22114 Lange St · St. Clair Shores, MI 48080

$175,000

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 3 Days on market

Built 1951 6,098 sqft lot Est $160k · 10% over

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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).

• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• ARV discount +3.2/15.0
• 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

* * Multiple offers received. Offer Deadline of Sunday at 5:00 PM * * Charming and thoughtfully updated 2-bedroom, 1-bath ranch offering easy one-level living in a prime location near Jefferson Avenue and just a short walk to the Nautical Mile. Inside, you'll find hardwood flooring throughout, a beautifully appointed kitchen with maple cabinetry, granite countertops, and a custom built-in dining booth featuring stained maple benches and tabletop. The living space is enhanced by a custom maple TV surround with floating shelf, adding warmth and character. Enjoy relaxing on the inviting front porch with custom wire rope railing and mahogany handrail, or entertain in the spacious fenced backyard complete with patio and impressive raised planter box garden. Major updates include newer roof, encapsulated crawlspace, and furnace, A/C, and hot water tank all replaced in 2020. Conveniently located near popular dining, shopping, and waterfront attractions, this turnkey home offers the perfect blend of charm, updates, and everyday convenience.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Ground-level entry with steps; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Patio; Porch; Back yard fenced

Interior

• Kitchen: Free‑standing gas range; Free‑standing refrigerator; Microwave; Disposal
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Disposal; Microwave; Gas water heater
• Laundry & utility: Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $37 ($439/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (17.9% below list).
• Recommended offer: $144k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Lakeview Public Schools (Macomb) (suburban): math 32% / reading 51% proficiency, ranked #180 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 167 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $105k; list at $175k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,598 (17.9% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $159,804
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22225 Lange St	0.09mi	2/1.0	829 (+0%)	9mo	$167,500	$202	88
22100 Lange Street St	0.03mi	2/1.0	852 (+3%)	9mo	$157,000	$184	87
22420 Lange St	0.20mi	2/1.0	810 (-2%)	11mo	$140,000	$173	78
22416 Lange St	0.20mi	2/1.0	800 (-3%)	10mo	$183,500	$229	77
21800 Maple Ave	0.29mi	2/1.0	888 (+7%)	2mo	$171,000	$193	73
22415 Stephens St	0.45mi	2/1.0	910 (+10%)	2mo	$114,000	$125	61
22417 Maple St	0.35mi	2/1.0	945 (+14%)	3mo	$247,500	$262	58
21821 Lange St	0.18mi	3/1.0 (+1)	922 (+11%)	12mo	$218,000	$236	57
22301 Bon Heur St	0.66mi	2/1.0	892 (+8%)	1mo	$190,000	$213	55
21905 Ridgeway St	0.49mi	2/1.0	724 (-13%)	4mo	$135,000	$186	53
21828 Pleasant St	0.70mi	2/1.0	871 (+5%)	10mo	$155,000	$178	50
21717 Bon Heur St	0.69mi	2/1.0	889 (+7%)	10mo	$100,000	$112	47

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-26,076
• Equity at exit: $26,093

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-19,898
• Equity at exit: $15,131

Cash invested: $49,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$918
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $37

Break-even live

Break-even rent $1,390

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $136	-5% $86	+0% $37	+5% $-13	+10% $-62
Rent	-10% $-77	-5% $-20	+0% $37	+5% $93	+10% $150
Rate	-1.0pp $125	-0.5pp $81	base $37	+0.5pp $-9	+1.0pp $-55

