22440 California St · St. Clair Shores, MI 48080

$200,000

3 bd · 1.0 ba · 981 sqft · SingleFamily public records · 1 Days on market

Built 1952 4,792 sqft lot Est $194k · at est.

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Why this score? — see what drove the F 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 +10.4/30.0
• ARV discount +6.2/15.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• 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

Adorable 3-bedroom bungalow just steps from the heart of downtown Saint Clair Shores! Offering approximately 1,000 sq ft of charming living space, this move-in ready home combines character with thoughtful updates throughout. The main level features hardwood floors, a spacious living area, and a separate dining room perfect for entertaining. The updated upstairs bungalow has been freshly painted and features brand new vinyl flooring, creating the perfect flex space for a bedroom, office, or cozy retreat. The kitchen includes stainless steel appliances and great functionality for everyday living. Major mechanical updates provide peace of mind, including a new roof (2023) and new windows installed in 2024 with a 35-year transferable warranty. Partially finished basement! Super cute, full of charm, and within walking distance to shops, restaurants, and waterfront attractions!

Key facts

• Separate dining room
• Hardwood floors
• New roof

Tags

• HARDWOOD FLOORS
• SEPARATE DINING ROOM
• STAINLESS STEEL APPLIANCES
• NEW ROOF
• NEW WINDOWS
• PARTIALLY FINISHED BASEMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry
• Construction: Vinyl siding; Block foundation; Above-grade finished area: 981 square feet; Below-grade finished area: 400 square feet
• Exterior features: Paved road access; Lot approximately 0.11 acres (40 x 116)

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Dryer; Free-standing gas range; Free-standing refrigerator; Washer; Partially finished basement; 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (16.9% below list).
• Recommended offer: $166k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 F — 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: 167 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 46% 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 $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 11y 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 $140k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,186 (16.9% 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 1952 — 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. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $194,238
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22401 Gaukler St	0.08mi	2/1.0 (-1)	988 (+1%)	1mo	$170,000	$172	89
22642 Edgewood St	0.29mi	3/1.0	986 (+0%)	3mo	$188,000	$191	84
22417 Maxine St	0.09mi	3/1.0	1,100 (+12%)	2mo	$173,900	$158	74
21910 Elizabeth St	0.39mi	2/1.5 (-1)	984 (+0%)	1mo	$191,000	$194	74
22679 Oconnor St	0.40mi	3/2.0	1,000 (+2%)	2mo	$197,000	$197	73
22628 O'connor St	0.34mi	3/1.0	922 (-6%)	2mo	$185,000	$201	73
22118 Elizabeth St	0.26mi	3/1.0	1,071 (+9%)	1mo	$124,900	$117	72
21734 Colony St	0.60mi	3/1.5	1,007 (+3%)	1mo	$199,305	$198	65
22425 Sunnyside St	0.27mi	3/2.0	1,100 (+12%)	0mo	$249,000	$226	63
21910 Englehardt St	0.41mi	2/1.0 (-1)	1,071 (+9%)	1mo	$242,000	$226	59
22033 Alger St	0.29mi	3/1.5	1,121 (+14%)	2mo	$240,000	$214	59
1793 Roslyn Rd	0.70mi	3/1.0	925 (-6%)	2mo	$260,000	$281	56

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-39,150
• Equity at exit: $29,821

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-42,638
• Equity at exit: $17,292

Cash invested: $56,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$287 /mo · $3,448/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-107

Break-even live

Break-even rent $1,797

Max offer price $181,169

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-50	+0% $-107	+5% $-163	+10% $-220
Rent	-10% $-238	-5% $-172	+0% $-107	+5% $-41	+10% $25
Rate	-1.0pp $-6	-0.5pp $-56	base $-107	+0.5pp $-158	+1.0pp $-211

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22615 Maxine St Saint Clair Shores, MI	3.0	1.0	950	$1,495	$1.57	0d	1	0.10mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	4d	1	0.21mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	12d	1	0.28mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	0d	1	0.37mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	45d	1	0.38mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	45d	1	0.77mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	45d	1	0.90mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	11d	1	0.91mi
24000 Jefferson Ave Unit 218 St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	45d	1	0.94mi
218 Riviera Dr St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	45d	1	0.97mi
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	45d	1	1.10mi
401 Northshore Dr St Clair Shores, MI	2.0	1.0–1.5	970	$1,554	$1.60	0d	4	1.11mi
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,250	$1.79	0d	1	1.41mi

Listing history 28 events

1. 2026-05-22
   status Pending 885-char remark

   Show marketing remark (885 chars)

