38100 Ducharme Dr · Clinton, MI 48038

$45,900

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 253 Days on market

Built 2023 Fair condition $43/sqft · 63% below area

---

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
• Livability +3.5/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Built 2023
• Listed 253 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $46k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.6% vs local median 3.6% 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); 421 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 92d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $317 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Recommended offer $40,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.12% ✓
• Cap rate: 27.56%
• Cash-on-cash: 75.96%
• DSCR: 4.38
• GRM: 2.7

CMA / ARV

• ARV (median comp): $124,789
• List price: $45,900
• Delta: -63.22%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38021 Orleans St. St	0.26mi	3/2.0	1,056 (0%)	12mo	$41,000	$39	78
15350 Enchante Dr	0.16mi	3/2.0	1,200 (+14%)	1mo	$52,000	$43	69
38181 Hayes Rd	0.33mi	3/1.5	1,124 (+6%)	6mo	$305,000	$271	67
15317 Cartier Dr	0.21mi	3/2.0	1,216 (+15%)	5mo	$22,000	$18	61
37474 Utica Rd	0.56mi	3/1.0	900 (-15%)	13mo	$178,818	$199	35
37539 Palmer Woods Blvd	0.53mi	2/1.0 (-1)	884 (-16%)	14mo	$160,000	$181	29

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: 72.5%
• Equity multiple: 4.13×
• Total profit: $40,205
• Equity at exit: $6,844

10-year hold

• IRR: 75.5%
• Equity multiple: 7.66×
• Total profit: $85,608
• Equity at exit: $3,969

Cash invested: $12,852 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 75 active · 1 under contract
• Months of supply: 150.0 mo (1%/mo absorbed)
• Median asking: $55,900 ($54/sqft)
• Median days on market: 44 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +119.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48038

• Rents YoY: -0.9%
• Active inventory: 421
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$57 /mo · $688/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $814

Break-even live

Break-even rent $402

Max offer price $45,900

Occupancy floor 38%

Sensitivity live

Price	-10% $845	-5% $829	+0% $814	+5% $798	+10% $782
Rent	-10% $700	-5% $757	+0% $814	+5% $870	+10% $927
Rate	-1.0pp $837	-0.5pp $825	base $814	+0.5pp $802	+1.0pp $790

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: $11,475
• Closing costs: $1,377
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	10d	1	0.04mi
38126 Saint Tropez Dr Unit 721 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	14d	1	0.04mi
15900 Villaire Ave Unit 454 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	6d	1	0.04mi
15882 Villaire Ave Unit 455 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	91d	1	0.05mi
38136 Ducharme Dr Unit 467 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	91d	1	0.05mi
15962 Villaire Ave Unit 448 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	105d	1	0.06mi
15814 Croatia Dr Unit 579 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	2d	1	0.06mi
15881 Villaire Ave Unit 658 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	118d	1	0.07mi
15385 Dominique Dr Unit 826 Clinton Township, MI	3.0	2.0	1248	$1,449	$1.16	41d	1	0.07mi
15929 Villaire Ave Unit 668 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	113d	1	0.07mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	184d	1	0.08mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,199	$1.56	118d	1	0.08mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	118d	1	0.09mi
38089 Marlene Dr Unit 581 Clinton Township, MI	3.0	2.0	1152	$1,429	$1.24	105d	1	0.09mi
38070 Ducharme Dr Unit 596 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	49d	1	0.09mi
15901 Villaire Ave Unit 661 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	15d	1	0.09mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	184d	1	0.10mi
15381 Danseur Dr Unit 782 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	63d	1	0.10mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	184d	1	0.11mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	184d	1	0.11mi
38171 Ducharme Dr Unit 639 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	91d	1	0.11mi
38054 Ducharme Dr Unit 592 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	9d	1	0.13mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	143d	1	0.13mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	165d	1	0.14mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	118d	1	0.14mi
38099 Johannes Dr Unit 550 Clinton Township, MI	3.0	2.0	924	$1,399	$1.51	91d	1	0.14mi
38049 Ducharme Dr Unit 608 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	91d	1	0.14mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	118d	1	0.15mi
38065 Marlene Dr Unit 587 Clinton Township, MI	3.0	2.0	924	$1,399	$1.51	72d	1	0.15mi
38060 Leverette Ave Unit 435 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	105d	1	0.15mi
15345 Dominique Dr Unit 836 Clinton Township, MI	3.0	2.0	1120	$1,399	$1.25	83d	1	0.15mi
15344 Dominique Dr Unit 862 Clinton Township, MI	3.0	2.0	1152	$1,429	$1.24	43d	1	0.15mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	133d	1	0.16mi
15335 Enchante Dr Unit 890 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	22d	1	0.16mi
38034 Saint Tropez Dr Unit 698 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	63d	1	0.16mi
38044 Marlene Dr Unit 564 Clinton Township, MI	3.0	2.0	1152	$1,429	$1.24	91d	1	0.17mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,249	$1.30	23d	1	0.17mi
38078 Pardo Dr Unit 401 Clinton Township, MI	3.0	2.0	1152	$1,399	$1.21	9d	1	0.18mi
38084 Johannes Dr Unit 531 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	2d	1	0.18mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	118d	1	0.18mi

