92 Eldredge St · Mount Clemens, MI 48043

$179,900

3 bd · 2.0 ba · 1,220 sqft · SingleFamily public records · 11 Days on market

Built 1925 7,405 sqft lot $147/sqft · 33% above area Est $211k · 15% under

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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 +14.1/15.0
• Cash flow +11.7/30.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * All Offers Due By 3PM Saturday May 16th * * Move right into this beautifully updated 3-bedroom, 2 full bath Colonial in the heart of Mount Clemens! Featuring fresh paint throughout, updated kitchen and baths, and a functional layout full of charm and natural light. Enjoy a spacious backyard designed for entertaining with plenty of room to relax, host gatherings, or enjoy summer nights. Complete with a detached garage and convenient location near shopping, dining, and major freeways, this home is ready for its next owner to enjoy.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1925

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Residential property
• Construction: Vinyl siding; Block foundation; Asphalt roof; Built on two levels
• Exterior features: Deck; Enclosed porch; Porch; Paved road access

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished, full basement; 6 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-53 ($-630/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (16.0% below list).
• Recommended offer: $151k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.0% in Mount Clemens — 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 77/100 on livability (#120 in MI, #2,918 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime D+, amenities D+.
• Mount Clemens Community School District (suburban): math 4% / reading 11% proficiency, ranked #532 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.8%/yr); 69 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 35% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 22y 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 $180k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,167 (16.0% 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. Built in 1925 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

• ARV (median comp): $211,028
• List price: $179,900
• Delta: -14.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
288 Jones St	0.33mi	3/1.5	1,308 (+7%)	6mo	$169,900	$130	66
57 Madison Ave	0.21mi	3/2.0	1,380 (+13%)	4mo	$209,900	$152	65
26 Hollywood Ct	0.57mi	3/1.0	1,260 (+3%)	1mo	$170,500	$135	63
217 Jones St	0.50mi	3/1.0	1,330 (+9%)	4mo	$141,000	$106	54
21 Logan St	0.59mi	3/1.0	1,114 (-9%)	0mo	$160,000	$144	54
72 Gratiot Ave	0.41mi	3/1.0	1,045 (-14%)	1mo	$169,900	$163	52
104 Logan St	0.69mi	3/2.5	1,302 (+7%)	5mo	$205,000	$157	51
38 S Rose St	0.53mi	3/1.5	1,080 (-12%)	6mo	$213,000	$197	49
142 Miller St	0.74mi	3/2.0	1,328 (+9%)	4mo	$227,500	$171	47
75 Church St	0.60mi	3/2.0	1,380 (+13%)	5mo	$305,000	$221	46
33 Gallup St	0.65mi	3/1.0	1,340 (+10%)	6mo	$170,000	$127	44
24 Alter Ct	0.69mi	3/1.0	1,080 (-12%)	5mo	$180,000	$167	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.51×
• Total profit: $-24,483
• Equity at exit: $26,824

10-year hold

• IRR: 2.5%
• Equity multiple: 1.22×
• Total profit: $10,835
• Equity at exit: $15,554

Cash invested: $50,372 (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 48043

• Rents YoY: 10.8%
• Active inventory: 69
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$943
• Tax from tax record: −$228 /mo · $2,740/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-53

Break-even live

Break-even rent $1,578

Max offer price $170,621

Occupancy floor 98%

Sensitivity live

Price	-10% $49	-5% $-2	+0% $-53	+5% $-103	+10% $-154
Rent	-10% $-172	-5% $-112	+0% $-53	+5% $7	+10% $67
Rate	-1.0pp $38	-0.5pp $-7	base $-53	+0.5pp $-99	+1.0pp $-147

