26148 Lamour St · St. Clair Shores, MI 48045

$150,000

3 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 34 Days on market

Built 1930 0.25 ac lot Est $252k · 41% under

---

Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home offering 1,087 sq ft of comfortable living space in good condition. Features include an attached garage, brand-new appliances, and carpet installed 6 years ago. The roof was updated in 2020, and the foundation, plumbing, and electrical systems are all in good working order. This home is perfect for buyers seeking a well-kept property with great potential and everyday convenience. Property sold AS-IS

Key facts

• 0.25 acre lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and a half stories; Ground-level entry
• Construction: Wood siding construction; Above-grade living area listed as 1,087 square feet
• Exterior features: Paved road access; Lot approximately 0.25 acres (71 x 156)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Hot water heat (natural gas); No central cooling
• Interior features: Crawl space basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.0% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• L'Anse Creuse Public Schools (suburban): math 31% / reading 51% proficiency, ranked #184 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.3%/yr); 170 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k 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 34 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 20y 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 $40k; list at $150k implies a 276% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $252,486
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25312 Saint Christopher St St	0.25mi	3/1.5	1,458 (-2%)	1mo	$282,500	$194	81
25145 Orchid St	0.44mi	3/1.0	1,553 (+4%)	2mo	$260,000	$167	71
25180 St. Christopher Ave	0.37mi	3/1.5	1,458 (-2%)	21mo	$247,000	$169	59
25154 Orchid St	0.47mi	3/1.0	1,553 (+4%)	21mo	$234,900	$151	54
24715 Orchid St	0.62mi	3/1.0	1,553 (+4%)	13mo	$245,000	$158	53
25004 Trombley St	0.72mi	3/2.0	1,440 (-4%)	19mo	$247,500	$172	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.59×
• Total profit: $-17,344
• Equity at exit: $22,365

10-year hold

• IRR: -7.7%
• Equity multiple: 0.58×
• Total profit: $-17,700
• Equity at exit: $12,969

Cash invested: $42,000 (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 48045

• Rents YoY: -0.3%
• Active inventory: 170
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$787
• Tax from tax record: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $180

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 83%

Sensitivity live

Price	-10% $265	-5% $222	+0% $180	+5% $137	+10% $95
Rent	-10% $58	-5% $119	+0% $180	+5% $241	+10% $301
Rate	-1.0pp $255	-0.5pp $218	base $180	+0.5pp $141	+1.0pp $101

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35255 Brittany Park St Harrison Twp, MI	2.0	1.0–1.5	750	$1,165	$1.55	18d	1	0.35mi
35844 Jefferson Ave Harrison Twp, MI	1.0–2.0	1.0–1.5	750	$1,385	$1.85	0d	10	0.38mi
25855 Ashby Dr Harrison Township, MI	2.0	2.0–2.5	1405	$2,180	$1.55	0d	3	0.42mi
25199 Orchid St Unit 1 Harrison Township, MI	2.0	1.5	1100	$1,000	$0.91	21d	1	0.44mi
25169 Orchid St Harrison Twp, MI	2.0	1.5	1100	$1,000	$0.91	21d	1	0.45mi
26070 N Lake Dr Harrison Twp, MI	2.0	1.0	1000	$1,498	$1.50	0d	1	0.50mi
25656 Maritime Cir N Harrison Twp, MI	2.0	2.0	1077	$1,650	$1.53	45d	1	0.64mi
25675 Maritime Cir N Harrison Twp, MI	2.0	2.5	1335	$1,800	$1.35	23d	1	0.64mi
35926 Union Lake Rd Harrison Twp, MI	1.0–2.0	1.0	840	$1,085	$1.29	0d	2	0.77mi
26905 Carrington Pl Harrison Charter Township, MI	2.0	2.0	1600	$2,150	$1.34	6d	1	0.98mi
24646 N Elda Ct Harrison Twp, MI	1.0–2.0	1.0	700	$930	$1.33	45d	1	1.05mi
24382 Eastwood Village Ct Clinton Twp, MI	1.0–2.0	1.0	825	$1,460	$1.77	0d	8	1.18mi
23654 Whitley Dr Clinton Twp, MI	3.0	1.0	1513	$1,850	$1.22	25d	1	1.50mi

Listing history 43 events

1. 2026-06-21
   days on market $150,000 Active 34 DOM
2. 2026-06-18
   days on market $150,000 Active 31 DOM
3. 2026-06-17
   days on market $150,000 Active 30 DOM
4. 2026-06-16
   days on market $150,000 Active 29 DOM
5. 2026-06-15
   pricedays on market $150,000 Active 28 DOM
6. 2026-06-13
   days on market $155,000 Active 26 DOM
7. 2026-06-13
   days on market $155,000 Active 25 DOM
8. 2026-06-09
   days on market $155,000 Active 22 DOM
9. 2026-06-08
   days on market $155,000 Active 21 DOM
10. 2026-06-07
    days on market $155,000 Active 20 DOM
11. 2026-06-04
    days on market $155,000 Active 17 DOM
12. 2026-06-03
    days on market $155,000 Active 16 DOM
13. 2026-06-02
    days on market $155,000 Active 15 DOM
14. 2026-06-01
    days on market $155,000 Active 14 DOM
15. 2026-05-31
    days on market $155,000 Active 13 DOM
16. 2026-05-18
    listed $155,000 Active

    Show marketing remark (434 chars)

    Charming 3-bedroom, 1-bath home offering 1,087 sq ft of comfortable living space in good condition. Features include an attached garage, brand-new appliances, and carpet installed 6 years ago. The roof was updated in 2020, and the foundation, plumbing, and electrical systems are all in good working order. This home is perfect for buyers seeking a well-kept property with great potential and everyday convenience. Property sold AS-IS