   Adorable 3-bedroom bungalow just steps from the heart of downtown Saint Clair Shores! Offering approximately 1,000 sq ft of charming living space, this move-in ready home combines character with thoughtful updates throughout. The main level features hardwood floors, a spacious living area, and a separate dining room perfect for entertaining. The updated upstairs bungalow has been freshly painted and features brand new vinyl flooring, creating the perfect flex space for a bedroom, office, or cozy retreat. The kitchen includes stainless steel appliances and great functionality for everyday living. Major mechanical updates provide peace of mind, including a new roof (2023) and new windows installed in 2024 with a 35-year transferable warranty. Partially finished basement! Super cute, full of charm, and within walking distance to shops, restaurants, and waterfront attractions!

2. 2026-05-21
   status Pending
3. 2026-05-20
   listed $200,000 Active 885-char remark

   Show marketing remark (885 chars)

   Adorable 3-bedroom bungalow just steps from the heart of downtown Saint Clair Shores! Offering approximately 1,000 sq ft of charming living space, this move-in ready home combines character with thoughtful updates throughout. The main level features hardwood floors, a spacious living area, and a separate dining room perfect for entertaining. The updated upstairs bungalow has been freshly painted and features brand new vinyl flooring, creating the perfect flex space for a bedroom, office, or cozy retreat. The kitchen includes stainless steel appliances and great functionality for everyday living. Major mechanical updates provide peace of mind, including a new roof (2023) and new windows installed in 2024 with a 35-year transferable warranty. Partially finished basement! Super cute, full of charm, and within walking distance to shops, restaurants, and waterfront attractions!

4. 2026-05-20
   listed $200,000 Active

   Show marketing remark (885 chars)

   Adorable 3-bedroom bungalow just steps from the heart of downtown Saint Clair Shores! Offering approximately 1,000 sq ft of charming living space, this move-in ready home combines character with thoughtful updates throughout. The main level features hardwood floors, a spacious living area, and a separate dining room perfect for entertaining. The updated upstairs bungalow has been freshly painted and features brand new vinyl flooring, creating the perfect flex space for a bedroom, office, or cozy retreat. The kitchen includes stainless steel appliances and great functionality for everyday living. Major mechanical updates provide peace of mind, including a new roof (2023) and new windows installed in 2024 with a 35-year transferable warranty. Partially finished basement! Super cute, full of charm, and within walking distance to shops, restaurants, and waterfront attractions!

5. 2020-08-05
   soldstatus $140,000
6. 2020-07-24
   soldstatus $140,000 Sold 581-char remark

   Show marketing remark (581 chars)

   Looking for an updated home at a great price in Saint Clair Shores?! This beautiful bungalow style home sits in a great location close to the freeways, shopping, grocery stores & restaurants. Not only is it well maintained but the tasteful cosmetic updates will make you feel right at home. Featuring gleaming hardwood floors, an updated kitchen and bathroom, stainless steel appliances and a fenced in yard perfect for your dogs, big or small. This move in ready home with a partially finished basement is ideal for your man cave or extra space for the kids to hangout.

7. 2020-07-24
   soldstatus $140,000 Closed

   Show marketing remark (581 chars)

   Looking for an updated home at a great price in Saint Clair Shores?! This beautiful bungalow style home sits in a great location close to the freeways, shopping, grocery stores & restaurants. Not only is it well maintained but the tasteful cosmetic updates will make you feel right at home. Featuring gleaming hardwood floors, an updated kitchen and bathroom, stainless steel appliances and a fenced in yard perfect for your dogs, big or small. This move in ready home with a partially finished basement is ideal for your man cave or extra space for the kids to hangout.

8. 2020-06-03
   listed $140,000 581-char remark

   Show marketing remark (581 chars)

   Looking for an updated home at a great price in Saint Clair Shores?! This beautiful bungalow style home sits in a great location close to the freeways, shopping, grocery stores & restaurants. Not only is it well maintained but the tasteful cosmetic updates will make you feel right at home. Featuring gleaming hardwood floors, an updated kitchen and bathroom, stainless steel appliances and a fenced in yard perfect for your dogs, big or small. This move in ready home with a partially finished basement is ideal for your man cave or extra space for the kids to hangout.

