20011 Abrahm St · Fraser, MI 48035

$99,900

3 bd · 1.5 ba · 1,016 sqft · Condo public records

Built 1969 $55/mo HOA · 4% of rent

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sophisticated, stylish, Serene. Welcome home to this gorgeous three bedroom rowhouse located in Clinton Township. Your new home features updated furnace, newer roof, central air, updated windows, beautiful hardwood floors, updated full bath, fully finished basement, and storage galore! With it's private fenced yard, low association fee, living is care free with lawn and snow already being maintained. Come join us for one our upcoming open houses this weekend because this gem is sure to go quick. Seller is licensed agent in State of Michigan.

Key facts

• $55 HOA
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.6% vs local median 3.1% in Fraser — 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 81/100 on livability (#68 in MI, #1,459 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, commute A-; Watch: amenities F.
• Clintondale Community Schools (suburban): math 7% / reading 20% proficiency, ranked #506 of 540 in MI (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.2%/yr); 175 active listings in the ZIP; 13 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 25y 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 $99,900

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,010
• Equity at exit: $14,895

10-year hold

• IRR: 13.7%
• Equity multiple: 2.16×
• Total profit: $32,579
• Equity at exit: $8,638

Cash invested: $27,972 (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 48035

• Home prices YoY: -29.1%
• Rents YoY: 4.2%
• Active inventory: 175
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$524
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$42
• HOA: −$55
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $273

Break-even live

Break-even rent $1,001

Max offer price $99,900

Occupancy floor 75%

Sensitivity live

Price	-10% $330	-5% $301	+0% $273	+5% $245	+10% $217
Rent	-10% $167	-5% $220	+0% $273	+5% $326	+10% $380
Rate	-1.0pp $324	-0.5pp $299	base $273	+0.5pp $247	+1.0pp $221

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19709 Abrahm St Clinton Twp, MI	2.0	1.5	1175	$1,200	$1.02	3d	1	0.14mi
20235 Abrahm St Clinton Twp, MI	3.0	1.5	978	$1,600	$1.64	0d	1	0.14mi
35431 Hickory Woods Dr #8 Clinton Township, MI	2.0	1.0	786	$1,250	$1.59	25d	1	0.23mi
34895 Heathmore Dr Clinton Twp, MI	2.0	1.0	864	$925	$1.07	44d	1	0.26mi
35401 Hickory Woods Dr #3 Clinton Township, MI	2.0	1.0	775	$1,250	$1.61	22d	1	0.27mi
21620 Hillside Dr Unit 1B Clinton Twp, MI	2.0	1.0	900	$1,225	$1.36	44d	1	1.00mi
21640 Hillside Dr Unit 2C Clinton Twp, MI	2.0	1.0	850	$950	$1.12	25d	1	1.01mi
36760 Farmbrook Dr Clinton Twp, MI	1.0–3.0	1.0–1.5	850	$1,296	$1.52	0d	8	1.03mi
21641 Hillside Clinton Twp, MI	1.0–2.0	1.0	850	$1,250	$1.47	44d	3	1.03mi
21613 Sunnyview St #14 Clinton Twp, MI	2.0	2.5	1209	$1,700	$1.41	0d	1	1.05mi
18600 14 Mile Rd Fraser, MI	2.0	1.0	1070	$1,195	$1.12	25d	1	1.22mi
37545 Charter Oaks Blvd Clinton Twp, MI	2.0	1.5	1110	$1,400	$1.26	44d	1	1.38mi
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	0d	11	1.49mi

HOA detail condo

• Monthly dues: $55 · $660/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2025-06-27
   status Pending
2. 2025-03-25
   historical
3. 2022-03-04
   soldstatus $95,000
4. 2022-01-05
   status Pending 548-char remark

   Show marketing remark (548 chars)

   Sophisticated, stylish, Serene. Welcome home to this gorgeous three bedroom rowhouse located in Clinton Township. Your new home features updated furnace, newer roof, central air, updated windows, beautiful hardwood floors, updated full bath, fully finished basement, and storage galore! With it's private fenced yard, low association fee, living is care free with lawn and snow already being maintained. Come join us for one our upcoming open houses this weekend because this gem is sure to go quick. Seller is licensed agent in State of Michigan.

5. 2022-01-03
   historical
6. 2021-12-17
   listed $99,900 Active 548-char remark

   Show marketing remark (548 chars)

   Sophisticated, stylish, Serene. Welcome home to this gorgeous three bedroom rowhouse located in Clinton Township. Your new home features updated furnace, newer roof, central air, updated windows, beautiful hardwood floors, updated full bath, fully finished basement, and storage galore! With it's private fenced yard, low association fee, living is care free with lawn and snow already being maintained. Come join us for one our upcoming open houses this weekend because this gem is sure to go quick. Seller is licensed agent in State of Michigan.

7. 2021-12-15
   historical $99,900 548-char remark

   Show marketing remark (548 chars)

   Sophisticated, stylish, Serene. Welcome home to this gorgeous three bedroom rowhouse located in Clinton Township. Your new home features updated furnace, newer roof, central air, updated windows, beautiful hardwood floors, updated full bath, fully finished basement, and storage galore! With it's private fenced yard, low association fee, living is care free with lawn and snow already being maintained. Come join us for one our upcoming open houses this weekend because this gem is sure to go quick. Seller is licensed agent in State of Michigan.

