21718 Elizabeth St · St. Clair Shores, MI 48080

$145,000

3 bd · 1.0 ba · 776 sqft · SingleFamily public records · 7 Days on market

Built 1955 5,663 sqft lot $187/sqft · 19% below area Est $184k · 21% under

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Why this score? — see what drove the C+ 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.5/10.0
• 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

Classic bungalow charm meets modern comfort in this beautifully maintained home. Warm, inviting spaces and a natural flow create a cozy yet elevated feel that makes bungalow living so desirable. Filled with natural light and timeless character, this home offers comfort, style, and functionality throughout. Complete with a detached garage and fenced yard, all in sought-after St. Clair Shores - a perfect blend of charm and everyday living.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Deck; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Microwave; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Crawl space basement; 8 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.4% 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 C — 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: 161 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1955 — 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: 1.15% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.2

CMA / ARV

• ARV (median comp): $183,673
• List price: $145,000
• Delta: -21.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22329 Maxine St	0.38mi	2/1.0 (-1)	778 (+0%)	1mo	$180,000	$231	76
21919 Avalon St	0.37mi	2/1.0 (-1)	750 (-3%)	3mo	$160,000	$213	70
21531 Alger St	0.27mi	2/1.0 (-1)	750 (-3%)	17mo	$153,500	$205	63
21616 Gaukler St	0.23mi	2/1.0 (-1)	813 (+5%)	20mo	$175,000	$215	59
22607 Maxine St	0.54mi	2/1.0 (-1)	731 (-6%)	1mo	$180,000	$246	59
23309 Grove St	0.46mi	3/1.0	845 (+9%)	17mo	$155,000	$183	49
22515 Maxine St	0.51mi	2/1.0 (-1)	751 (-3%)	23mo	$150,000	$200	47
21828 Pleasant St	0.55mi	2/1.0 (-1)	871 (+12%)	10mo	$155,000	$178	41
22001 Lakeview St	0.53mi	2/1.0 (-1)	718 (-8%)	23mo	$112,500	$157	39
22006 Pleasant St	0.57mi	2/1.0 (-1)	867 (+12%)	13mo	$215,000	$248	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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-6,944
• Equity at exit: $21,620

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $15,443
• Equity at exit: $12,537

Cash invested: $40,600 (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: 161
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$760
• Tax from tax record: −$243 /mo · $2,914/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $259

Break-even live

Break-even rent $1,346

Max offer price $145,000

Occupancy floor 80%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	43d	1	0.28mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	2d	1	0.28mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	11d	1	0.33mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	43d	1	0.45mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	1d	1	0.57mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	43d	1	0.93mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	10d	1	1.03mi
24000 Jefferson Ave Unit 218 St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	43d	1	1.11mi
218 Riviera Dr St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	43d	1	1.15mi
401 Northshore Dr St Clair Shores, MI	2.0	1.0–1.5	970	$1,554	$1.60	1d	4	1.17mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	24d	1	1.19mi
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	43d	1	1.20mi
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,300	$1.86	5d	1	1.36mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,671	$1.72	1d	12	1.42mi

Listing history 22 events

1. 2026-05-14
   status Pending 441-char remark

   Show marketing remark (441 chars)

   Classic bungalow charm meets modern comfort in this beautifully maintained home. Warm, inviting spaces and a natural flow create a cozy yet elevated feel that makes bungalow living so desirable. Filled with natural light and timeless character, this home offers comfort, style, and functionality throughout. Complete with a detached garage and fenced yard, all in sought-after St. Clair Shores - a perfect blend of charm and everyday living.

2. 2026-05-14
   status Pending 445-char remark

   Show marketing remark (441 chars)

   Classic bungalow charm meets modern comfort in this beautifully maintained home. Warm, inviting spaces and a natural flow create a cozy yet elevated feel that makes bungalow living so desirable. Filled with natural light and timeless character, this home offers comfort, style, and functionality throughout. Complete with a detached garage and fenced yard, all in sought-after St. Clair Shores - a perfect blend of charm and everyday living.

3. 2026-05-08
   listed $145,000 Active 441-char remark

   Show marketing remark (441 chars)

   Classic bungalow charm meets modern comfort in this beautifully maintained home. Warm, inviting spaces and a natural flow create a cozy yet elevated feel that makes bungalow living so desirable. Filled with natural light and timeless character, this home offers comfort, style, and functionality throughout. Complete with a detached garage and fenced yard, all in sought-after St. Clair Shores - a perfect blend of charm and everyday living.

4. 2026-05-08
   listed $145,000 Active 445-char remark

   Show marketing remark (441 chars)

   Classic bungalow charm meets modern comfort in this beautifully maintained home. Warm, inviting spaces and a natural flow create a cozy yet elevated feel that makes bungalow living so desirable. Filled with natural light and timeless character, this home offers comfort, style, and functionality throughout. Complete with a detached garage and fenced yard, all in sought-after St. Clair Shores - a perfect blend of charm and everyday living.

