425 Riviera Dr · St. Clair Shores, MI 48080

$125,000

2 bd · 2.0 ba · 925 sqft · Condo · 36 Days on market

Built 1969 Good condition $135/sqft · 7% above area Est $117k · 7% over $418/mo HOA · 25% of rent

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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 +14.4/30.0
• 1% rule +8.2/10.0
• DSCR +4.4/10.0
• ARV discount +4.3/15.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Garden-Level Condo Near the Nautical Mile! Welcome to this delightful 2-bedroom garden-level condo offering comfort, convenience, and community living. Located just steps from the vibrant Nautical Mile, enjoy easy access to waterfront dining, boutique shopping, and seasonal events - all within walking distance. Inside, you'll find newer appliances and a well-designed layout perfect for relaxing or entertaining. The unit includes covered parking and access to a host of amenities: a sparkling swimming pool, workout center, and a spacious clubhouse ideal for hosting parties or gatherings. Individual storage space provided. Water and heat are included in the HOA fee, making budgeting a breeze. HOA fee of $418.00 covers water, heat, exterior maintenance, garbage pick-up, landscaping, snow removal and all the amenities. Riviera Terrace is in a perfect location and close to everything: hospitals, shopping, entertainment, Whether you're downsizing, investing, or simply seeking a low-maintenance lifestyle near the lake, this condo checks all the boxes. Some photos digitally enhanced. HOA is considering enhancing HVAC systems.

Key facts

• Garden-level condo
• Workout center
• Spacious clubhouse

Tags

• GARDEN-LEVEL CONDO
• SPARKLING SWIMMING POOL
• WORKOUT CENTER
• SPACIOUS CLUBHOUSE
• INDIVIDUAL STORAGE SPACE

Property features AI

Finance

• Other: Community in-ground pool (community amenity); Cats allowed
• HOA & community: Homeowners association with monthly fee; HOA fee covers water, trash, snow removal and grounds maintenance; Monthly association fee

Exterior

• Parking: Covered parking; Parking lot; Carport; Assigned parking; No garage
• Utilities: Underground utilities; Public sewer; Sewer available; Other water source
• Home design: Condominium; Single-level; Lower-level entry with steps; Residential property
• Construction: Brick and asphalt construction materials; Asphalt/other roof; Slab foundation; Built for occupancy with 925 above-grade finished area
• Exterior features: Balcony; Paved road access

Interior

• Kitchen: Built-in electric oven; Electric cooktop; Dishwasher; Disposal; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Built-in electric oven; Dishwasher; Disposal; Electric cooktop; Microwave; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $26 ($315/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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; 13 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 36 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 28y 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 $74k; list at $125k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 6.3

CMA / ARV

• ARV (median comp): $116,653
• List price: $125,000
• Delta: 7.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-18,300
• Equity at exit: $18,638

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-12,635
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$418
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $26

Break-even live

Break-even rent $1,623

Max offer price $125,000

Occupancy floor 93%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Riviera Dr St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	44d	1	0.14mi
24000 Jefferson Ave Unit 218 St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	44d	1	0.16mi
401 Northshore Dr St Clair Shores, MI	2.0	1.0–1.5	970	$1,554	$1.60	2d	4	0.42mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	2d	1	0.67mi
23742 Greater Mack Ave St Clair Shores, MI	1.0	1.0	850	$1,700	$2.00	2d	1	0.72mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	44d	1	0.77mi
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,300	$1.86	5d	1	0.80mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	3d	1	1.08mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	11d	1	1.23mi
21601 E 10 Mile Rd St Clair Shores, MI	1.0	1.0	750	$985	$1.31	24d	1	1.34mi
21633 Greater Mack Ave St Clair Shores, MI	1.0	1.0	990	$1,212	$1.22	2d	1	1.39mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	44d	1	1.44mi
22843 Grove St #47 Saint Clair Shores, MI	1.0	1.0	700	$1,100	$1.57	20d	1	1.45mi

HOA detail condo

• Monthly dues: $418 · $5,016/yr
• Likely covers: watertrashlandscapingsnow removalexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $125,000 Active 36 DOM
2. 2026-06-17
   days on market $125,000 Active 35 DOM
3. 2026-06-16
   days on market $125,000 Active 34 DOM
4. 2026-06-15
   days on market $125,000 Active 33 DOM
5. 2026-06-13
   days on market $125,000 Active 31 DOM
6. 2026-06-13
   days on market $125,000 Active 30 DOM
7. 2026-06-09
   days on market $125,000 Active 27 DOM
8. 2026-06-08
   days on market $125,000 Active 26 DOM
9. 2026-06-07
   days on market $125,000 Active 25 DOM
10. 2026-06-04
    pricedays on market $125,000 Active 22 DOM