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Ferrin Pl Mount Clemens, MI	3.0	1.0	1400	$1,700	$1.21	0d	1	0.27mi
15 Washington St Unit 2 Mt Clemens, MI	3.0	1.0	1396	$1,400	$1.00	45d	1	0.27mi
20 Lincoln St Unit 225 Mt Clemens, MI	2.0	1.0	816	$1,200	$1.47	45d	1	0.36mi
35 S Groesbeck Hwy Mt Clemens, MI	1.0–2.0	1.0–1.5	1125	$2,050	$1.82	0d	1	0.66mi
121 Jones St Unit 2 Mt Clemens, MI	2.0	1.0	1050	$1,600	$1.52	3d	1	0.73mi
121 Jones St Unit 1 Mt Clemens, MI	2.0	1.0	1080	$1,400	$1.30	0d	1	0.73mi
277 N Rose St Mt Clemens, MI	1.0–2.0	1.0	755	$1,434	$1.90	0d	2	0.79mi
133 S Christine Cir Unit 1 Mt Clemens, MI	3.0	1.5	1040	$1,500	$1.44	0d	1	0.82mi
176 N Christine Cir Unit 1 Mt Clemens, MI	2.0	1.5	1020	$1,300	$1.27	45d	1	0.86mi
64 Crocker Blvd Mt Clemens, MI	2.0	1.0	950	$1,250	$1.32	45d	1	0.89mi
70 Crocker Blvd Mt Clemens, MI	2.0	1.0	950	$1,400	$1.47	11d	1	0.89mi
104 Crocker Blvd Mt Clemens, MI	2.0	1.0	854	$1,250	$1.46	6d	1	0.99mi
23128 Wellington Cres Clinton Twp, MI	1.0–2.0	1.0	850	$1,375	$1.62	0d	6	1.39mi

Listing history 21 events

1. 2026-05-17
   historical Accepting Backup Offers 542-char remark

   Show marketing remark (542 chars)

   * * All Offers Due By 3PM Saturday May 16th * * Move right into this beautifully updated 3-bedroom, 2 full bath Colonial in the heart of Mount Clemens! Featuring fresh paint throughout, updated kitchen and baths, and a functional layout full of charm and natural light. Enjoy a spacious backyard designed for entertaining with plenty of room to relax, host gatherings, or enjoy summer nights. Complete with a detached garage and convenient location near shopping, dining, and major freeways, this home is ready for its next owner to enjoy.

2. 2026-05-17
   historical Active Under Contract 542-char remark

   Show marketing remark (542 chars)

   * * All Offers Due By 3PM Saturday May 16th * * Move right into this beautifully updated 3-bedroom, 2 full bath Colonial in the heart of Mount Clemens! Featuring fresh paint throughout, updated kitchen and baths, and a functional layout full of charm and natural light. Enjoy a spacious backyard designed for entertaining with plenty of room to relax, host gatherings, or enjoy summer nights. Complete with a detached garage and convenient location near shopping, dining, and major freeways, this home is ready for its next owner to enjoy.

3. 2026-05-14
   listed $179,900 Active 542-char remark

   Show marketing remark (542 chars)

   * * All Offers Due By 3PM Saturday May 16th * * Move right into this beautifully updated 3-bedroom, 2 full bath Colonial in the heart of Mount Clemens! Featuring fresh paint throughout, updated kitchen and baths, and a functional layout full of charm and natural light. Enjoy a spacious backyard designed for entertaining with plenty of room to relax, host gatherings, or enjoy summer nights. Complete with a detached garage and convenient location near shopping, dining, and major freeways, this home is ready for its next owner to enjoy.

4. 2026-05-14
   listed $179,900 Active 542-char remark

   Show marketing remark (542 chars)

   * * All Offers Due By 3PM Saturday May 16th * * Move right into this beautifully updated 3-bedroom, 2 full bath Colonial in the heart of Mount Clemens! Featuring fresh paint throughout, updated kitchen and baths, and a functional layout full of charm and natural light. Enjoy a spacious backyard designed for entertaining with plenty of room to relax, host gatherings, or enjoy summer nights. Complete with a detached garage and convenient location near shopping, dining, and major freeways, this home is ready for its next owner to enjoy.

5. 2026-05-12
   historical $179,900 542-char remark

   Show marketing remark (542 chars)

   * * All Offers Due By 3PM Saturday May 16th * * Move right into this beautifully updated 3-bedroom, 2 full bath Colonial in the heart of Mount Clemens! Featuring fresh paint throughout, updated kitchen and baths, and a functional layout full of charm and natural light. Enjoy a spacious backyard designed for entertaining with plenty of room to relax, host gatherings, or enjoy summer nights. Complete with a detached garage and convenient location near shopping, dining, and major freeways, this home is ready for its next owner to enjoy.

6. 2008-05-02
   soldstatus $40,000

   Show marketing remark (190 chars)

   Nice area of Mt. Clemens! Buyer to pre-qul w/ countrywide, buyer or agent responsible for inspec. Turn-on. LB to hold $1,000 dep. Buyer agent to verify all info. Buyer agent to verify taxes.