5. 2026-05-06
   historical $145,000 441-char remark

   Show marketing remark (441 chars)

   Classic bungalow charm meets modern comfort in this beautifully maintained home. Warm, inviting spaces and a natural flow create a cozy yet elevated feel that makes bungalow living so desirable. Filled with natural light and timeless character, this home offers comfort, style, and functionality throughout. Complete with a detached garage and fenced yard, all in sought-after St. Clair Shores - a perfect blend of charm and everyday living.

6. 2023-07-07
   soldstatus $132,000
7. 2023-06-27
   soldstatus $132,000

   Show marketing remark (505 chars)

   Fantastic location with this possible 3 bedroom bungalow in the Shores! Minutes from Lake St. Clair, downtown and the Grosse Pointes. Situated on a tree lined street this home sits among new construction homes. New LVP kitchen floor. Huge upstairs space not included in the square footage is ready to be finished for that extra bedroom or office. Extra deep (162 ft!) lot, large decks off the front and back of the home and a brand new privacy fence. You don't see prices like this in SCS anymore, hurry!

8. 2023-06-27
   soldstatus $132,000 Closed

   Show marketing remark (505 chars)

   Fantastic location with this possible 3 bedroom bungalow in the Shores! Minutes from Lake St. Clair, downtown and the Grosse Pointes. Situated on a tree lined street this home sits among new construction homes. New LVP kitchen floor. Huge upstairs space not included in the square footage is ready to be finished for that extra bedroom or office. Extra deep (162 ft!) lot, large decks off the front and back of the home and a brand new privacy fence. You don't see prices like this in SCS anymore, hurry!

9. 2023-05-21
   status Pending
10. 2023-05-05
    listed $125,000 Active
11. 2023-05-04
    historical $125,000

    Show marketing remark (505 chars)

    Fantastic location with this possible 3 bedroom bungalow in the Shores! Minutes from Lake St. Clair, downtown and the Grosse Pointes. Situated on a tree lined street this home sits among new construction homes. New LVP kitchen floor. Huge upstairs space not included in the square footage is ready to be finished for that extra bedroom or office. Extra deep (162 ft!) lot, large decks off the front and back of the home and a brand new privacy fence. You don't see prices like this in SCS anymore, hurry!

12. 2023-05-04
    listed $125,000

    Show marketing remark (505 chars)

    Fantastic location with this possible 3 bedroom bungalow in the Shores! Minutes from Lake St. Clair, downtown and the Grosse Pointes. Situated on a tree lined street this home sits among new construction homes. New LVP kitchen floor. Huge upstairs space not included in the square footage is ready to be finished for that extra bedroom or office. Extra deep (162 ft!) lot, large decks off the front and back of the home and a brand new privacy fence. You don't see prices like this in SCS anymore, hurry!

13. 2021-02-17
    soldstatus $74,000
14. 2020-11-13
    soldstatus $74,000 Closed
15. 2020-11-13
    soldstatus $74,000
16. 2020-11-06
    status Pending
17. 2020-10-30
    listed $79,900 Active
18. 2020-10-30
    listed $79,900
19. 2016-11-25
    historical
20. 2016-11-25
    historical
21. 2016-10-28
    listed $52,900 Active
22. 2016-10-27
    listed $52,900

ⓘ 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: $2,914 · $243/mo
• Projected year-2 tax: $2,914 · $243/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 · 14 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: $20,090
• − Mortgage interest: −$8,122
• − Property taxes: −$2,914
• − Insurance: −$725
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$4,218
• Taxable income: $896
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $2,892/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

+174.1% since first listed

22 events — show timeline

• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-05-08 Listed $145,000 MiRealSource-MiMLS
• 2026-05-08 Listed $145,000 REALCOMP
• 2026-05-06 Coming Soon $145,000 MiRealSource-MiMLS
• 2023-07-07 Sold (Public Records) $132,000 Public Records
• 2023-06-27 Sold (MLS) $132,000 MiRealSource-MiMLS
• 2023-06-27 Sold (MLS) $132,000 REALCOMP
• 2023-05-21 Pending — MiRealSource-MiMLS
• 2023-05-05 Listed $125,000 MiRealSource-MiMLS
• 2023-05-04 Coming Soon $125,000 MiRealSource-MiMLS
• 2023-05-04 Listed $125,000 REALCOMP
• 2021-02-17 Sold (Public Records) $74,000 Public Records
• 2020-11-13 Sold (MLS) $74,000 REALCOMP
• 2020-11-13 Sold (MLS) $74,000 MiRealSource-MiMLS
• 2020-11-06 Pending — MiRealSource-MiMLS
• 2020-10-30 Listed $79,900 REALCOMP
• 2020-10-30 Listed $79,900 MiRealSource-MiMLS
• 2016-11-25 Listing Removed — REALCOMP
• 2016-11-25 Listing Removed — MiRealSource-MiMLS
• 2016-10-28 Listed $52,900 MiRealSource-MiMLS
• 2016-10-27 Listed $52,900 REALCOMP

Property tax history

+9.4%/yr

Latest (2025): $2,914 · +0.3% YoY. Source: county tax records.