9. 2020-06-03
   historical 581-char remark

   Show marketing remark (581 chars)

   Looking for an updated home at a great price in Saint Clair Shores?! This beautiful bungalow style home sits in a great location close to the freeways, shopping, grocery stores & restaurants. Not only is it well maintained but the tasteful cosmetic updates will make you feel right at home. Featuring gleaming hardwood floors, an updated kitchen and bathroom, stainless steel appliances and a fenced in yard perfect for your dogs, big or small. This move in ready home with a partially finished basement is ideal for your man cave or extra space for the kids to hangout.

10. 2020-06-03
    historical

    Show marketing remark (581 chars)

    Looking for an updated home at a great price in Saint Clair Shores?! This beautiful bungalow style home sits in a great location close to the freeways, shopping, grocery stores & restaurants. Not only is it well maintained but the tasteful cosmetic updates will make you feel right at home. Featuring gleaming hardwood floors, an updated kitchen and bathroom, stainless steel appliances and a fenced in yard perfect for your dogs, big or small. This move in ready home with a partially finished basement is ideal for your man cave or extra space for the kids to hangout.

11. 2020-06-03
    listed $140,000

    Show marketing remark (581 chars)

    Looking for an updated home at a great price in Saint Clair Shores?! This beautiful bungalow style home sits in a great location close to the freeways, shopping, grocery stores & restaurants. Not only is it well maintained but the tasteful cosmetic updates will make you feel right at home. Featuring gleaming hardwood floors, an updated kitchen and bathroom, stainless steel appliances and a fenced in yard perfect for your dogs, big or small. This move in ready home with a partially finished basement is ideal for your man cave or extra space for the kids to hangout.

12. 2019-03-04
    soldstatus $121,500
13. 2019-02-21
    soldstatus $121,500 Closed
14. 2019-02-21
    soldstatus $121,500
15. 2019-01-22
    status Pending
16. 2018-12-07
    listed $129,999 Active
17. 2018-12-07
    listed $129,999
18. 2015-06-23
    soldstatus $96,000
19. 2015-05-22
    soldstatus $96,000 Sold
20. 2015-05-22
    soldstatus $96,000 Closed
21. 2015-04-14
    historical
22. 2015-04-14
    status Pending
23. 2015-04-09
    historical
24. 2015-04-09
    listed $94,900 Active
25. 2015-04-09
    listed $94,900 Active
26. 2015-04-09
    historical
27. 2015-04-06
    listed $99,500 Active
28. 2015-04-06
    listed $99,500 Active

ⓘ 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: $3,448 · $287/mo
• Projected year-2 tax: $3,448 · $287/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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,942
• − Mortgage interest: −$11,203
• − Property taxes: −$3,448
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$5,818
• Taxable loss: −$4,717
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $-147/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

+101.0% since first listed

28 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-21 Pending — REALCOMP
• 2026-05-20 Listed $200,000 REALCOMP
• 2026-05-20 Listed $200,000 MiRealSource-MiMLS
• 2020-08-05 Sold (Public Records) $140,000 Public Records
• 2020-07-24 Sold (MLS) $140,000 MiRealSource-MiMLS
• 2020-07-24 Sold (MLS) $140,000 REALCOMP
• 2020-06-03 Listed $140,000 MiRealSource-MiMLS
• 2020-06-03 Listing Removed — MiRealSource-MiMLS
• 2020-06-03 Listing Removed — REALCOMP
• 2020-06-03 Listed $140,000 REALCOMP
• 2019-03-04 Sold (Public Records) $121,500 Public Records
• 2019-02-21 Sold (MLS) $121,500 REALCOMP
• 2019-02-21 Sold (MLS) $121,500 MiRealSource-MiMLS
• 2019-01-22 Pending — MiRealSource-MiMLS
• 2018-12-07 Listed $129,999 REALCOMP
• 2018-12-07 Listed $129,999 MiRealSource-MiMLS
• 2015-06-23 Sold (Public Records) $96,000 Public Records
• 2015-05-22 Sold (MLS) $96,000 MiRealSource-MiMLS
• 2015-05-22 Sold (MLS) $96,000 REALCOMP
• 2015-04-14 Listing Removed — REALCOMP
• 2015-04-14 Pending — MiRealSource-MiMLS
• 2015-04-09 Listing Removed — REALCOMP
• 2015-04-09 Listed $94,900 REALCOMP
• 2015-04-09 Listed $94,900 MiRealSource-MiMLS
• 2015-04-09 Listing Removed — MiRealSource-MiMLS
• 2015-04-06 Listed $99,500 MiRealSource-MiMLS
• 2015-04-06 Listed $99,500 REALCOMP

Property tax history

+8.5%/yr

Latest (2025): $3,448 · +0.3% YoY. Source: county tax records.