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,250	$1.79	0d	1	0.27mi
21601 E 10 Mile Rd St Clair Shores, MI	1.0	1.0	750	$985	$1.31	25d	1	0.37mi
401 Northshore Dr St Clair Shores, MI	2.0	1.0–1.5	970	$1,554	$1.60	0d	4	0.55mi
23742 Greater Mack Ave St Clair Shores, MI	1.0	1.0	850	$1,700	$2.00	0d	1	0.63mi
26324 Harper Unit 4 St Clair Shores, MI	2.0	1.0	700	$1,195	$1.71	25d	1	0.73mi
26324 Harper Ave Unit 6 St Clair Shores, MI	3.0	1.0	1100	$1,345	$1.22	25d	1	0.73mi
26324 Harper Ave Unit 7 St Clair Shores, MI	1.0	1.0	700	$1,095	$1.56	25d	1	0.73mi
24000 Jefferson Ave Unit 218 St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	44d	1	0.83mi
218 Riviera Dr St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	44d	1	0.84mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	44d	1	1.01mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	0d	1	1.05mi
22843 Grove St #47 Saint Clair Shores, MI	1.0	1.0	700	$1,100	$1.57	21d	1	1.22mi
22412 Milner St Saint Clair Shores, MI	3.0	1.0	1060	$2,000	$1.89	2d	1	1.26mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	44d	1	1.27mi
22100 E 11 Mile Rd Unit 22112 St Clair Shores, MI	1.0	1.0	850	$950	$1.12	25d	1	1.31mi
22100 E Eleven Mile Rd Unit 22114 St Clair Shores, MI	1.0	1.0	750	$975	$1.30	25d	1	1.31mi
22615 Maxine St Saint Clair Shores, MI	3.0	1.0	950	$1,495	$1.57	0d	1	1.32mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	3d	1	1.32mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	11d	1	1.47mi

Listing history 10 events

1. 2026-05-04
   status Pending 1052-char remark

   Show marketing remark (1052 chars)

   * * Multiple offers received. Offer Deadline of Sunday at 5:00 PM * * Charming and thoughtfully updated 2-bedroom, 1-bath ranch offering easy one-level living in a prime location near Jefferson Avenue and just a short walk to the Nautical Mile. Inside, you'll find hardwood flooring throughout, a beautifully appointed kitchen with maple cabinetry, granite countertops, and a custom built-in dining booth featuring stained maple benches and tabletop. The living space is enhanced by a custom maple TV surround with floating shelf, adding warmth and character. Enjoy relaxing on the inviting front porch with custom wire rope railing and mahogany handrail, or entertain in the spacious fenced backyard complete with patio and impressive raised planter box garden. Major updates include newer roof, encapsulated crawlspace, and furnace, A/C, and hot water tank all replaced in 2020. Conveniently located near popular dining, shopping, and waterfront attractions, this turnkey home offers the perfect blend of charm, updates, and everyday convenience.

2. 2026-05-04
   status Pending

   Show marketing remark (1052 chars)

   * * Multiple offers received. Offer Deadline of Sunday at 5:00 PM * * Charming and thoughtfully updated 2-bedroom, 1-bath ranch offering easy one-level living in a prime location near Jefferson Avenue and just a short walk to the Nautical Mile. Inside, you'll find hardwood flooring throughout, a beautifully appointed kitchen with maple cabinetry, granite countertops, and a custom built-in dining booth featuring stained maple benches and tabletop. The living space is enhanced by a custom maple TV surround with floating shelf, adding warmth and character. Enjoy relaxing on the inviting front porch with custom wire rope railing and mahogany handrail, or entertain in the spacious fenced backyard complete with patio and impressive raised planter box garden. Major updates include newer roof, encapsulated crawlspace, and furnace, A/C, and hot water tank all replaced in 2020. Conveniently located near popular dining, shopping, and waterfront attractions, this turnkey home offers the perfect blend of charm, updates, and everyday convenience.

3. 2026-05-02
   listed $175,000 Active 1052-char remark

   Show marketing remark (1052 chars)

   * * Multiple offers received. Offer Deadline of Sunday at 5:00 PM * * Charming and thoughtfully updated 2-bedroom, 1-bath ranch offering easy one-level living in a prime location near Jefferson Avenue and just a short walk to the Nautical Mile. Inside, you'll find hardwood flooring throughout, a beautifully appointed kitchen with maple cabinetry, granite countertops, and a custom built-in dining booth featuring stained maple benches and tabletop. The living space is enhanced by a custom maple TV surround with floating shelf, adding warmth and character. Enjoy relaxing on the inviting front porch with custom wire rope railing and mahogany handrail, or entertain in the spacious fenced backyard complete with patio and impressive raised planter box garden. Major updates include newer roof, encapsulated crawlspace, and furnace, A/C, and hot water tank all replaced in 2020. Conveniently located near popular dining, shopping, and waterfront attractions, this turnkey home offers the perfect blend of charm, updates, and everyday convenience.