8. 2021-12-15
   listed $99,900

   Show marketing remark (548 chars)

   Sophisticated, stylish, Serene. Welcome home to this gorgeous three bedroom rowhouse located in Clinton Township. Your new home features updated furnace, newer roof, central air, updated windows, beautiful hardwood floors, updated full bath, fully finished basement, and storage galore! With it's private fenced yard, low association fee, living is care free with lawn and snow already being maintained. Come join us for one our upcoming open houses this weekend because this gem is sure to go quick. Seller is licensed agent in State of Michigan.

9. 2009-01-02
   soldstatus $20,133 375-char remark

   Show marketing remark (375 chars)

   HUD home. Sold 'AS IS' by Elec Bid only. For Prop. conditions, Forms, Discl, Avail & Owner Occupant Incentives see Website in Agent Remarks * . FHA Case #261-791598. Insured. Bids due by 11-11-08 11:59 PM or daily until sold. MCB makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof.

10. 2008-11-07
    listed $18,500 375-char remark

    Show marketing remark (375 chars)

    HUD home. Sold 'AS IS' by Elec Bid only. For Prop. conditions, Forms, Discl, Avail & Owner Occupant Incentives see Website in Agent Remarks * . FHA Case #261-791598. Insured. Bids due by 11-11-08 11:59 PM or daily until sold. MCB makes no warranty as to current or future existence of mold in this property and is not liable for the potentially harmful effects thereof.

11. 2008-10-24
    historical
12. 2008-09-25
    historical
13. 2008-09-19
    listed $37,000
14. 2008-09-19
    listed $37,000
15. 2008-04-01
    historical
16. 2008-02-22
    listed $54,546
17. 2008-02-21
    historical
18. 2008-01-11
    listed $64,171
19. 2008-01-10
    historical
20. 2007-11-30
    listed $69,375
21. 2007-11-30
    historical
22. 2007-10-12
    listed $75,000
23. 2001-12-13
    soldstatus $78,600
24. 2001-10-19
    soldstatus $78,600
25. 2001-08-27
    historical
26. 2001-08-02
    listed $78,850

ⓘ 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: $2,042 · $170/mo
• Projected year-2 tax: $2,042 · $170/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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,161
• − Mortgage interest: −$5,596
• − Property taxes: −$2,042
• − Insurance: −$500
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − HOA: −$660
• − Depreciation: −$2,906
• Taxable income: $1,871
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $2,829/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: Clintondale Community Schools
• NCES district ID: 2610080
• Math proficiency: 7% ▼ -6.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $43,253
• Composite: 11.83/100
• National rank: #9675
• State rank: #506 of 540 in MI

Livability — Fraser

• Score: 81/100
• State rank: #68
• US rank: #1459

Category grades

Amenities F Commute A- Cost of living A+ Crime C+ Employment C Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• City population: 14,604
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 33,569
• Household income: $73,015
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 978.0

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 (68%)
• Race & ethnicity: White 68% Black 21% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 14% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -148.36%
• Current HPI: 362.1471
• Rent YoY: ▲ 4.25%
• 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

+20.5% since first listed

26 events — show timeline

• 2025-06-27 Pending — REALCOMP
• 2025-03-25 Listing Removed — REALCOMP
• 2022-03-04 Sold (Public Records) $95,000 Public Records
• 2022-01-05 Pending — MiRealSource-MiMLS
• 2022-01-03 Listing Removed — REALCOMP
• 2021-12-17 Listed $99,900 MiRealSource-MiMLS
• 2021-12-15 Coming Soon $99,900 MiRealSource-MiMLS
• 2021-12-15 Listed $99,900 REALCOMP
• 2009-01-02 Sold (MLS) $20,133 REALCOMP
• 2008-11-07 Listed $18,500 REALCOMP
• 2008-10-24 Listing Removed — REALCOMP
• 2008-09-25 Listing Removed — REALCOMP
• 2008-09-19 Listed $37,000 REALCOMP
• 2008-09-19 Listed $37,000 REALCOMP
• 2008-04-01 Listing Removed — REALCOMP
• 2008-02-22 Listed $54,546 REALCOMP
• 2008-02-21 Listing Removed — REALCOMP
• 2008-01-11 Listed $64,171 REALCOMP
• 2008-01-10 Listing Removed — REALCOMP
• 2007-11-30 Listing Removed — REALCOMP
• 2007-11-30 Listed $69,375 REALCOMP
• 2007-10-12 Listed $75,000 REALCOMP
• 2001-12-13 Sold (Public Records) $78,600 Public Records
• 2001-10-19 Sold (MLS) $78,600 MiRealSource-MiMLS
• 2001-08-27 Listing Removed — MiRealSource-MiMLS
• 2001-08-02 Listed $78,850 MiRealSource-MiMLS

Property tax history

+2.1%/yr

Latest (2025): $2,042 · +2.8% YoY. Source: county tax records.