27207 Little Mack Ave · St. Clair Shores, MI 48081

$173,500

3 bd · 1.0 ba · 1,197 sqft · SingleFamily public records · 12 Days on market

Built 1954 5,227 sqft lot Est $247k · 30% under ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• 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

Three bedroom brick 1.5 story home in the Lakeview School District perfectly located within walking distance to many of the Lakeview Schools includes a basement, hardwood floors, spacious kitchen, an updated dimensional roof, attached garage, a large deck and more. Home needs cosmetic updating. Seller will look at all offers!! One year home warranty policy is included in sale. No FHA or VA financing. Please make sure all doors are locked when you leave!

Key facts

• Basement
• Spacious kitchen
• Hardwood floors

Tags

• LAKEVIEW SCHOOL DISTRICT
• WALKING DISTANCE TO SCHOOLS
• BASEMENT
• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• UPDATED DIMENSIONAL ROOF

Property features AI

Finance

• Other: Located in LAKEWOOD GARDENS SUB subdivision
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story
• Construction: Brick construction
• Exterior features: Deck; Lake privileges; Paved, publicly maintained road

Interior

• Kitchen: Eat-in kitchen
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central air
• Interior features: Eat-in kitchen; Finished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-40 ($-478/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (17.6% below list).
• Recommended offer: $143k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Zoned schools: Princeton Elementary School (math 40% / reading 54%, grade D-, #433 of 1,397 statewide, top 34%, 622 students, 46% FRL); Jefferson Middle School (math 33% / reading 52%, grade D-, #183 of 493 statewide, top 37%, 956 students, 50% FRL); Lakeview High School (math 30% / reading 64%, grade D-, #187 of 713 statewide, top 29%, 1,465 students, 42% FRL) — zoned schools average 46% FRL vs 31% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,888 (17.6% 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 1954 — 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: 0.82% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $246,582
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20848 Walton St	0.10mi	3/1.5	1,217 (+2%)	0mo	$231,000	$190	90
20312 Yale St	0.26mi	3/1.5	1,188 (-1%)	2mo	$230,000	$194	83
26318 San Rosa St	0.29mi	3/1.5	1,170 (-2%)	4mo	$185,000	$158	77
20899 Sunnydale St	0.17mi	3/1.0	1,100 (-8%)	4mo	$227,000	$206	75
20305 Frazho St	0.30mi	3/1.0	1,105 (-8%)	0mo	$232,500	$210	73
20835 Ardmore Park Dr	0.11mi	3/2.0	1,076 (-10%)	3mo	$250,000	$232	71
21225 Bon Brae St	0.46mi	3/1.0	1,150 (-4%)	5mo	$247,500	$215	68
20905 11 Mile Rd	0.34mi	2/1.0 (-1)	1,107 (-8%)	2mo	$225,000	$203	65
26313 Princeton St	0.41mi	3/1.0	1,050 (-12%)	0mo	$230,000	$219	60
27750 Glenwood St	0.62mi	3/2.0	1,261 (+5%)	0mo	$272,500	$216	58
21232 Ardmore Park Dr	0.41mi	3/1.0	1,037 (-13%)	0mo	$205,000	$198	58
26414 Waldorf St	0.63mi	3/1.0	1,290 (+8%)	0mo	$180,000	$140	57

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-30,649
• Equity at exit: $25,869

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-29,944
• Equity at exit: $15,001

Cash invested: $48,580 (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 48081

• Active inventory: 118
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$910
• Tax from tax record: −$187 /mo · $2,238/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-40

Break-even live

Break-even rent $1,479

Max offer price $166,462

Occupancy floor 98%

Sensitivity live

Price	-10% $58	-5% $9	+0% $-40	+5% $-89	+10% $-138
Rent	-10% $-153	-5% $-96	+0% $-40	+5% $17	+10% $73
Rate	-1.0pp $48	-0.5pp $4	base $-40	+0.5pp $-85	+1.0pp $-131

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: $43,375
• Closing costs: $5,205
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26324 Harper Unit 4 St Clair Shores, MI	2.0	1.0	700	$1,195	$1.71	26d	1	0.56mi
26324 Harper Ave Unit 6 St Clair Shores, MI	3.0	1.0	1100	$1,345	$1.22	26d	1	0.57mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	45d	1	0.89mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	6d	1	0.92mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	26d	1	1.03mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	0d	1	1.03mi
22412 Milner St Saint Clair Shores, MI	3.0	1.0	1060	$2,000	$1.89	3d	1	1.04mi
21540 Saint Gertrude St #12 Saint Clair Shores, MI	2.0	1.5	871	$1,200	$1.38	26d	1	1.14mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	26d	1	1.22mi
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,250	$1.79	1d	1	1.37mi
22464 Beach St Saint Clair Shores, MI	2.0	1.5	1316	$2,300	$1.75	0d	1	1.43mi

Listing history 8 events

1. 2026-05-20
   status Pending

   Show marketing remark (457 chars)

   Three bedroom brick 1.5 story home in the Lakeview School District perfectly located within walking distance to many of the Lakeview Schools includes a basement, hardwood floors, spacious kitchen, an updated dimensional roof, attached garage, a large deck and more. Home needs cosmetic updating. Seller will look at all offers!! One year home warranty policy is included in sale. No FHA or VA financing. Please make sure all doors are locked when you leave!

