21 Logan St · Mount Clemens, MI 48043

$155,000

3 bd · 1.5 ba · 1,114 sqft · SingleFamily public records · 30 Days on market

Built 1937 9,148 sqft lot Est $175k · 11% under

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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 +23.4/30.0
• ARV discount +12.6/15.0
• DSCR +7.5/10.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming bungalow in the heart of Mount Clemens featuring 3 bedrooms and 1 full bath! This well-maintained home offers beautiful hardwood floors throughout the main living areas, with brand new carpet in the bedrooms and new luxury vinyl flooring in the kitchen. Freshly painted and move-in ready, it also includes a newer furnace for added peace of mind. Enjoy a separate dining area perfect for everyday meals or entertaining, along with a cute front porch to relax and unwind. The spacious detached two-car garage provides plenty of storage, and the large fenced backyard is ideal for pets, play, or gatherings. Conveniently located near shopping, dining, and major roadways—don’t miss this one!

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 1937

Property features AI

Finance

• Other: Above-grade finished area around 1,114 square feet
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Residential property
• Construction: Aluminum siding
• Exterior features: Front porch; Fenced yard; Lot approximately 60 x 150

Interior

• Kitchen: Oven, Range, Refrigerator, Dishwasher not listed
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dryer, Washer, Oven, Range, Refrigerator; Hardwood flooring; Crawl space basement
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: schools D+, crime D+, amenities D+.
• Mount Clemens Community School District (suburban): math 4% / reading 11% proficiency, ranked #532 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.8%/yr); 69 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 39% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($153k) 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.
• Current owner paid $50k; list at $155k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.10% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $174,898
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Logan St	0.00mi	3/1.0	1,114 (0%)	0mo	$160,000	$144	98
38 S Rose St	0.12mi	3/1.5	1,080 (-3%)	6mo	$213,000	$197	84
90 S Rose St	0.17mi	3/2.0	1,000 (-10%)	9mo	$142,500	$143	66
21351 Hillcrest St	0.19mi	3/1.0	950 (-15%)	4mo	$150,000	$158	61
21 Woolworth Ct	0.54mi	3/1.0	1,082 (-3%)	8mo	$110,000	$102	61
31 N Highland Ave	0.59mi	3/1.0	1,060 (-5%)	7mo	$192,500	$182	57
24 Alter Ct	0.73mi	3/1.0	1,080 (-3%)	5mo	$180,000	$167	55
27 Alter Ct	0.71mi	3/1.0	1,096 (-2%)	10mo	$135,000	$123	54
95 S Highland Rd	0.44mi	3/2.0	1,218 (+9%)	12mo	$183,000	$150	52
42125 Little Rd	0.74mi	3/1.0	1,044 (-6%)	7mo	$349,000	$334	47
111 S Highland St	0.47mi	2/1.0 (-1)	990 (-11%)	8mo	$155,000	$157	46
161 N Wilson Blvd	0.69mi	2/1.0 (-1)	1,025 (-8%)	9mo	$160,000	$156	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,095
• Equity at exit: $23,111

10-year hold

• IRR: 15.3%
• Equity multiple: 2.53×
• Total profit: $66,291
• Equity at exit: $13,402

Cash invested: $43,400 (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 48043

• Rents YoY: 10.8%
• Active inventory: 69
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$813
• Tax from tax record: −$182 /mo · $2,189/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $286

Break-even live

Break-even rent $1,342

Max offer price $155,000

Occupancy floor 78%

Sensitivity live

Price	-10% $373	-5% $329	+0% $286	+5% $242	+10% $198
Rent	-10% $151	-5% $218	+0% $286	+5% $353	+10% $420
Rate	-1.0pp $364	-0.5pp $325	base $286	+0.5pp $245	+1.0pp $205