7. 2008-05-02
   soldstatus $40,000

   Show marketing remark (190 chars)

   Nice area of Mt. Clemens! Buyer to pre-qul w/ countrywide, buyer or agent responsible for inspec. Turn-on. LB to hold $1,000 dep. Buyer agent to verify all info. Buyer agent to verify taxes.

8. 2008-03-07
   historical

   Show marketing remark (190 chars)

   Nice area of Mt. Clemens! Buyer to pre-qul w/ countrywide, buyer or agent responsible for inspec. Turn-on. LB to hold $1,000 dep. Buyer agent to verify all info. Buyer agent to verify taxes.

9. 2007-12-11
   listed $39,900

   Show marketing remark (190 chars)

   Nice area of Mt. Clemens! Buyer to pre-qul w/ countrywide, buyer or agent responsible for inspec. Turn-on. LB to hold $1,000 dep. Buyer agent to verify all info. Buyer agent to verify taxes.

10. 2007-12-11
    listed $39,900

    Show marketing remark (190 chars)

    Nice area of Mt. Clemens! Buyer to pre-qul w/ countrywide, buyer or agent responsible for inspec. Turn-on. LB to hold $1,000 dep. Buyer agent to verify all info. Buyer agent to verify taxes.

11. 2007-10-29
    historical
12. 2007-10-29
    historical
13. 2007-04-29
    listed $79,999
14. 2007-04-29
    listed $79,999
15. 2007-01-09
    historical
16. 2006-09-19
    listed $99,700
17. 2006-09-19
    historical
18. 2006-06-01
    listed $103,900
19. 2005-02-03
    soldstatus $795
20. 2004-12-17
    historical
21. 2004-10-29
    listed $795

ⓘ 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: $2,740 · $228/mo
• Projected year-2 tax: $2,755 · $230/mo
• Expected delta: +$15/yr (+$1/mo · 0.5%)

ⓘ 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 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,140
• − Mortgage interest: −$10,077
• − Property taxes: −$2,740
• − Insurance: −$900
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$5,233
• Taxable loss: −$3,713
• Est. tax savings @ 24.0%: +$891
• After-tax cash flow: $261/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: Mount Clemens Community School District
• NCES district ID: 2624690
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $36,632
• Composite: 6.25/100
• National rank: #10005
• State rank: #532 of 540 in MI

Livability — Mount Clemens

• Score: 77/100
• State rank: #120
• US rank: #2918

Category grades

Amenities D+ Commute A+ Cost of living A+ Crime D+ Employment D- Housing A+ Health & safety B- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Clemens, MI
• County: Macomb County · 638,552 people
• City population: 15,429
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 15,429
• Household income: $52,161
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 610.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 22% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · 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: ▼ -194.74%
• Current HPI: 260.7139
• Rent YoY: ▲ 10.82%
• 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

+73.1% since first listed

23 events — show timeline

• 2026-05-24 Pending — MiRealSource-MiMLS
• 2026-05-24 Pending — REALCOMP
• 2026-05-17 Contingent — MiRealSource-MiMLS
• 2026-05-17 Contingent — REALCOMP
• 2026-05-14 Listed $179,900 MiRealSource-MiMLS
• 2026-05-14 Listed $179,900 REALCOMP
• 2026-05-12 Coming Soon $179,900 MiRealSource-MiMLS
• 2008-05-02 Sold (MLS) $40,000 REALCOMP
• 2008-05-02 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2008-03-07 Listing Removed — MiRealSource-MiMLS
• 2007-12-11 Listed $39,900 REALCOMP
• 2007-12-11 Listed $39,900 MiRealSource-MiMLS
• 2007-10-29 Listing Removed — MiRealSource-MiMLS
• 2007-10-29 Listing Removed — REALCOMP
• 2007-04-29 Listed $79,999 MiRealSource-MiMLS
• 2007-04-29 Listed $79,999 REALCOMP
• 2007-01-09 Listing Removed — MiRealSource-MiMLS
• 2006-09-19 Listing Removed — MiRealSource-MiMLS
• 2006-09-19 Listed $99,700 MiRealSource-MiMLS
• 2006-06-01 Listed $103,900 MiRealSource-MiMLS
• 2005-02-03 Sold (MLS) $795 MiRealSource-MiMLS
• 2004-12-17 Listing Removed — MiRealSource-MiMLS
• 2004-10-29 Listed $795 MiRealSource-MiMLS

Property tax history

+6.3%/yr

Latest (2025): $2,740 · +30.8% YoY. Source: county tax records.