4. 2026-05-02
   listed $175,000 Active

   Show marketing remark (1052 chars)

   * * Multiple offers received. Offer Deadline of Sunday at 5:00 PM * * Charming and thoughtfully updated 2-bedroom, 1-bath ranch offering easy one-level living in a prime location near Jefferson Avenue and just a short walk to the Nautical Mile. Inside, you'll find hardwood flooring throughout, a beautifully appointed kitchen with maple cabinetry, granite countertops, and a custom built-in dining booth featuring stained maple benches and tabletop. The living space is enhanced by a custom maple TV surround with floating shelf, adding warmth and character. Enjoy relaxing on the inviting front porch with custom wire rope railing and mahogany handrail, or entertain in the spacious fenced backyard complete with patio and impressive raised planter box garden. Major updates include newer roof, encapsulated crawlspace, and furnace, A/C, and hot water tank all replaced in 2020. Conveniently located near popular dining, shopping, and waterfront attractions, this turnkey home offers the perfect blend of charm, updates, and everyday convenience.

5. 2026-04-27
   historical $175,000 1052-char remark

   Show marketing remark (1052 chars)

   * * Multiple offers received. Offer Deadline of Sunday at 5:00 PM * * Charming and thoughtfully updated 2-bedroom, 1-bath ranch offering easy one-level living in a prime location near Jefferson Avenue and just a short walk to the Nautical Mile. Inside, you'll find hardwood flooring throughout, a beautifully appointed kitchen with maple cabinetry, granite countertops, and a custom built-in dining booth featuring stained maple benches and tabletop. The living space is enhanced by a custom maple TV surround with floating shelf, adding warmth and character. Enjoy relaxing on the inviting front porch with custom wire rope railing and mahogany handrail, or entertain in the spacious fenced backyard complete with patio and impressive raised planter box garden. Major updates include newer roof, encapsulated crawlspace, and furnace, A/C, and hot water tank all replaced in 2020. Conveniently located near popular dining, shopping, and waterfront attractions, this turnkey home offers the perfect blend of charm, updates, and everyday convenience.

6. 2006-09-05
   soldstatus $105,000 242-char remark

   Show marketing remark (242 chars)

   Great ranch on a large lot close to The Nautical Mile. Hardwood floors, large eating space in kitchen, great yard and beautiful landscaping in front. Newer windows, concrete and charming front porch. An excellent value priced to sell quickly.

7. 2006-07-12
   soldstatus $105,000
8. 2006-06-02
   historical 242-char remark

   Show marketing remark (242 chars)

   Great ranch on a large lot close to The Nautical Mile. Hardwood floors, large eating space in kitchen, great yard and beautiful landscaping in front. Newer windows, concrete and charming front porch. An excellent value priced to sell quickly.

9. 2005-09-08
   listed $109,900 242-char remark

   Show marketing remark (242 chars)

   Great ranch on a large lot close to The Nautical Mile. Hardwood floors, large eating space in kitchen, great yard and beautiful landscaping in front. Newer windows, concrete and charming front porch. An excellent value priced to sell quickly.

10. 1988-04-05
    soldstatus $34,900

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$704/yr (+$59/mo · 54.7%)

ⓘ 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: $17,232
• − Mortgage interest: −$9,803
• − Property taxes: −$1,287
• − Insurance: −$875
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$5,091
• Taxable loss: −$2,581
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $1,058/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: Lakeview Public Schools (Macomb)
• NCES district ID: 2620880
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $54,411
• Composite: 36.09/100
• National rank: #4759
• State rank: #180 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

+401.4% since first listed

10 events — show timeline

• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-05-02 Listed $175,000 MiRealSource-MiMLS
• 2026-05-02 Listed $175,000 REALCOMP
• 2026-04-27 Coming Soon $175,000 MiRealSource-MiMLS
• 2006-09-05 Sold (MLS) $105,000 MiRealSource-MiMLS
• 2006-07-12 Sold (Public Records) $105,000 Public Records
• 2006-06-02 Listing Removed — MiRealSource-MiMLS
• 2005-09-08 Listed $109,900 MiRealSource-MiMLS
• 1988-04-05 Sold (Public Records) $34,900 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,287 · +2.5% YoY. Source: county tax records.