    Show marketing remark (1143 chars)

    Charming Garden-Level Condo Near the Nautical Mile! Welcome to this delightful 2-bedroom garden-level condo offering comfort, convenience, and community living. Located just steps from the vibrant Nautical Mile, enjoy easy access to waterfront dining, boutique shopping, and seasonal events - all within walking distance. Inside, you'll find newer appliances and a well-designed layout perfect for relaxing or entertaining. The unit includes covered parking and access to a host of amenities: a sparkling swimming pool, workout center, and a spacious clubhouse ideal for hosting parties or gatherings. Individual storage space provided. Water and heat are included in the HOA fee, making budgeting a breeze. HOA fee of $418.00 covers water, heat, exterior maintenance, garbage pick-up, landscaping, snow removal and all the amenities. Riviera Terrace is in a perfect location and close to everything: hospitals, shopping, entertainment, Whether you're downsizing, investing, or simply seeking a low-maintenance lifestyle near the lake, this condo checks all the boxes. Some photos digitally enhanced. HOA is considering enhancing HVAC systems.

11. 2026-06-03
    days on market $130,000 Active 21 DOM
12. 2026-06-02
    days on market $130,000 Active 20 DOM
13. 2026-06-01
    days on market $130,000 Active 19 DOM
14. 2026-05-31
    days on market $130,000 Active 18 DOM
15. 2026-05-13
    listed $130,000 Active 1143-char remark

    Show marketing remark (1143 chars)

    Charming Garden-Level Condo Near the Nautical Mile! Welcome to this delightful 2-bedroom garden-level condo offering comfort, convenience, and community living. Located just steps from the vibrant Nautical Mile, enjoy easy access to waterfront dining, boutique shopping, and seasonal events - all within walking distance. Inside, you'll find newer appliances and a well-designed layout perfect for relaxing or entertaining. The unit includes covered parking and access to a host of amenities: a sparkling swimming pool, workout center, and a spacious clubhouse ideal for hosting parties or gatherings. Individual storage space provided. Water and heat are included in the HOA fee, making budgeting a breeze. HOA fee of $418.00 covers water, heat, exterior maintenance, garbage pick-up, landscaping, snow removal and all the amenities. Riviera Terrace is in a perfect location and close to everything: hospitals, shopping, entertainment, Whether you're downsizing, investing, or simply seeking a low-maintenance lifestyle near the lake, this condo checks all the boxes. Some photos digitally enhanced. HOA is considering enhancing HVAC systems.

16. 2026-05-13
    listed $130,000 Active 1147-char remark

    Show marketing remark (1143 chars)

    Charming Garden-Level Condo Near the Nautical Mile! Welcome to this delightful 2-bedroom garden-level condo offering comfort, convenience, and community living. Located just steps from the vibrant Nautical Mile, enjoy easy access to waterfront dining, boutique shopping, and seasonal events - all within walking distance. Inside, you'll find newer appliances and a well-designed layout perfect for relaxing or entertaining. The unit includes covered parking and access to a host of amenities: a sparkling swimming pool, workout center, and a spacious clubhouse ideal for hosting parties or gatherings. Individual storage space provided. Water and heat are included in the HOA fee, making budgeting a breeze. HOA fee of $418.00 covers water, heat, exterior maintenance, garbage pick-up, landscaping, snow removal and all the amenities. Riviera Terrace is in a perfect location and close to everything: hospitals, shopping, entertainment, Whether you're downsizing, investing, or simply seeking a low-maintenance lifestyle near the lake, this condo checks all the boxes. Some photos digitally enhanced. HOA is considering enhancing HVAC systems.

17. 2025-11-04
    historical
18. 2025-10-22
    listed $130,000 Active
19. 2025-10-22
    listed $130,000 Active
20. 2025-10-21
    historical
21. 2018-08-24
    soldstatus $74,000 Sold
22. 2018-08-24
    soldstatus $74,000 Closed
23. 2018-08-02
    status Pending
24. 2018-08-02
    status Pending
25. 2018-07-13
    listed $79,900 Active
26. 2018-07-13
    listed $79,900 Active
27. 2017-05-03
    soldstatus $55,500 Sold
28. 2017-05-03
    soldstatus $55,500 Closed
29. 2017-03-23
    status Pending
30. 2017-03-23
    status Pending
31. 2017-03-11
    price $55,000
32. 2017-03-11
    price $55,000
33. 2017-01-31
    price $57,500
34. 2017-01-30
    price $57,500
35. 2017-01-30
    price $575,000
36. 2016-11-05
    price $59,900
37. 2016-11-04
    price $59,900
38. 2016-10-26
    price $61,900
39. 2016-10-25
    price $61,900
40. 2016-10-06
    price $62,900
41. 2016-10-06
    price $62,900
42. 2016-09-20
    price $63,900
43. 2016-09-19
    price $63,900
44. 2016-09-04
    listed $64,900 Active
45. 2016-09-04
    listed $64,900 Active
46. 2012-09-17
    historical
47. 2012-09-17
    historical
48. 2009-12-16
    listed $69,900
49. 2009-12-16
    listed $69,900
50. 2008-12-05
    historical