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 S Groesbeck Hwy Mt Clemens, MI	1.0–2.0	1.0–1.5	1125	$2,050	$1.82	0d	1	0.08mi
15 Washington St Unit 2 Mt Clemens, MI	3.0	1.0	1396	$1,400	$1.00	45d	1	0.61mi
40 Ferrin Pl Mount Clemens, MI	3.0	1.0	1400	$1,700	$1.21	0d	1	0.83mi
20 Lincoln St Unit 225 Mt Clemens, MI	2.0	1.0	816	$1,200	$1.47	45d	1	0.90mi
277 N Rose St Mt Clemens, MI	1.0–2.0	1.0	755	$1,434	$1.90	0d	2	0.91mi
133 S Christine Cir Unit 1 Mt Clemens, MI	3.0	1.5	1040	$1,500	$1.44	0d	1	1.07mi
176 N Christine Cir Unit 1 Mt Clemens, MI	2.0	1.5	1020	$1,300	$1.27	45d	1	1.13mi
64 Crocker Blvd Mt Clemens, MI	2.0	1.0	950	$1,250	$1.32	45d	1	1.23mi
70 Crocker Blvd Mt Clemens, MI	2.0	1.0	950	$1,400	$1.47	11d	1	1.24mi
121 Jones St Unit 2 Mt Clemens, MI	2.0	1.0	1050	$1,600	$1.52	3d	1	1.28mi
121 Jones St Unit 1 Mt Clemens, MI	2.0	1.0	1080	$1,400	$1.30	0d	1	1.28mi
104 Crocker Blvd Mt Clemens, MI	2.0	1.0	854	$1,250	$1.46	6d	1	1.31mi
23128 Wellington Cres Clinton Twp, MI	1.0–2.0	1.0	850	$1,375	$1.62	0d	6	1.37mi
38539 Wellington Dr #19 Clinton Twp, MI	2.0	1.0	1092	$1,400	$1.28	45d	1	1.50mi

Listing history 11 events

1. 2026-05-11
   status Pending
2. 2026-05-10
   status Pending 710-char remark

   Show marketing remark (710 chars)

   Charming bungalow in the heart of Mount Clemens featuring 3 bedrooms and 1 full bath! This well-maintained home offers beautiful hardwood floors throughout the main living areas, with brand new carpet in the bedrooms and new luxury vinyl flooring in the kitchen. Freshly painted and move-in ready, it also includes a newer furnace for added peace of mind. Enjoy a separate dining area perfect for everyday meals or entertaining, along with a cute front porch to relax and unwind. The spacious detached two-car garage provides plenty of storage, and the large fenced backyard is ideal for pets, play, or gatherings. Conveniently located near shopping, dining, and major roadways—don’t miss this one!

3. 2026-04-20
   historical Active Under Contract

   Show marketing remark (710 chars)

   Charming bungalow in the heart of Mount Clemens featuring 3 bedrooms and 1 full bath! This well-maintained home offers beautiful hardwood floors throughout the main living areas, with brand new carpet in the bedrooms and new luxury vinyl flooring in the kitchen. Freshly painted and move-in ready, it also includes a newer furnace for added peace of mind. Enjoy a separate dining area perfect for everyday meals or entertaining, along with a cute front porch to relax and unwind. The spacious detached two-car garage provides plenty of storage, and the large fenced backyard is ideal for pets, play, or gatherings. Conveniently located near shopping, dining, and major roadways—don’t miss this one!

4. 2026-04-20
   historical Accepting Backup Offers 710-char remark

   Show marketing remark (710 chars)

   Charming bungalow in the heart of Mount Clemens featuring 3 bedrooms and 1 full bath! This well-maintained home offers beautiful hardwood floors throughout the main living areas, with brand new carpet in the bedrooms and new luxury vinyl flooring in the kitchen. Freshly painted and move-in ready, it also includes a newer furnace for added peace of mind. Enjoy a separate dining area perfect for everyday meals or entertaining, along with a cute front porch to relax and unwind. The spacious detached two-car garage provides plenty of storage, and the large fenced backyard is ideal for pets, play, or gatherings. Conveniently located near shopping, dining, and major roadways—don’t miss this one!

