20738 Gaslight Dr · Clinton, MI 48036

$47,500

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 20 Days on market

Built 1986 Fair condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming two-bedroom, two-bathroom double-wide home is a rare find, as it’s the only home in the park currently for sale with a garage. Nestled at the back of the community this home is on a corner lot on a quiet dead-end street, you can enjoy peace and privacy without the hassle of unnecessary traffic. The exterior also features a long driveway that can be used for multiple cars or additional outdoor living space. Also enjoy your mornings in the inviting sunroom at the back of the home, perfect for soaking in the sun! Inside, the home features a spacious open concept layout, flooded with natural light from multiple skylights. The kitchen is equipped with abundant cabinetry, a refrigerator, stove, and dishwasher, along with a cozy nook area for dining. A dedicated laundry room offers a bright space that includes a washer and dryer, plus a convenient desk area for your home office needs. Both bedrooms feature walk-in closets, with the primary bedroom being particularly spacious and adorned with double mirror doors. The ensuite bathroom provides a tranquil retreat, complete with a soaking tub and a separate standing shower with sliding glass doors. You’ll have lots of space for storage as well, with the hallway closets throughout the home. As part of the Rudgate Clinton community, you’ll have access to fantastic amenities. Enjoy the children's play area or take a refreshing dip in the sparkling outdoor swimming pool while you relax poolside on a warm summer day. For socializing with friends and neighbors, head to the spacious clubhouse, where you can participate in activities and events. Don’t miss this unique opportunity and schedule your showing today!

Key facts

• Double-wide home
• Sunroom
• Long driveway

Tags

• DOUBLE-WIDE HOME
• CORNER LOT
• QUIET DEAD-END STREET
• LONG DRIVEWAY
• SUNROOM
• OPEN CONCEPT LAYOUT

Property features AI

Finance

• Other: Located in the Rudgate Clinton subdivision
• HOA & community: Homeowners association with monthly fee

Exterior

• Parking: Has garage; 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home; One level
• Construction: Above-grade finished living area of about 1,100; Crawl space foundation
• Exterior features: No pool

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: 2 total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Dishwasher; Dryer; Oven; Refrigerator; Range; Washer; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $48k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $47k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.9% vs local median 3.3% in Clinton — 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 70/100 on livability (#315 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Chippewa Valley Schools (suburban): math 39% / reading 50% proficiency, ranked #133 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 116 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 $328 of loan paydown is wiped out by about $1k 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 + 3.1% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $46,787 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.73% ✓
• Cap rate: 23.90%
• Cash-on-cash: 62.90%
• DSCR: 3.80
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $20,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20456 Harmony Dr	0.44mi	3/2.0 (+1)	1,072 (-2%)	10mo	$20,500	$19	62

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 62.0%
• Equity multiple: 3.77×
• Total profit: $36,878
• Equity at exit: $7,082

10-year hold

• IRR: 66.6%
• Equity multiple: 7.77×
• Total profit: $90,007
• Equity at exit: $4,107

Cash invested: $13,300 (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 48036

• Home prices YoY: -29.2%
• Rents YoY: 3.1%
• Active inventory: 116
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$249
• Tax est. 1.5%: −$59 /mo · $712/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $697

Break-even live

Break-even rent $416

Max offer price $47,500

Occupancy floor 41%

Sensitivity live

Price	-10% $730	-5% $714	+0% $697	+5% $681	+10% $664
Rent	-10% $595	-5% $646	+0% $697	+5% $748	+10% $800
Rate	-1.0pp $721	-0.5pp $709	base $697	+0.5pp $685	+1.0pp $672

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20475 Foster Dr Clinton Twp, MI	3.0	2.0	1056	$1,229	$1.16	22d	1	0.32mi
20195 Weybridge St Unit 15-20150 102-M 2AG Clinton Township, MI	2.0	1.0	788	$1,215	$1.54	0d	1	0.43mi
20195 Weybridge St Unit 15-20140 101-R 2BG Clinton Township, MI	2.0	1.0	826	$1,235	$1.50	0d	1	0.43mi
37545 Charter Oaks Blvd Clinton Twp, MI	2.0	1.5	1110	$1,400	$1.26	44d	1	0.62mi
36760 Farmbrook Dr Clinton Twp, MI	1.0–3.0	1.0–1.5	850	$1,108	$1.30	0d	8	1.03mi
35 S Groesbeck Hwy Mt Clemens, MI	1.0–2.0	1.0–1.5	1125	$2,050	$1.82	0d	1	1.27mi
21613 Sunnyview St #14 Clinton Twp, MI	2.0	2.5	1209	$1,700	$1.41	0d	1	1.45mi
23128 Wellington Cres Clinton Twp, MI	1.0–2.0	1.0	850	$1,375	$1.62	0d	6	1.46mi
38539 Wellington Dr #19 Clinton Twp, MI	2.0	1.0	1092	$1,400	$1.28	44d	1	1.48mi
21621 Hillside Dr Unit 21621 HIllside 3C Clinton Township, MI	1.0	1.0	800	$1,100	$1.38	25d	1	1.48mi
21641 Hillside Clinton Twp, MI	1.0–2.0	1.0	850	$1,250	$1.47	44d	3	1.50mi