Property features AI

Finance

• Financial info: List price $61,900Spec inventory (new construction)

Exterior

• Home design: Single-section home3-bed, 2-bath plan
• Exterior features: Living area approximately 1,056

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: DishwasherDisposalRefrigerator

Listing history 50 events

1. 2026-11-01
   days on market $45,900 Active 253 DOM
2. 2026-10-31
   days on market $45,900 Active 252 DOM
3. 2026-10-30
   days on market $45,900 Active 251 DOM
4. 2026-10-29
   days on market $45,900 Active 250 DOM
5. 2026-10-28
   days on market $45,900 Active 249 DOM
6. 2026-10-27
   days on market $45,900 Active 248 DOM
7. 2026-10-26
   days on market $45,900 Active 247 DOM
8. 2026-10-26
   days on market $45,900 Active 246 DOM
9. 2026-10-24
   days on market $45,900 Active 245 DOM
10. 2026-10-23
    days on market $45,900 Active 244 DOM
11. 2026-08-19
    days on market $45,900 Active 243 DOM
12. 2026-08-18
    days on market $45,900 Active 242 DOM
13. 2026-08-17
    days on market $45,900 Active 241 DOM
14. 2026-08-16
    days on market $45,900 Active 240 DOM
15. 2026-08-15
    days on market $45,900 Active 239 DOM
16. 2026-08-14
    days on market $45,900 Active 238 DOM
17. 2026-08-13
    days on market $45,900 Active 237 DOM
18. 2026-08-12
    days on market $45,900 Active 236 DOM
19. 2026-08-11
    days on market $45,900 Active 235 DOM
20. 2026-08-10
    days on market $45,900 Active 234 DOM
21. 2026-08-09
    days on market $45,900 Active 233 DOM
22. 2026-08-08
    days on market $45,900 Active 232 DOM
23. 2026-08-06
    days on market $45,900 Active 230 DOM
24. 2026-08-05
    days on market $45,900 Active 229 DOM
25. 2026-08-04
    days on market $45,900 Active 228 DOM
26. 2026-08-03
    days on market $45,900 Active 227 DOM
27. 2026-07-31
    days on market $45,900 Active 224 DOM
28. 2026-07-30
    days on market $45,900 Active 222 DOM
29. 2026-07-28
    days on market $45,900 Active 221 DOM
30. 2026-07-26
    days on market $45,900 Active 219 DOM
31. 2026-07-24
    days on market $45,900 Active 217 DOM
32. 2026-07-23
    days on market $45,900 Active 216 DOM
33. 2026-07-22
    days on market $45,900 Active 215 DOM
34. 2026-07-21
    days on market $45,900 Active 214 DOM
35. 2026-07-20
    days on market $45,900 Active 213 DOM
36. 2026-07-18
    days on market $45,900 Active 211 DOM
37. 2026-07-18
    days on market $45,900 Active 210 DOM
38. 2026-07-16
    days on market $45,900 Active 209 DOM
39. 2026-07-15
    days on market $45,900 Active 208 DOM
40. 2026-07-14
    days on market $45,900 Active 207 DOM
41. 2026-07-13
    days on market $45,900 Active 206 DOM
42. 2026-07-13
    days on market $45,900 Active 205 DOM
43. 2026-07-11
    days on market $45,900 Active 204 DOM
44. 2026-07-10
    days on market $45,900 Active 203 DOM
45. 2026-07-09
    pricedays on market $45,900 Active 202 DOM
46. 2026-07-07
    days on market $55,900 Active 200 DOM
47. 2026-07-06
    days on market $55,900 Active 199 DOM
48. 2026-07-06
    days on market $55,900 Active 198 DOM
49. 2026-07-05
    days on market $55,900 Active 197 DOM
50. 2026-07-03
    days on market $55,900 Active 196 DOM

ⓘ 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: $17,176
• − Mortgage interest: −$2,571
• − Property taxes: −$688
• − Insurance: −$230
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$1,335
• Taxable income: $9,604
• Est. tax owed @ 24.0%: −$2,305
• After-tax cash flow: $7,458/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $26,400–$47,520 screening

The home requires significant exterior repairs and maintenance, including a new roof and painting the siding. These improvements would significantly increase its value and make it more attractive to buyers and renters.

Components & finishes AI

Flooring carpet

Repairs flagged

• Major roof — The independent image shows significant wear and tear on the roof.
• Major exterior siding — The independent image shows peeling paint and discoloration on the siding.
• Minor landscaping — The lawn appears to be in need of some maintenance, but not major repairs.

Value-add opportunities

• Both paint exterior siding — Fresh paint on the exterior siding would improve the home's curb appeal and increase its value. ↑
• Both repair roof — A new roof would significantly increase the home's value and reduce potential future expenses. ↑
• Both landscape lawn — A well-maintained lawn would enhance the home's curb appeal and attract more potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

B Composite livability gradescore 70/100

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 · 925,296 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: 10% of renters

---

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%
• 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

Property features AI

Finance

• Financial info: List price $61,900Spec inventory (new construction)

Exterior

• Home design: Single-section home3-bed, 2-bath plan
• Exterior features: Living area approximately 1,056

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: DishwasherDisposalRefrigerator