21984 Andover Dr · Mount Clemens, MI 48042

$279,900

2 bd · 1.5 ba · 1,596 sqft · Condo public records · 45 Days on market

Built 2022 Good condition $175/sqft · at area comps Est $288k · at est. $300/mo HOA · 11% 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).

• Cash flow +9.8/30.0
• ARV discount +8.7/15.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable upper-level ranch offers a perfect blend of comfort and style. Featuring two spacious bedrooms and two well-appointed bathrooms, it's an ideal place to call home. The open-concept living area is highlighted by carpet throughout the living and dining rooms, providing a clean, modern look. The kitchen boasts ample amount of countertop space, complemented by stainless steel appliances, making it a dream for any home cook. A cozy gas fireplace in the living room adds a touch of warmth and ambiance. Enjoy the outdoors with your private balcony, perfect for relaxing or entertaining. A two-car garage offers plenty of storage space and convenience. Don't miss out on this fantastic opportunity in desirable Macomb Township! The condo includes a community center with a pool and work out area.

Key facts

• Cozy gas fireplace
• Community center
• Private balcony

Tags

• OPEN-CONCEPT LIVING AREA
• STAINLESS STEEL APPLIANCES
• COZY GAS FIREPLACE
• PRIVATE BALCONY
• COMMUNITY CENTER
• POOL

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $300; HOA covers grounds and structure maintenance, snow removal, and trash

Exterior

• Parking: Attached garage with garage door opener; Two garage spaces
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential condominium; One level; Upper-level entry with steps; Brick and vinyl siding construction
• Construction: Brick and vinyl siding; Slab foundation; Asphalt roof; Built as a condominium (residential)
• Exterior features: Community pool; Sidewalks; Paved road access; Asphalt roof

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric oven; Free-standing refrigerator; Microwave
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Unfurnished; Gas fireplace in the living room; Balcony; Five total rooms
• Laundry & utility: Washer and dryer in unit; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (5.3% below list).
• Recommended offer: $248k (11.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: crime D+, amenities D+, employment D-.
• New Haven Community Schools (suburban): math 25% / reading 39% proficiency, ranked #305 of 540 in MI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Haven High School (math 22% / reading 42%, grade F, #405 of 713 statewide, top 59%, 364 students, 55% FRL).
• Market conditions: 342 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 45 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

Recommended offer $248,098 (11.4% 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 45 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 8.8

CMA / ARV

• ARV (median comp): $287,761
• List price: $279,900
• Delta: -2.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.8%
• Equity multiple: 0.28×
• Total profit: $-56,573
• Equity at exit: $41,734

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-63,018
• Equity at exit: $24,201

Cash invested: $78,372 (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 48042

• Home prices YoY: -28.4%
• Active inventory: 342
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$389 /mo · $4,669/yr
• Insurance: −$117
• HOA: −$300
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-180

Break-even live

Break-even rent $2,878

Max offer price $248,098

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-101	+0% $-180	+5% $-259	+10% $-338
Rent	-10% $-389	-5% $-285	+0% $-180	+5% $-75	+10% $29
Rate	-1.0pp $-39	-0.5pp $-109	base $-180	+0.5pp $-253	+1.0pp $-326

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21391 Marina Cir Unit 1 Macomb, MI	3.0	2.5	1953	$2,650	$1.36	45d	1	0.99mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $279,900 Active 45 DOM
2. 2026-06-18
   days on market $279,900 Active 42 DOM
3. 2026-06-17
   days on market $279,900 Active 41 DOM
4. 2026-06-16
   days on market $279,900 Active 40 DOM
5. 2026-06-15
   days on market $279,900 Active 39 DOM
6. 2026-06-13
   days on market $279,900 Active 37 DOM
7. 2026-06-09
   days on market $279,900 Active 33 DOM
8. 2026-06-08
   days on market $279,900 Active 32 DOM
9. 2026-06-07
   days on market $279,900 Active 31 DOM
10. 2026-06-04
    days on market $279,900 Active 28 DOM
11. 2026-06-03
    days on market $279,900 Active 27 DOM
12. 2026-06-02
    days on market $279,900 Active 26 DOM

    Show marketing remark (806 chars)

    This adorable upper-level ranch offers a perfect blend of comfort and style. Featuring two spacious bedrooms and two well-appointed bathrooms, it's an ideal place to call home. The open-concept living area is highlighted by carpet throughout the living and dining rooms, providing a clean, modern look. The kitchen boasts ample amount of countertop space, complemented by stainless steel appliances, making it a dream for any home cook. A cozy gas fireplace in the living room adds a touch of warmth and ambiance. Enjoy the outdoors with your private balcony, perfect for relaxing or entertaining. A two-car garage offers plenty of storage space and convenience. Don't miss out on this fantastic opportunity in desirable Macomb Township! The condo includes a community center with a pool and work out area.

13. 2026-06-02
    price $279,900 Active 25 DOM

    Show marketing remark (806 chars)

    This adorable upper-level ranch offers a perfect blend of comfort and style. Featuring two spacious bedrooms and two well-appointed bathrooms, it's an ideal place to call home. The open-concept living area is highlighted by carpet throughout the living and dining rooms, providing a clean, modern look. The kitchen boasts ample amount of countertop space, complemented by stainless steel appliances, making it a dream for any home cook. A cozy gas fireplace in the living room adds a touch of warmth and ambiance. Enjoy the outdoors with your private balcony, perfect for relaxing or entertaining. A two-car garage offers plenty of storage space and convenience. Don't miss out on this fantastic opportunity in desirable Macomb Township! The condo includes a community center with a pool and work out area.

