15995 Villaire Ave · Clinton, MI 48038

$35,000

2 bd · 2.0 ba · 1,000 sqft · Manufactured · 45 Days on market

Built 2020 Good condition $35/sqft · 65% above area ↓ 22% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully maintained 2020 manufactured home in the vibrant community of Rivers Edge, where modern living meets comfort. Step into an open layout with lots of windows to provide natural light. The kitchen that features essential appliances, including a refrigerator, stove, and dishwasher, and microwave. The primary bedroom offers an ensuite bathroom with a built in closet. You have a dedicated laundry room that is equipped with a new washer and dryer. As a resident of Rivers Edge, you’ll enjoy a wealth of community amenities, including two playgrounds, refreshing swimming pools, pavilions with barbecue areas for outdoor gatherings, and a clubhouse featuring an exercise room and gym. Additionally, you can unwind in the game room or stay active on the basketball court. Don’t miss the chance to make this stunning home your own and embrace the vibrant lifestyle that Rivers Edge has to offer!

Key facts

• Swimming pools
• Community amenities
• Playgrounds

Tags

• OPEN LAYOUT
• ENSUITE BATHROOM
• DEDICATED LAUNDRY ROOM
• COMMUNITY AMENITIES
• PLAYGROUNDS
• SWIMMING POOLS

Property features AI

Finance

• Other: Located in the RIVERS EDGE subdivision
• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; One story
• Construction: Pillar/Post/Pier foundation; Approximately 1,000 square feet above-grade finished area
• Exterior features: No pool

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Microwave; Oven; Refrigerator; Range
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 36.1% vs local median 3.3% in Clinton — 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 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 soft (-0.9%/yr); 257 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $242 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 4.02% ✓
• Cap rate: 36.09%
• Cash-on-cash: 106.40%
• DSCR: 5.73
• GRM: 2.1

CMA / ARV

• ARV (median comp): $21,273
• List price: $35,000
• Delta: 64.52%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38086 Saint Tropez Dr	0.14mi	3/2.0 (+1)	1,056 (+6%)	6mo	$20,000	$19	74
15949 Charlemagne Ave	0.19mi	2/2.0	1,100 (+10%)	1mo	$25,000	$23	74
16131 Normandy St	0.20mi	2/1.0	980 (-2%)	20mo	$13,500	$14	67
15378 Danseur Dr	0.20mi	2/2.0	924 (-8%)	14mo	$17,500	$19	66
15326 Danseur Dr	0.30mi	3/2.0 (+1)	1,056 (+6%)	18mo	$49,000	$46	56
15312 Cartier St	0.32mi	2/2.0	1,092 (+9%)	20mo	$9,900	$9	53

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: —
• Equity multiple: 5.65×
• Total profit: $45,574
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 10.71×
• Total profit: $95,112
• Equity at exit: $3,026

Cash invested: $9,800 (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 48038

• Rents YoY: -0.9%
• Active inventory: 257
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $869

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 33%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	3d	1	0.04mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	2d	1	0.04mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	5d	1	0.06mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	44d	1	0.07mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.07mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	5d	1	0.08mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.09mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.12mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.14mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	2d	1	0.14mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.17mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	2d	1	0.18mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	3d	1	0.19mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	44d	1	0.20mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.20mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	15d	1	0.20mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	13d	1	0.20mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	44d	1	0.21mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	44d	1	0.21mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.21mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.23mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	24d	1	0.23mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.29mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,369	$1.43	5d	1	0.36mi
38271 Fairway Ct Unit 100A Clinton Township, MI	2.0	1.0	925	$1,250	$1.35	24d	1	0.75mi
38271 Fairway Ct Clinton Township, MI	2.0	1.0	925	$1,188	$1.28	44d	2	0.75mi
38280 Fairway Ct Unit 140B Clinton Township, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.78mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,250	$1.30	44d	2	0.80mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,325	$1.38	15d	2	0.80mi
38255 Fairway Ct Clinton Twp, MI	2.0	1.0	923	$1,250	$1.35	13d	1	0.82mi
14357 Shadywood Dr Sterling Heights, MI	2.0	2.0	1500	$2,100	$1.40	3d	1	1.01mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	44d	2	1.04mi
14273 Shadywood Dr Sterling Heights, MI	2.0	2.0	1373	$2,100	$1.53	44d	1	1.08mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	44d	1	1.25mi
38227 Schoenherr Rd Sterling Heights, MI	2.0	1.5	1250	$1,830	$1.46	2d	1	1.34mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,052	$2.05	2d	9	1.38mi
13429 Denver Cir S Sterling Heights, MI	3.0	1.5	1216	$2,100	$1.73	44d	1	1.39mi
38177 Jamestown Dr Sterling Heights, MI	3.0	2.0	1300	$1,850	$1.42	5d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $35,000 Active 45 DOM
2. 2026-06-17
   days on market $35,000 Active 44 DOM
3. 2026-06-16
   days on market $35,000 Active 43 DOM
4. 2026-06-15
   days on market $35,000 Active 42 DOM
5. 2026-06-13
   days on market $35,000 Active 40 DOM
6. 2026-06-13
   days on market $35,000 Active 39 DOM
7. 2026-06-09
   days on market $35,000 Active 36 DOM
8. 2026-06-08
   days on market $35,000 Active 35 DOM
9. 2026-06-07
   days on market $35,000 Active 34 DOM
10. 2026-06-04
    pricedays on market $35,000 Active 31 DOM
11. 2026-06-03
    days on market $45,000 Active 30 DOM

