32409 Robeson St · St. Clair Shores, MI 48082

$129,900

3 bd · 1.5 ba · 1,577 sqft · SingleFamily public records · 4 Days on market

Built 1940 0.50 ac lot Est $244k · 47% under ↓ 7% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Rare find. Awesome location backs up to Golf Course. 3- 4 Bedroom, 1.5 Bath. Large living room, hardwood floors. Fireplace in Family room. Formal dining area. Wide and deep lot. Lakeshore Schools, Beach Park near by. Too many extras to list. Prefect for investor to update or buyer who likes to renovate to there taste. Located in the city with parklike or country like atmosphere.

Key facts

• 0.5 acre lot
• Built 1940
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.7% 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.
• Lake Shore Public Schools (Macomb) (suburban): math 22% / reading 40% proficiency, ranked #334 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 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 $898 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1940 — 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: 1.41% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.25%
• DSCR: 1.86
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $244,435
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32409 Robeson St	0.00mi	3/1.5	1,577 (0%)	1mo	$125,000	$79	99
22931 Recreation St	0.44mi	3/1.0	1,576 (-0%)	8mo	$310,000	$197	70
23008 Allor St	0.54mi	3/1.5	1,625 (+3%)	1mo	$269,900	$166	69
22629 Detour St	0.42mi	4/1.5 (+1)	1,512 (-4%)	5mo	$202,000	$134	64
21445 Lakebreeze St	0.58mi	3/1.0	1,604 (+2%)	4mo	$260,000	$162	64
22730 Masonic Blvd	0.36mi	4/1.5 (+1)	1,666 (+6%)	9mo	$165,000	$99	61
31201 Share St	0.59mi	4/2.0 (+1)	1,511 (-4%)	4mo	$235,000	$156	55
21306 Briarcliff St	0.53mi	3/1.5	1,767 (+12%)	2mo	$250,000	$141	54
23106 Beverly St	0.68mi	2/1.5 (-1)	1,500 (-5%)	6mo	$189,000	$126	50
32020 Thorncrest St	0.45mi	4/1.5 (+1)	1,804 (+14%)	8mo	$250,000	$139	43
22520 E 13 Mile Rd	0.67mi	4/1.5 (+1)	1,802 (+14%)	1mo	$285,000	$158	39
23220 Allor St	0.66mi	3/1.0	1,355 (-14%)	7mo	$210,000	$155	38

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $16,113
• Equity at exit: $19,369

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $61,900
• Equity at exit: $11,231

Cash invested: $36,372 (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 48082

• Active inventory: 119
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$127 /mo · $1,527/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $583

Break-even live

Break-even rent $1,092

Max offer price $129,900

Occupancy floor 63%

Sensitivity live

Price	-10% $657	-5% $620	+0% $583	+5% $547	+10% $510
Rent	-10% $439	-5% $511	+0% $583	+5% $656	+10% $728
Rate	-1.0pp $649	-0.5pp $616	base $583	+0.5pp $550	+1.0pp $515

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-03-27
   status Pending
2. 2026-03-27
   historical
3. 2026-03-04
   status Pending 383-char remark

   Show marketing remark (383 chars)

   A Rare find. Awesome location backs up to Golf Course. 3- 4 Bedroom, 1.5 Bath. Large living room, hardwood floors. Fireplace in Family room. Formal dining area. Wide and deep lot. Lakeshore Schools, Beach Park near by. Too many extras to list. Prefect for investor to update or buyer who likes to renovate to there taste. Located in the city with parklike or country like atmosphere.

4. 2026-03-04
   status Pending

   Show marketing remark (383 chars)

   A Rare find. Awesome location backs up to Golf Course. 3- 4 Bedroom, 1.5 Bath. Large living room, hardwood floors. Fireplace in Family room. Formal dining area. Wide and deep lot. Lakeshore Schools, Beach Park near by. Too many extras to list. Prefect for investor to update or buyer who likes to renovate to there taste. Located in the city with parklike or country like atmosphere.

5. 2026-03-04
   status Active

   Show marketing remark (383 chars)

   A Rare find. Awesome location backs up to Golf Course. 3- 4 Bedroom, 1.5 Bath. Large living room, hardwood floors. Fireplace in Family room. Formal dining area. Wide and deep lot. Lakeshore Schools, Beach Park near by. Too many extras to list. Prefect for investor to update or buyer who likes to renovate to there taste. Located in the city with parklike or country like atmosphere.

6. 2026-02-25
   historical 383-char remark

   Show marketing remark (383 chars)

   A Rare find. Awesome location backs up to Golf Course. 3- 4 Bedroom, 1.5 Bath. Large living room, hardwood floors. Fireplace in Family room. Formal dining area. Wide and deep lot. Lakeshore Schools, Beach Park near by. Too many extras to list. Prefect for investor to update or buyer who likes to renovate to there taste. Located in the city with parklike or country like atmosphere.

