just minutes from the Nautical Mile's premier dining and lakefront parks. With easy access to I-94 and local amenities, this home offers the ultimate blend of suburban peace and convenience.

17. 2026-03-05
    listed $190,000 Active

    Show marketing remark (924 chars)

    Your St. Clair Shores Sanctuary 22032 Elizabeth St is a move-in ready 3-bedroom, 2-bathroom gem that perfectly captures the charm of St. Clair Shores. Offering ~1,120 sq. ft. of comfortable living space, this home is ideal for those seeking a functional layout in a vibrant, walkable community. Highlights: Inviting Interior: A sun-drenched living room with an open feel, perfect for relaxing or entertaining. Flexible Layout: Three good-sized bedrooms, and a second upper-level full bath that offers extra convenience and versatility. Outdoor Space: A manageable 5,663 sq. ft. lot--ideal for summer BBQs and gardening without the heavy yard work. Prime Location: Nestled in the South Lake School District, you're just minutes from the Nautical Mile's premier dining and lakefront parks. With easy access to I-94 and local amenities, this home offers the ultimate blend of suburban peace and convenience.

18. 2023-01-01
    historical
19. 2022-12-31
    historical
20. 2022-10-21
    price $167,000
21. 2022-10-21
    price $167,000
22. 2022-04-20
    status Active
23. 2022-04-20
    status Active
24. 2022-03-28
    status Pending
25. 2022-03-28
    status Pending
26. 2022-03-23
    price $172,000
27. 2022-03-23
    price $172,000
28. 2022-01-06
    price $177,400
29. 2022-01-06
    price $177,400
30. 2021-12-15
    price $177,900
31. 2021-12-14
    price $177,900
32. 2021-11-10
    price $185,900
33. 2021-11-10
    price $185,900
34. 2021-10-18
    historical
35. 2021-10-18
    historical
36. 2021-09-09
    listed $199,000 Active
37. 2021-09-09
    listed $199,000 Active
38. 2021-09-09
    listed $199,000 Active
39. 2021-09-09
    listed $199,000 Active
40. 2015-08-07
    historical
41. 2015-06-29
    listed $825
42. 2014-12-29
    historical
43. 2014-09-17
    listed $850
44. 2014-06-24
    soldstatus $36,000
45. 2014-06-24
    soldstatus $36,000
46. 2014-06-24
    soldstatus $36,000
47. 2014-06-02
    historical
48. 2014-05-28
    listed $37,900
49. 2014-05-28
    listed $37,900
50. 2014-05-28
    listed $37,900

ⓘ 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: $3,149 · $262/mo
• Projected year-2 tax: $3,149 · $262/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,640
• − Mortgage interest: −$10,363
• − Property taxes: −$3,149
• − Insurance: −$925
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$5,382
• Taxable loss: −$2,481
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $1,185/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

+493.8% since first listed

55 events — show timeline

• 2026-03-05 Listed $190,000 MiRealSource-MiMLS
• 2026-03-05 Listed $190,000 SW Michigan MLS
• 2026-03-05 Listed $190,000 REALCOMP
• 2023-01-01 Listing Removed — MiRealSource-MiMLS
• 2022-12-31 Listing Removed — REALCOMP
• 2022-10-21 Price Changed $167,000 MiRealSource-MiMLS
• 2022-10-21 Price Changed $167,000 REALCOMP
• 2022-04-20 Relisted — MiRealSource-MiMLS
• 2022-04-20 Relisted — REALCOMP
• 2022-03-28 Pending — MiRealSource-MiMLS
• 2022-03-28 Pending — REALCOMP
• 2022-03-23 Price Changed $172,000 MiRealSource-MiMLS
• 2022-03-23 Price Changed $172,000 REALCOMP
• 2022-01-06 Price Changed $177,400 MiRealSource-MiMLS
• 2022-01-06 Price Changed $177,400 REALCOMP
• 2021-12-15 Price Changed $177,900 MiRealSource-MiMLS
• 2021-12-14 Price Changed $177,900 REALCOMP
• 2021-11-10 Price Changed $185,900 MiRealSource-MiMLS
• 2021-11-10 Price Changed $185,900 REALCOMP
• 2021-10-18 Listing Removed — REALCOMP
• 2021-10-18 Listing Removed — MiRealSource-MiMLS
• 2021-09-09 Listed $199,000 MiRealSource-MiMLS
• 2021-09-09 Listed $199,000 MiRealSource-MiMLS
• 2021-09-09 Listed $199,000 REALCOMP
• 2021-09-09 Listed $199,000 REALCOMP
• 2015-08-07 Listing Removed — MiRealSource-MiMLS
• 2015-06-29 Listed $825 MiRealSource-MiMLS
• 2014-12-29 Listing Removed — MiRealSource-MiMLS
• 2014-09-17 Listed $850 MiRealSource-MiMLS
• 2014-06-24 Sold (MLS) $36,000 MiRealSource-MiMLS
• 2014-06-24 Sold (MLS) $36,000 REALCOMP
• 2014-06-24 Sold (MLS) $36,000 MiRealSource-MiMLS
• 2014-06-02 Listing Removed — MiRealSource-MiMLS
• 2014-05-28 Listed $37,900 MiRealSource-MiMLS
• 2014-05-28 Listed $37,900 REALCOMP
• 2014-05-28 Listed $37,900 MiRealSource-MiMLS
• 2014-02-19 Sold (MLS) $23,000 REALCOMP
• 2014-02-19 Sold (MLS) $23,000 MiRealSource-MiMLS
• 2014-01-24 Listing Removed — MiRealSource-MiMLS
• 2013-09-16 Listed $39,900 REALCOMP
• 2013-09-16 Listed $35,000 MiRealSource-MiMLS
• 2007-03-08 Sold (MLS) $71,000 MiRealSource-MiMLS
• 2006-12-29 Listing Removed — MiRealSource-MiMLS
• 2006-11-22 Listed $99,900 MiRealSource-MiMLS
• 2006-04-20 Listing Removed — MiRealSource-MiMLS
• 2006-03-17 Listing Removed — MiRealSource-MiMLS
• 2006-03-17 Listed $81,900 MiRealSource-MiMLS
• 2005-12-20 Listed $81,900 MiRealSource-MiMLS
• 2005-10-28 Listing Removed — MiRealSource-MiMLS
• 2005-07-28 Listed $81,900 MiRealSource-MiMLS
• 2005-06-30 Listing Removed — MiRealSource-MiMLS
• 2005-05-08 Listed $86,900 MiRealSource-MiMLS
• 1991-07-17 Sold (Public Records) $53,000 Public Records
• 1990-06-04 Sold (Public Records) $49,000 Public Records
• 1987-06-30 Sold (Public Records) $32,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $3,149 · +4.8% YoY. Source: county tax records.