2. 2026-05-20
   status Pending 457-char remark

   Show marketing remark (457 chars)

   Three bedroom brick 1.5 story home in the Lakeview School District perfectly located within walking distance to many of the Lakeview Schools includes a basement, hardwood floors, spacious kitchen, an updated dimensional roof, attached garage, a large deck and more. Home needs cosmetic updating. Seller will look at all offers!! One year home warranty policy is included in sale. No FHA or VA financing. Please make sure all doors are locked when you leave!

3. 2026-05-15
   price $173,500 457-char remark

   Show marketing remark (457 chars)

   Three bedroom brick 1.5 story home in the Lakeview School District perfectly located within walking distance to many of the Lakeview Schools includes a basement, hardwood floors, spacious kitchen, an updated dimensional roof, attached garage, a large deck and more. Home needs cosmetic updating. Seller will look at all offers!! One year home warranty policy is included in sale. No FHA or VA financing. Please make sure all doors are locked when you leave!

4. 2026-05-15
   price $173,500

   Show marketing remark (457 chars)

   Three bedroom brick 1.5 story home in the Lakeview School District perfectly located within walking distance to many of the Lakeview Schools includes a basement, hardwood floors, spacious kitchen, an updated dimensional roof, attached garage, a large deck and more. Home needs cosmetic updating. Seller will look at all offers!! One year home warranty policy is included in sale. No FHA or VA financing. Please make sure all doors are locked when you leave!

5. 2026-05-13
   price $178,500 457-char remark

   Show marketing remark (457 chars)

   Three bedroom brick 1.5 story home in the Lakeview School District perfectly located within walking distance to many of the Lakeview Schools includes a basement, hardwood floors, spacious kitchen, an updated dimensional roof, attached garage, a large deck and more. Home needs cosmetic updating. Seller will look at all offers!! One year home warranty policy is included in sale. No FHA or VA financing. Please make sure all doors are locked when you leave!

6. 2026-05-12
   price $178,500
7. 2026-05-08
   listed $184,900 Active

   Show marketing remark (457 chars)

   Three bedroom brick 1.5 story home in the Lakeview School District perfectly located within walking distance to many of the Lakeview Schools includes a basement, hardwood floors, spacious kitchen, an updated dimensional roof, attached garage, a large deck and more. Home needs cosmetic updating. Seller will look at all offers!! One year home warranty policy is included in sale. No FHA or VA financing. Please make sure all doors are locked when you leave!

8. 2026-05-08
   listed $184,900 Active 457-char remark

   Show marketing remark (457 chars)

   Three bedroom brick 1.5 story home in the Lakeview School District perfectly located within walking distance to many of the Lakeview Schools includes a basement, hardwood floors, spacious kitchen, an updated dimensional roof, attached garage, a large deck and more. Home needs cosmetic updating. Seller will look at all offers!! One year home warranty policy is included in sale. No FHA or VA financing. Please make sure all doors are locked when you leave!

ⓘ 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: $2,238 · $187/mo
• Projected year-2 tax: $2,455 · $205/mo
• Expected delta: +$217/yr (+$18/mo · 9.7%)

ⓘ 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: $17,147
• − Mortgage interest: −$9,719
• − Property taxes: −$2,238
• − Insurance: −$868
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$5,047
• Taxable loss: −$3,468
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $354/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
• City population: 58,217
• Population (ZIP): 20,254

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 17% Lithuanian 6% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Other Indo-European 1% Other Asian/Pacific 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: ▼ -271.01%
• Current HPI: 206.6455
• 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

-6.2% since first listed

8 events — show timeline

• 2026-05-20 Pending — REALCOMP
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-15 Price Changed $173,500 MiRealSource-MiMLS
• 2026-05-15 Price Changed $173,500 REALCOMP
• 2026-05-13 Price Changed $178,500 MiRealSource-MiMLS
• 2026-05-12 Price Changed $178,500 REALCOMP
• 2026-05-08 Listed $184,900 MiRealSource-MiMLS
• 2026-05-08 Listed $184,900 REALCOMP

Property tax history

+2.9%/yr

Latest (2025): $2,238 · +2.5% YoY. Source: county tax records.