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,870
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − HOA: −$5,016
• − Depreciation: −$3,636
• Taxable loss: −$1,463
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $666/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 charming garden-level condo is in good condition with a good condition score of 75. It offers a good investment opportunity with potential for cosmetic upgrades to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both New flooring in bathrooms — Modernizes bathrooms and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both New flooring in bathrooms — Modernizes bathrooms and improves functionality ↑

ⓘ 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: 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

+66.9% since first listed

53 events — show timeline

• 2026-06-04 Price Changed $125,000 MiRealSource-MiMLS
• 2026-06-04 Price Changed $125,000 REALCOMP
• 2026-05-13 Listed $130,000 REALCOMP
• 2026-05-13 Listed $130,000 MiRealSource-MiMLS
• 2025-11-04 Listing Removed — MiRealSource-MiMLS
• 2025-10-22 Listed $130,000 MiRealSource-MiMLS
• 2025-10-22 Listed $130,000 REALCOMP
• 2025-10-21 Coming Soon — MiRealSource-MiMLS
• 2018-08-24 Sold (MLS) $74,000 MiRealSource-MiMLS
• 2018-08-24 Sold (MLS) $74,000 REALCOMP
• 2018-08-02 Pending — MiRealSource-MiMLS
• 2018-08-02 Pending — REALCOMP
• 2018-07-13 Listed $79,900 MiRealSource-MiMLS
• 2018-07-13 Listed $79,900 REALCOMP
• 2017-05-03 Sold (MLS) $55,500 MiRealSource-MiMLS
• 2017-05-03 Sold (MLS) $55,500 REALCOMP
• 2017-03-23 Pending — MiRealSource-MiMLS
• 2017-03-23 Pending — REALCOMP
• 2017-03-11 Price Changed $55,000 MiRealSource-MiMLS
• 2017-03-11 Price Changed $55,000 REALCOMP
• 2017-01-31 Price Changed $57,500 MiRealSource-MiMLS
• 2017-01-30 Price Changed $57,500 REALCOMP
• 2017-01-30 Price Changed $575,000 REALCOMP
• 2016-11-05 Price Changed $59,900 MiRealSource-MiMLS
• 2016-11-04 Price Changed $59,900 REALCOMP
• 2016-10-26 Price Changed $61,900 MiRealSource-MiMLS
• 2016-10-25 Price Changed $61,900 REALCOMP
• 2016-10-06 Price Changed $62,900 MiRealSource-MiMLS
• 2016-10-06 Price Changed $62,900 REALCOMP
• 2016-09-20 Price Changed $63,900 MiRealSource-MiMLS
• 2016-09-19 Price Changed $63,900 REALCOMP
• 2016-09-04 Listed $64,900 MiRealSource-MiMLS
• 2016-09-04 Listed $64,900 REALCOMP
• 2012-09-17 Listing Removed — MiRealSource-MiMLS
• 2012-09-17 Listing Removed — REALCOMP
• 2009-12-16 Listed $69,900 MiRealSource-MiMLS
• 2009-12-16 Listed $69,900 REALCOMP
• 2008-12-05 Listing Removed — MiRealSource-MiMLS
• 2008-11-13 Listed $79,900 MiRealSource-MiMLS
• 2008-01-04 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2008-01-03 Listing Removed — MiRealSource-MiMLS
• 2007-10-30 Listing Removed — REALCOMP
• 2007-08-17 Listed $54,900 REALCOMP
• 2007-07-23 Listed $54,900 MiRealSource-MiMLS
• 2005-10-06 Listing Removed — MiRealSource-MiMLS
• 2005-07-06 Listed $104,000 MiRealSource-MiMLS
• 2005-06-30 Listing Removed — MiRealSource-MiMLS
• 2005-02-09 Listed $104,000 MiRealSource-MiMLS
• 2005-02-03 Listing Removed — MiRealSource-MiMLS
• 2004-11-08 Listed $108,000 MiRealSource-MiMLS
• 1998-08-31 Sold (MLS) $73,000 MiRealSource-MiMLS
• 1998-08-07 Listing Removed — MiRealSource-MiMLS
• 1998-06-23 Listed $74,900 MiRealSource-MiMLS