17. 2026-05-18
    listed $155,000 Active 434-char remark

    Show marketing remark (434 chars)

    Charming 3-bedroom, 1-bath home offering 1,087 sq ft of comfortable living space in good condition. Features include an attached garage, brand-new appliances, and carpet installed 6 years ago. The roof was updated in 2020, and the foundation, plumbing, and electrical systems are all in good working order. This home is perfect for buyers seeking a well-kept property with great potential and everyday convenience. Property sold AS-IS

18. 2008-08-15
    soldstatus $39,900 192-char remark

    Show marketing remark (192 chars)

    GREAT HOUSE FOR THE MONEY! JUST A SHORT WALK FROM THE ACCESS TO LAKE FOR SUBDIVISION HOMEOWNERS! TOWNSHIP PARK RIGHT AROUND CORNER, HOME JUST NEED PAINT & CARPET, HUGE LOT, LAKE BREEZES.

19. 2008-08-15
    soldstatus $39,900

    Show marketing remark (192 chars)

    GREAT HOUSE FOR THE MONEY! JUST A SHORT WALK FROM THE ACCESS TO LAKE FOR SUBDIVISION HOMEOWNERS! TOWNSHIP PARK RIGHT AROUND CORNER, HOME JUST NEED PAINT & CARPET, HUGE LOT, LAKE BREEZES.

20. 2008-06-23
    historical
21. 2008-05-15
    listed $39,900 192-char remark

    Show marketing remark (192 chars)

    GREAT HOUSE FOR THE MONEY! JUST A SHORT WALK FROM THE ACCESS TO LAKE FOR SUBDIVISION HOMEOWNERS! TOWNSHIP PARK RIGHT AROUND CORNER, HOME JUST NEED PAINT & CARPET, HUGE LOT, LAKE BREEZES.

22. 2008-05-15
    listed $39,900

    Show marketing remark (192 chars)

    GREAT HOUSE FOR THE MONEY! JUST A SHORT WALK FROM THE ACCESS TO LAKE FOR SUBDIVISION HOMEOWNERS! TOWNSHIP PARK RIGHT AROUND CORNER, HOME JUST NEED PAINT & CARPET, HUGE LOT, LAKE BREEZES.

23. 2008-05-09
    historical
24. 2008-05-09
    historical
25. 2008-01-31
    listed $54,900
26. 2008-01-31
    listed $54,900
27. 2007-12-31
    historical
28. 2007-09-25
    listed $120,000
29. 2006-10-19
    historical
30. 2006-09-12
    historical
31. 2006-07-12
    historical
32. 2006-07-08
    listed $134,900
33. 2006-06-19
    listed $144,600
34. 2006-06-19
    historical
35. 2006-06-13
    listed $139,900
36. 2006-05-16
    listed $149,900
37. 2006-05-01
    historical
38. 2006-03-30
    listed $129,900
39. 2006-03-30
    historical
40. 2006-02-02
    listed $139,900
41. 2006-02-02
    historical
42. 2006-01-10
    listed $150,000
43. 2005-12-15
    soldstatus $120,000

ⓘ 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: $2,248 · $187/mo
• Projected year-2 tax: $2,279 · $190/mo
• Expected delta: +$31/yr (+$3/mo · 1.4%)

ⓘ 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 ≥97°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: $18,474
• − Mortgage interest: −$8,402
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$4,364
• Taxable loss: −$245
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $2,216/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: L'Anse Creuse Public Schools
• NCES district ID: 2621870
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,757
• Composite: 35.99/100
• National rank: #4790
• State rank: #184 of 540 in MI

Livability — St. Clair Shores

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

Census & demographics

• County: Macomb County · 638,552 people
• City population: 58,217
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,061
• Household income: $80,366
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 701.0

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 (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 14% Lithuanian 4% Italian 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -271.52%
• Current HPI: 175.0732
• Rent YoY: ▼ -0.33%
• 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

+29.2% since first listed

28 events — show timeline

• 2026-05-18 Listed $155,000 REALCOMP
• 2026-05-18 Listed $155,000 MiRealSource-MiMLS
• 2008-08-15 Sold (MLS) $39,900 MiRealSource-MiMLS
• 2008-08-15 Sold (MLS) $39,900 REALCOMP
• 2008-06-23 Listing Removed — MiRealSource-MiMLS
• 2008-05-15 Listed $39,900 MiRealSource-MiMLS
• 2008-05-15 Listed $39,900 REALCOMP
• 2008-05-09 Listing Removed — MiRealSource-MiMLS
• 2008-05-09 Listing Removed — REALCOMP
• 2008-01-31 Listed $54,900 MiRealSource-MiMLS
• 2008-01-31 Listed $54,900 REALCOMP
• 2007-12-31 Listing Removed — REALCOMP
• 2007-09-25 Listed $120,000 REALCOMP
• 2006-10-19 Listing Removed — REALCOMP
• 2006-09-12 Listing Removed — MiRealSource-MiMLS
• 2006-07-12 Listing Removed — REALCOMP
• 2006-07-08 Listed $134,900 REALCOMP
• 2006-06-19 Listing Removed — REALCOMP
• 2006-06-19 Listed $144,600 REALCOMP
• 2006-06-13 Listed $139,900 MiRealSource-MiMLS
• 2006-05-16 Listed $149,900 REALCOMP
• 2006-05-01 Listing Removed — REALCOMP
• 2006-03-30 Listing Removed — REALCOMP
• 2006-03-30 Listed $129,900 REALCOMP
• 2006-02-02 Listing Removed — REALCOMP
• 2006-02-02 Listed $139,900 REALCOMP
• 2006-01-10 Listed $150,000 REALCOMP
• 2005-12-15 Sold (Public Records) $120,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,248 · +2.7% YoY. Source: county tax records.