14. 2026-06-01
    days on market $284,900 Active 25 DOM
15. 2026-05-31
    days on market $284,900 Active 24 DOM
16. 2026-05-07
    listed $284,900 Active 819-char remark

    Show marketing remark (806 chars)

    This adorable upper-level ranch offers a perfect blend of comfort and style. Featuring two spacious bedrooms and two well-appointed bathrooms, it's an ideal place to call home. The open-concept living area is highlighted by carpet throughout the living and dining rooms, providing a clean, modern look. The kitchen boasts ample amount of countertop space, complemented by stainless steel appliances, making it a dream for any home cook. A cozy gas fireplace in the living room adds a touch of warmth and ambiance. Enjoy the outdoors with your private balcony, perfect for relaxing or entertaining. A two-car garage offers plenty of storage space and convenience. Don't miss out on this fantastic opportunity in desirable Macomb Township! The condo includes a community center with a pool and work out area.

17. 2026-05-07
    listed $284,900 Active 806-char remark

    Show marketing remark (806 chars)

    This adorable upper-level ranch offers a perfect blend of comfort and style. Featuring two spacious bedrooms and two well-appointed bathrooms, it's an ideal place to call home. The open-concept living area is highlighted by carpet throughout the living and dining rooms, providing a clean, modern look. The kitchen boasts ample amount of countertop space, complemented by stainless steel appliances, making it a dream for any home cook. A cozy gas fireplace in the living room adds a touch of warmth and ambiance. Enjoy the outdoors with your private balcony, perfect for relaxing or entertaining. A two-car garage offers plenty of storage space and convenience. Don't miss out on this fantastic opportunity in desirable Macomb Township! The condo includes a community center with a pool and work out area.

18. 2023-02-14
    soldstatus $261,324

    Show marketing remark (590 chars)

    Beautiful new construction condominium in Hartford Village in Macomb. The Buckingham II - two bedrooms, two baths and two-car garage. Spacious living room and dining area with cathedral ceiling. Centrally-located kitchen with snack bar with flush LED lighting. Upgraded cabinets throughout. Walk-in closet in master bedroom. upgraded carpeting. Full-size washer and electric dryer. Patio. Vertical blinds. Low E insulated vinyl windows with screens. High-efficiency furnace, programmable thermostat and Nelson Energy Seal. Photos and virtual tour are of a comparable home. Quick Occupancy.

19. 2022-10-17
    listed $261,324

    Show marketing remark (590 chars)

    Beautiful new construction condominium in Hartford Village in Macomb. The Buckingham II - two bedrooms, two baths and two-car garage. Spacious living room and dining area with cathedral ceiling. Centrally-located kitchen with snack bar with flush LED lighting. Upgraded cabinets throughout. Walk-in closet in master bedroom. upgraded carpeting. Full-size washer and electric dryer. Patio. Vertical blinds. Low E insulated vinyl windows with screens. High-efficiency furnace, programmable thermostat and Nelson Energy Seal. Photos and virtual tour are of a comparable home. Quick Occupancy.

20. 2022-05-23
    historical
21. 2022-04-18
    listed $249,728

ⓘ 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: $4,669 · $389/mo
• Projected year-2 tax: $4,669 · $389/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,800
• − Mortgage interest: −$15,679
• − Property taxes: −$4,669
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$3,600
• − Depreciation: −$8,143
• Taxable loss: −$6,778
• Est. tax savings @ 24.0%: +$1,627
• After-tax cash flow: $-534/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 · 12 photos

Good 80/100 Cosmetic rehab

This upper-level ranch is in good condition with minimal repairs needed. It offers a cozy and modern living space with ample natural light and a well-maintained exterior.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value.
• Rental Clean gutters — Keeps property in good condition and prevents water damage.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value. ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: New Haven Community Schools
• NCES district ID: 2625230
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $64,247
• Composite: 29.17/100
• National rank: #6575
• State rank: #305 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

• City population: 15,429
• Population (ZIP): 33,303

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 19% English 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 84% English-only · Other Indo-European 7% Russian/Polish/Slavic 3% 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: ▼ -87.07%
• Current HPI: 219.778
• Rent YoY: —
• Metro: —
• 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

+12.1% since first listed

10 events — show timeline

• 2026-06-02 Price Changed $279,900 MiRealSource-MiMLS
• 2026-06-01 Price Changed $279,900 REALCOMP
• 2026-05-22 Relisted — REALCOMP
• 2026-05-21 Listing Removed — REALCOMP
• 2026-05-07 Listed $284,900 REALCOMP
• 2026-05-07 Listed $284,900 MiRealSource-MiMLS
• 2023-02-14 Sold (MLS) $261,324 REALCOMP
• 2022-10-17 Listed $261,324 REALCOMP
• 2022-05-23 Listing Removed — REALCOMP
• 2022-04-18 Listed $249,728 REALCOMP

Property tax history

+71.2%/yr

Latest (2025): $4,669 · +2.3% YoY. Source: county tax records.