5. 2026-04-10
   listed $155,000 Active

   Show marketing remark (710 chars)

   Charming bungalow in the heart of Mount Clemens featuring 3 bedrooms and 1 full bath! This well-maintained home offers beautiful hardwood floors throughout the main living areas, with brand new carpet in the bedrooms and new luxury vinyl flooring in the kitchen. Freshly painted and move-in ready, it also includes a newer furnace for added peace of mind. Enjoy a separate dining area perfect for everyday meals or entertaining, along with a cute front porch to relax and unwind. The spacious detached two-car garage provides plenty of storage, and the large fenced backyard is ideal for pets, play, or gatherings. Conveniently located near shopping, dining, and major roadways—don’t miss this one!

6. 2026-04-10
   listed $155,000 Active 710-char remark

   Show marketing remark (710 chars)

   Charming bungalow in the heart of Mount Clemens featuring 3 bedrooms and 1 full bath! This well-maintained home offers beautiful hardwood floors throughout the main living areas, with brand new carpet in the bedrooms and new luxury vinyl flooring in the kitchen. Freshly painted and move-in ready, it also includes a newer furnace for added peace of mind. Enjoy a separate dining area perfect for everyday meals or entertaining, along with a cute front porch to relax and unwind. The spacious detached two-car garage provides plenty of storage, and the large fenced backyard is ideal for pets, play, or gatherings. Conveniently located near shopping, dining, and major roadways—don’t miss this one!

7. 2026-04-09
   historical $155,000 710-char remark

   Show marketing remark (710 chars)

   Charming bungalow in the heart of Mount Clemens featuring 3 bedrooms and 1 full bath! This well-maintained home offers beautiful hardwood floors throughout the main living areas, with brand new carpet in the bedrooms and new luxury vinyl flooring in the kitchen. Freshly painted and move-in ready, it also includes a newer furnace for added peace of mind. Enjoy a separate dining area perfect for everyday meals or entertaining, along with a cute front porch to relax and unwind. The spacious detached two-car garage provides plenty of storage, and the large fenced backyard is ideal for pets, play, or gatherings. Conveniently located near shopping, dining, and major roadways—don’t miss this one!

8. 1998-08-31
   soldstatus $50,000
9. 1998-08-31
   soldstatus $70,950
10. 1998-03-05
    soldstatus $50,000
11. 1989-07-14
    soldstatus $25,500

ⓘ 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: $2,189 · $182/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$99/yr (+$8/mo · 4.5%)

ⓘ 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: $20,438
• − Mortgage interest: −$8,682
• − Property taxes: −$2,189
• − Insurance: −$775
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$4,509
• Taxable income: $1,012
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $3,185/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: Mount Clemens Community School District
• NCES district ID: 2624690
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $36,632
• Composite: 6.25/100
• National rank: #10005
• State rank: #532 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

• Census place: Mount Clemens, MI
• County: Macomb County · 638,552 people
• City population: 15,429
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 15,429
• Household income: $52,161
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 610.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 22% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · 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: ▼ -194.74%
• Current HPI: 260.7139
• Rent YoY: ▲ 10.82%
• 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

+507.8% since first listed

11 events — show timeline

• 2026-05-11 Pending — REALCOMP
• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-04-20 Contingent — REALCOMP
• 2026-04-20 Contingent — MiRealSource-MiMLS
• 2026-04-10 Listed $155,000 REALCOMP
• 2026-04-10 Listed $155,000 MiRealSource-MiMLS
• 2026-04-09 Coming Soon $155,000 MiRealSource-MiMLS
• 1998-08-31 Sold (Public Records) $70,950 Public Records
• 1998-08-31 Sold (Public Records) $50,000 Public Records
• 1998-03-05 Sold (Public Records) $50,000 Public Records
• 1989-07-14 Sold (Public Records) $25,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,189 · +0.6% YoY. Source: county tax records.