7. 2026-02-21
   price $129,900 383-char remark

   Show marketing remark (383 chars)

   A Rare find. Awesome location backs up to Golf Course. 3- 4 Bedroom, 1.5 Bath. Large living room, hardwood floors. Fireplace in Family room. Formal dining area. Wide and deep lot. Lakeshore Schools, Beach Park near by. Too many extras to list. Prefect for investor to update or buyer who likes to renovate to there taste. Located in the city with parklike or country like atmosphere.

8. 2026-02-21
   price $129,900

   Show marketing remark (383 chars)

   A Rare find. Awesome location backs up to Golf Course. 3- 4 Bedroom, 1.5 Bath. Large living room, hardwood floors. Fireplace in Family room. Formal dining area. Wide and deep lot. Lakeshore Schools, Beach Park near by. Too many extras to list. Prefect for investor to update or buyer who likes to renovate to there taste. Located in the city with parklike or country like atmosphere.

9. 2026-02-06
   status Active 383-char remark

   Show marketing remark (383 chars)

   A Rare find. Awesome location backs up to Golf Course. 3- 4 Bedroom, 1.5 Bath. Large living room, hardwood floors. Fireplace in Family room. Formal dining area. Wide and deep lot. Lakeshore Schools, Beach Park near by. Too many extras to list. Prefect for investor to update or buyer who likes to renovate to there taste. Located in the city with parklike or country like atmosphere.

10. 2026-02-06
    status Active

    Show marketing remark (383 chars)

    A Rare find. Awesome location backs up to Golf Course. 3- 4 Bedroom, 1.5 Bath. Large living room, hardwood floors. Fireplace in Family room. Formal dining area. Wide and deep lot. Lakeshore Schools, Beach Park near by. Too many extras to list. Prefect for investor to update or buyer who likes to renovate to there taste. Located in the city with parklike or country like atmosphere.

11. 2026-01-31
    historical 383-char remark

    Show marketing remark (383 chars)

    A Rare find. Awesome location backs up to Golf Course. 3- 4 Bedroom, 1.5 Bath. Large living room, hardwood floors. Fireplace in Family room. Formal dining area. Wide and deep lot. Lakeshore Schools, Beach Park near by. Too many extras to list. Prefect for investor to update or buyer who likes to renovate to there taste. Located in the city with parklike or country like atmosphere.

12. 2026-01-28
    listed $140,000 Active
13. 2026-01-27
    listed $140,000 Active 383-char remark

    Show marketing remark (383 chars)

    A Rare find. Awesome location backs up to Golf Course. 3- 4 Bedroom, 1.5 Bath. Large living room, hardwood floors. Fireplace in Family room. Formal dining area. Wide and deep lot. Lakeshore Schools, Beach Park near by. Too many extras to list. Prefect for investor to update or buyer who likes to renovate to there taste. Located in the city with parklike or country like atmosphere.

ⓘ 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: $1,527 · $127/mo
• Projected year-2 tax: $1,764 · $147/mo
• Expected delta: +$237/yr (+$20/mo · 15.5%)

ⓘ 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 2/10 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,964
• − Mortgage interest: −$7,276
• − Property taxes: −$1,527
• − Insurance: −$650
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$3,779
• Taxable income: $5,218
• Est. tax owed @ 24.0%: −$1,252
• After-tax cash flow: $5,748/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: Lake Shore Public Schools (Macomb)
• NCES district ID: 2632670
• Math proficiency: 22% ▼ -16.00%
• Reading proficiency: 40% ▼ -9.00%
• Median HH income: $53,782
• Composite: 27.32/100
• National rank: #6993
• State rank: #334 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
• City population: 58,217
• Population (ZIP): 16,164

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 (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 17% Lithuanian 5% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▼ -258.52%
• Current HPI: 213.6022
• Rent YoY: —
• Metro: —
• 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

-7.2% since first listed

13 events — show timeline

• 2026-03-27 Pending — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-04 Pending — MiRealSource-MiMLS
• 2026-03-04 Pending — REALCOMP
• 2026-03-04 Relisted — REALCOMP
• 2026-02-25 Listing Removed — MiRealSource-MiMLS
• 2026-02-21 Price Changed $129,900 MiRealSource-MiMLS
• 2026-02-21 Price Changed $129,900 REALCOMP
• 2026-02-06 Relisted — MiRealSource-MiMLS
• 2026-02-06 Relisted — REALCOMP
• 2026-01-31 Listing Removed — MiRealSource-MiMLS
• 2026-01-28 Listed $140,000 REALCOMP
• 2026-01-27 Listed $140,000 MiRealSource-MiMLS

Property tax history

+3.3%/yr

Latest (2025): $1,527 · +2.8% YoY. Source: county tax records.