23025 Liberty St #13 · St. Clair Shores, MI 48080

$134,900

2 bd · 1.5 ba · 871 sqft · Condo public records · 40 Days on market

Built 1972 $155/sqft · 53% above area Est $176k · 23% under $357/mo HOA · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• 1% rule +6.9/10.0
• DSCR +3.5/10.0
• 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

Location, location, location! Welcome home to this amazing St. Clair Shores condo. Highlights include a brand new kitchen. .. Cabinets, Stainless Steel appliances & (30 year warrantied) Wallside Windows. This two bedroom, 1 1/2 bath unit boasts an amazing layout and features hardwood floors throughout; a brand new furnace and 500 sq. ft. of basement storage/laundry. HOA dues cover water, gas and all exterior maintenance of the property, making it an affordable place to live. Conveniently located just steps from 9 mile & Jefferson. Walking distance to shopping and a short bike ride to the best restaurants, night life and entertainment that St. Clair Shores has to offer. The city also has many waterfront parks available to residents. Don't miss the opportunity to call this wonderful space your home.

Key facts

• Brand new kitchen
• Unfinished basement
• Brand new furnace

Tags

• BRAND NEW KITCHEN
• HARDWOOD FLOORS
• BRAND NEW FURNACE
• UNFINISHED BASEMENT
• WALKING DISTANCE TO SHOPPING
• SHORT BIKE RIDE TO RESTAURANTS

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Homeowners association with a monthly fee of $357; HOA covers gas, insurance, grounds maintenance, structure maintenance, pest control, sewer, snow removal, trash and water

Exterior

• Parking: No garage; Carport
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Condominium (residential); One level; Ground-level entry with steps; Brick veneer construction
• Construction: Brick veneer
• Exterior features: Porch; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Free-standing refrigerator; Microwave; Stainless steel appliances
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: ENERGY STAR qualified windows; Unfurnished; Interior entry unfinished basement
• Laundry & utility: Washer and dryer in unit; Common area laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-38 ($-458/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (5.0% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $128k (5.0% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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 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: 167 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $933 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 40 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $135k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $128,163 (5.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.19% ✓
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 7.0

CMA / ARV

• ARV (median comp): $176,075
• List price: $134,900
• Delta: -23.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.36×
• Total profit: $-24,033
• Equity at exit: $20,114

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-23,020
• Equity at exit: $11,664

Cash invested: $37,772 (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: 167
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$707
• Tax from tax record: −$187 /mo · $2,244/yr
• Insurance: −$56
• HOA: −$357
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-38

Break-even live

Break-even rent $1,655

Max offer price $128,163

Occupancy floor 97%

Sensitivity live

Price	-10% $38	-5% $0	+0% $-38	+5% $-76	+10% $-114
Rent	-10% $-165	-5% $-102	+0% $-38	+5% $25	+10% $89
Rate	-1.0pp $30	-0.5pp $-4	base $-38	+0.5pp $-73	+1.0pp $-109

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24000 Jefferson Ave Unit 218 St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	44d	1	0.30mi
218 Riviera Dr St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	44d	1	0.31mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	0d	1	0.56mi
401 Northshore Dr St Clair Shores, MI	2.0	1.0–1.5	970	$1,554	$1.60	0d	4	0.59mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	44d	1	0.68mi
22615 Maxine St Saint Clair Shores, MI	3.0	1.0	950	$1,495	$1.57	0d	1	0.73mi
23742 Greater Mack Ave St Clair Shores, MI	1.0	1.0	850	$1,700	$2.00	0d	1	0.74mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	3d	1	0.95mi
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,250	$1.79	0d	1	0.98mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	12d	1	1.09mi
21633 Greater Mack Ave St Clair Shores, MI	1.0	1.0	990	$1,212	$1.22	0d	1	1.23mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	44d	1	1.37mi
22843 Grove St #47 Saint Clair Shores, MI	1.0	1.0	700	$1,100	$1.57	21d	1	1.39mi
21601 E 10 Mile Rd St Clair Shores, MI	1.0	1.0	750	$985	$1.31	25d	1	1.48mi

HOA detail condo

• Monthly dues: $357 · $4,284/yr
• Likely covers: watergasexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-15
   status $134,900 Pending 40 DOM