Listing history 14 events

1. 2026-06-16
   statusdays on market $47,500 Pending 20 DOM
2. 2026-06-15
   days on market $47,500 Active 19 DOM
3. 2026-06-13
   days on market $47,500 Active 17 DOM
4. 2026-06-13
   days on market $47,500 Active 16 DOM
5. 2026-06-09
   days on market $47,500 Active 13 DOM
6. 2026-06-08
   days on market $47,500 Active 12 DOM
7. 2026-06-07
   days on market $47,500 Active 11 DOM
8. 2026-06-04
   days on market $47,500 Active 8 DOM
9. 2026-06-03
   days on market $47,500 Active 7 DOM
10. 2026-06-02
    days on market $47,500 Active 6 DOM
11. 2026-06-01
    days on market $47,500 Active 5 DOM
12. 2026-05-31
    days on market $47,500 Active 4 DOM
13. 2026-05-27
    listed $47,500 Active

    Show marketing remark (1710 chars)

    This charming two-bedroom, two-bathroom double-wide home is a rare find, as it’s the only home in the park currently for sale with a garage. Nestled at the back of the community this home is on a corner lot on a quiet dead-end street, you can enjoy peace and privacy without the hassle of unnecessary traffic. The exterior also features a long driveway that can be used for multiple cars or additional outdoor living space. Also enjoy your mornings in the inviting sunroom at the back of the home, perfect for soaking in the sun! Inside, the home features a spacious open concept layout, flooded with natural light from multiple skylights. The kitchen is equipped with abundant cabinetry, a refrigerator, stove, and dishwasher, along with a cozy nook area for dining. A dedicated laundry room offers a bright space that includes a washer and dryer, plus a convenient desk area for your home office needs. Both bedrooms feature walk-in closets, with the primary bedroom being particularly spacious and adorned with double mirror doors. The ensuite bathroom provides a tranquil retreat, complete with a soaking tub and a separate standing shower with sliding glass doors. You’ll have lots of space for storage as well, with the hallway closets throughout the home. As part of the Rudgate Clinton community, you’ll have access to fantastic amenities. Enjoy the children's play area or take a refreshing dip in the sparkling outdoor swimming pool while you relax poolside on a warm summer day. For socializing with friends and neighbors, head to the spacious clubhouse, where you can participate in activities and events. Don’t miss this unique opportunity and schedule your showing today!

14. 2026-05-27
    listed $47,500 Active 1710-char remark

    Show marketing remark (1710 chars)

    This charming two-bedroom, two-bathroom double-wide home is a rare find, as it’s the only home in the park currently for sale with a garage. Nestled at the back of the community this home is on a corner lot on a quiet dead-end street, you can enjoy peace and privacy without the hassle of unnecessary traffic. The exterior also features a long driveway that can be used for multiple cars or additional outdoor living space. Also enjoy your mornings in the inviting sunroom at the back of the home, perfect for soaking in the sun! Inside, the home features a spacious open concept layout, flooded with natural light from multiple skylights. The kitchen is equipped with abundant cabinetry, a refrigerator, stove, and dishwasher, along with a cozy nook area for dining. A dedicated laundry room offers a bright space that includes a washer and dryer, plus a convenient desk area for your home office needs. Both bedrooms feature walk-in closets, with the primary bedroom being particularly spacious and adorned with double mirror doors. The ensuite bathroom provides a tranquil retreat, complete with a soaking tub and a separate standing shower with sliding glass doors. You’ll have lots of space for storage as well, with the hallway closets throughout the home. As part of the Rudgate Clinton community, you’ll have access to fantastic amenities. Enjoy the children's play area or take a refreshing dip in the sparkling outdoor swimming pool while you relax poolside on a warm summer day. For socializing with friends and neighbors, head to the spacious clubhouse, where you can participate in activities and events. Don’t miss this unique opportunity and schedule your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,575
• − Mortgage interest: −$2,661
• − Property taxes: −$712
• − Insurance: −$238
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$1,382
• Taxable income: $8,090
• Est. tax owed @ 24.0%: −$1,942
• After-tax cash flow: $6,423/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

Fair 45/100 Moderate rehab

This two-bedroom, two-bathroom home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathrooms, as well as landscaping and interior updates.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major bathroom fixtures — dated and worn
• Major landscaping — needs trimming and mulching

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space
• Resale new bathroom fixtures — enhances functionality
• Both landscaping improvements — enhances curb appeal and value
• Both paint interior walls — updates the look and feel
• Both replace carpeting — modernizes the space and enhances comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
landscaping · needs trimming and mulching	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizes the space ↑
• Resale new bathroom fixtures — enhances functionality ↑
• Both landscaping improvements — enhances curb appeal and value ↑
• Both paint interior walls — updates the look and feel ↑
• Both replace carpeting — modernizes the space and enhances comfort ↑

ⓘ 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: Chippewa Valley Schools
• NCES district ID: 2609570
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $64,964
• Composite: 39.61/100
• National rank: #3922
• State rank: #133 of 540 in MI

Livability — Clinton

• Score: 70/100
• State rank: #315
• US rank: #7703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,538
• Household income: $70,071
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 514.0

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 (65%)
• Race & ethnicity: White 65% Black 21% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 13% Lithuanian 3% English 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Chinese 1% Other Indo-European 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: ▼ -111.99%
• Current HPI: 270.9126
• Rent YoY: ▲ 3.12%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $47,500 REALCOMP
• 2026-05-27 Listed $47,500 MiRealSource-MiMLS