    Show marketing remark (927 chars)

    Discover this beautifully maintained 2020 manufactured home in the vibrant community of Rivers Edge, where modern living meets comfort. Step into an open layout with lots of windows to provide natural light. The kitchen that features essential appliances, including a refrigerator, stove, and dishwasher, and microwave. The primary bedroom offers an ensuite bathroom with a built in closet. You have a dedicated laundry room that is equipped with a new washer and dryer. As a resident of Rivers Edge, you’ll enjoy a wealth of community amenities, including two playgrounds, refreshing swimming pools, pavilions with barbecue areas for outdoor gatherings, and a clubhouse featuring an exercise room and gym. Additionally, you can unwind in the game room or stay active on the basketball court. Don’t miss the chance to make this stunning home your own and embrace the vibrant lifestyle that Rivers Edge has to offer!

12. 2026-06-02
    days on market $45,000 Active 29 DOM
13. 2026-06-01
    days on market $45,000 Active 28 DOM
14. 2026-05-31
    days on market $45,000 Active 27 DOM
15. 2026-05-04
    listed $45,000 Active 927-char remark

    Show marketing remark (927 chars)

    Discover this beautifully maintained 2020 manufactured home in the vibrant community of Rivers Edge, where modern living meets comfort. Step into an open layout with lots of windows to provide natural light. The kitchen that features essential appliances, including a refrigerator, stove, and dishwasher, and microwave. The primary bedroom offers an ensuite bathroom with a built in closet. You have a dedicated laundry room that is equipped with a new washer and dryer. As a resident of Rivers Edge, you’ll enjoy a wealth of community amenities, including two playgrounds, refreshing swimming pools, pavilions with barbecue areas for outdoor gatherings, and a clubhouse featuring an exercise room and gym. Additionally, you can unwind in the game room or stay active on the basketball court. Don’t miss the chance to make this stunning home your own and embrace the vibrant lifestyle that Rivers Edge has to offer!

16. 2026-05-04
    listed $45,000 Active 915-char remark

    Show marketing remark (927 chars)

    Discover this beautifully maintained 2020 manufactured home in the vibrant community of Rivers Edge, where modern living meets comfort. Step into an open layout with lots of windows to provide natural light. The kitchen that features essential appliances, including a refrigerator, stove, and dishwasher, and microwave. The primary bedroom offers an ensuite bathroom with a built in closet. You have a dedicated laundry room that is equipped with a new washer and dryer. As a resident of Rivers Edge, you’ll enjoy a wealth of community amenities, including two playgrounds, refreshing swimming pools, pavilions with barbecue areas for outdoor gatherings, and a clubhouse featuring an exercise room and gym. Additionally, you can unwind in the game room or stay active on the basketball court. Don’t miss the chance to make this stunning home your own and embrace the vibrant lifestyle that Rivers Edge has to offer!

ⓘ 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: $16,874
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$1,018
• Taxable income: $10,495
• Est. tax owed @ 24.0%: −$2,519
• After-tax cash flow: $7,909/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 · 6 photos

Good 80/100 Cosmetic rehab

This 2020 manufactured home in Rivers Edge is in excellent condition with minimal repairs needed. It offers a good ROI with updates focusing on curb appeal and energy efficiency.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New roof inspection — Ensures structural integrity and adds value.
• Both Replace ceiling fan with LED model — Saves energy and adds modern aesthetic.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New roof inspection — Ensures structural integrity and adds value. ↑
• Both Replace ceiling fan with LED model — Saves energy and adds modern aesthetic. ↑

ⓘ 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): 44,422
• Household income: $78,567
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1788.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 7% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 16% Lithuanian 3% Iranian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 86% English-only · Other Indo-European 5% Russian/Polish/Slavic 2% Arabic 2%

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: ▼ -212.31%
• Current HPI: 261.3877
• Rent YoY: ▼ -0.92%
• 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

-22.2% since first listed

4 events — show timeline

• 2026-06-03 Price Changed $35,000 MiRealSource-MiMLS
• 2026-06-03 Price Changed $35,000 REALCOMP
• 2026-05-04 Listed $45,000 REALCOMP
• 2026-05-04 Listed $45,000 MiRealSource-MiMLS