   Show marketing remark (820 chars)

   Location, location, location! Welcome home to this amazing St. Clair Shores condo. Highlights include a brand new kitchen. .. Cabinets, Stainless Steel appliances & (30 year warrantied) Wallside Windows. This two bedroom, 1 1/2 bath unit boasts an amazing layout and features hardwood floors throughout; a brand new furnace and 500 sq. ft. of basement storage/laundry. HOA dues cover water, gas and all exterior maintenance of the property, making it an affordable place to live. Conveniently located just steps from 9 mile & Jefferson. Walking distance to shopping and a short bike ride to the best restaurants, night life and entertainment that St. Clair Shores has to offer. The city also has many waterfront parks available to residents. Don't miss the opportunity to call this wonderful space your home.

2. 2026-06-15
   days on market $134,900 Active 40 DOM

   Show marketing remark (820 chars)

   Location, location, location! Welcome home to this amazing St. Clair Shores condo. Highlights include a brand new kitchen. .. Cabinets, Stainless Steel appliances & (30 year warrantied) Wallside Windows. This two bedroom, 1 1/2 bath unit boasts an amazing layout and features hardwood floors throughout; a brand new furnace and 500 sq. ft. of basement storage/laundry. HOA dues cover water, gas and all exterior maintenance of the property, making it an affordable place to live. Conveniently located just steps from 9 mile & Jefferson. Walking distance to shopping and a short bike ride to the best restaurants, night life and entertainment that St. Clair Shores has to offer. The city also has many waterfront parks available to residents. Don't miss the opportunity to call this wonderful space your home.

3. 2026-06-13
   days on market $134,900 Active 38 DOM
4. 2026-06-13
   days on market $134,900 Active 37 DOM
5. 2026-06-09
   days on market $134,900 Active 34 DOM
6. 2026-06-08
   days on market $134,900 Active 33 DOM
7. 2026-06-07
   days on market $134,900 Active 32 DOM
8. 2026-06-04
   days on market $134,900 Active 29 DOM
9. 2026-06-03
   days on market $134,900 Active 28 DOM
10. 2026-06-02
    days on market $134,900 Active 27 DOM
11. 2026-06-01
    days on market $134,900 Active 26 DOM
12. 2026-05-31
    days on market $134,900 Active 25 DOM
13. 2026-05-14
    price $139,900 839-char remark

    Show marketing remark (820 chars)

    Location, location, location! Welcome home to this amazing St. Clair Shores condo. Highlights include a brand new kitchen. .. Cabinets, Stainless Steel appliances & (30 year warrantied) Wallside Windows. This two bedroom, 1 1/2 bath unit boasts an amazing layout and features hardwood floors throughout; a brand new furnace and 500 sq. ft. of basement storage/laundry. HOA dues cover water, gas and all exterior maintenance of the property, making it an affordable place to live. Conveniently located just steps from 9 mile & Jefferson. Walking distance to shopping and a short bike ride to the best restaurants, night life and entertainment that St. Clair Shores has to offer. The city also has many waterfront parks available to residents. Don't miss the opportunity to call this wonderful space your home.

14. 2026-05-14
    price $139,900 839-char remark

    Show marketing remark (820 chars)

    Location, location, location! Welcome home to this amazing St. Clair Shores condo. Highlights include a brand new kitchen. .. Cabinets, Stainless Steel appliances & (30 year warrantied) Wallside Windows. This two bedroom, 1 1/2 bath unit boasts an amazing layout and features hardwood floors throughout; a brand new furnace and 500 sq. ft. of basement storage/laundry. HOA dues cover water, gas and all exterior maintenance of the property, making it an affordable place to live. Conveniently located just steps from 9 mile & Jefferson. Walking distance to shopping and a short bike ride to the best restaurants, night life and entertainment that St. Clair Shores has to offer. The city also has many waterfront parks available to residents. Don't miss the opportunity to call this wonderful space your home.

15. 2026-05-07
    price $144,900 839-char remark

    Show marketing remark (820 chars)

    Location, location, location! Welcome home to this amazing St. Clair Shores condo. Highlights include a brand new kitchen. .. Cabinets, Stainless Steel appliances & (30 year warrantied) Wallside Windows. This two bedroom, 1 1/2 bath unit boasts an amazing layout and features hardwood floors throughout; a brand new furnace and 500 sq. ft. of basement storage/laundry. HOA dues cover water, gas and all exterior maintenance of the property, making it an affordable place to live. Conveniently located just steps from 9 mile & Jefferson. Walking distance to shopping and a short bike ride to the best restaurants, night life and entertainment that St. Clair Shores has to offer. The city also has many waterfront parks available to residents. Don't miss the opportunity to call this wonderful space your home.

16. 2026-05-07
    price $144,900 839-char remark

    Show marketing remark (820 chars)

    Location, location, location! Welcome home to this amazing St. Clair Shores condo. Highlights include a brand new kitchen. .. Cabinets, Stainless Steel appliances & (30 year warrantied) Wallside Windows. This two bedroom, 1 1/2 bath unit boasts an amazing layout and features hardwood floors throughout; a brand new furnace and 500 sq. ft. of basement storage/laundry. HOA dues cover water, gas and all exterior maintenance of the property, making it an affordable place to live. Conveniently located just steps from 9 mile & Jefferson. Walking distance to shopping and a short bike ride to the best restaurants, night life and entertainment that St. Clair Shores has to offer. The city also has many waterfront parks available to residents. Don't miss the opportunity to call this wonderful space your home.

17. 2026-05-06
    listed $149,000 Active 839-char remark

    Show marketing remark (820 chars)

    Location, location, location! Welcome home to this amazing St. Clair Shores condo. Highlights include a brand new kitchen. .. Cabinets, Stainless Steel appliances & (30 year warrantied) Wallside Windows. This two bedroom, 1 1/2 bath unit boasts an amazing layout and features hardwood floors throughout; a brand new furnace and 500 sq. ft. of basement storage/laundry. HOA dues cover water, gas and all exterior maintenance of the property, making it an affordable place to live. Conveniently located just steps from 9 mile & Jefferson. Walking distance to shopping and a short bike ride to the best restaurants, night life and entertainment that St. Clair Shores has to offer. The city also has many waterfront parks available to residents. Don't miss the opportunity to call this wonderful space your home.

18. 2026-05-06
    listed $149,000 Active 839-char remark

    Show marketing remark (820 chars)

    Location, location, location! Welcome home to this amazing St. Clair Shores condo. Highlights include a brand new kitchen. .. Cabinets, Stainless Steel appliances & (30 year warrantied) Wallside Windows. This two bedroom, 1 1/2 bath unit boasts an amazing layout and features hardwood floors throughout; a brand new furnace and 500 sq. ft. of basement storage/laundry. HOA dues cover water, gas and all exterior maintenance of the property, making it an affordable place to live. Conveniently located just steps from 9 mile & Jefferson. Walking distance to shopping and a short bike ride to the best restaurants, night life and entertainment that St. Clair Shores has to offer. The city also has many waterfront parks available to residents. Don't miss the opportunity to call this wonderful space your home.

19. 2019-05-10
    soldstatus $44,000

ⓘ 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: $2,244 · $187/mo
• Projected year-2 tax: $2,244 · $187/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: $19,283
• − Mortgage interest: −$7,556
• − Property taxes: −$2,244
• − Insurance: −$674
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − HOA: −$4,284
• − Depreciation: −$3,924
• Taxable loss: −$2,485
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $139/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

+206.6% since first listed

11 events — show timeline

• 2026-06-15 Pending — MiRealSource-MiMLS
• 2026-06-15 Pending — REALCOMP
• 2026-05-21 Price Changed $134,900 MiRealSource-MiMLS
• 2026-05-21 Price Changed $134,900 REALCOMP
• 2026-05-14 Price Changed $139,900 MiRealSource-MiMLS
• 2026-05-14 Price Changed $139,900 REALCOMP
• 2026-05-07 Price Changed $144,900 MiRealSource-MiMLS
• 2026-05-07 Price Changed $144,900 REALCOMP
• 2026-05-06 Listed $149,000 REALCOMP
• 2026-05-06 Listed $149,000 MiRealSource-MiMLS
• 2019-05-10 Sold (Public Records) $44,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,244 · +4.8% YoY. Source: county tax records.