24128 Avon Ln · Mount Clemens, MI 48036

$115,000

2 bd · 1.0 ba · 827 sqft · Condo · 4 Days on market

Built 1990 Good condition $210/mo HOA · 16% of rent

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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).

• Cash flow +15.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this move-in-ready condo in desirable Clinton Township! This well-maintained unit features 2 spacious bedrooms and 1 full bath with a bright, functional layout. Freshly painted throughout with updated laminate flooring, the condo offers a clean and modern feel. Enjoy the convenience of in-unit laundry, additional storage space, and high-efficiency appliances. One of the bedrooms features a private balcony, creating a relaxing retreat filled with natural light. Additional highlights include a covered 1-car carport, low association fees that include water and exterior maintenance, and excellent investment potential as the condo is rentable. Conveniently located near shopping, dining, and major freeways. Immediate occupancy available - move right in and enjoy low-maintenance living!

Key facts

• Low association fees
• Private balcony
• Covered carport

Tags

• MOVE IN READY
• IN UNIT LAUNDRY
• PRIVATE BALCONY
• COVERED CARPORT
• LOW ASSOCIATION FEES

Property features AI

Finance

• Other: Located in the CAMBRIDGE COMMONS CONDO subdivision; Directions: south of Hall Rd, west of Gratiot (near Hall Rd and Gratiot)
• HOA & community: Homeowners association with a monthly fee of $210; HOA fee covers grounds and structure maintenance, water, and sewer

Exterior

• Parking: No garage; Carport
• Utilities: Public water; Public sewer
• Home design: One-story condominium; Residential property
• Construction: Brick and vinyl siding exterior; Slab foundation; Built as part of condominium development
• Exterior features: Paved road access; Pets allowed (contact for details)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Ground-level entry with steps; Total of 3 rooms
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-11 ($-136/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (1.4% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.4% below list) — sets the bar for cash-flow.
• Cap rate 6.9% 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+.
• L'Anse Creuse Public Schools (suburban): math 31% / reading 51% proficiency, ranked #184 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 117 active listings in the ZIP; 3 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 $795 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y ago; this cycle's ask is 8114% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,355 (1.4% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.17% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-19,006
• Equity at exit: $17,147

10-year hold

• IRR: -7.8%
• Equity multiple: 0.50×
• Total profit: $-16,043
• Equity at exit: $9,943

Cash invested: $32,200 (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: 117
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$210
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-11

Break-even live

Break-even rent $1,356

Max offer price $113,355

Occupancy floor 96%

Sensitivity live

Price	-10% $68	-5% $28	+0% $-11	+5% $-51	+10% $-91
Rent	-10% $-117	-5% $-64	+0% $-11	+5% $42	+10% $95
Rate	-1.0pp $47	-0.5pp $18	base $-11	+0.5pp $-41	+1.0pp $-71

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24128 Avon Ln Clinton Twp, MI	2.0	1.0	827	$1,400	$1.69	0d	1	0.02mi
45313 Marketplace Blvd Chesterfield, MI	2.0	2.0	940	$1,625	$1.73	0d	9	0.55mi
314 North Ave Unit 6 Mt Clemens, MI	1.0	1.0	550	$975	$1.77	6d	1	1.44mi

HOA detail condo

• Monthly dues: $210 · $2,520/yr
• Likely covers: waterexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-18
   status Pending 803-char remark

   Show marketing remark (803 chars)

   Welcome to this move-in-ready condo in desirable Clinton Township! This well-maintained unit features 2 spacious bedrooms and 1 full bath with a bright, functional layout. Freshly painted throughout with updated laminate flooring, the condo offers a clean and modern feel. Enjoy the convenience of in-unit laundry, additional storage space, and high-efficiency appliances. One of the bedrooms features a private balcony, creating a relaxing retreat filled with natural light. Additional highlights include a covered 1-car carport, low association fees that include water and exterior maintenance, and excellent investment potential as the condo is rentable. Conveniently located near shopping, dining, and major freeways. Immediate occupancy available - move right in and enjoy low-maintenance living!

2. 2026-05-18
   status Pending 807-char remark

   Show marketing remark (803 chars)

   Welcome to this move-in-ready condo in desirable Clinton Township! This well-maintained unit features 2 spacious bedrooms and 1 full bath with a bright, functional layout. Freshly painted throughout with updated laminate flooring, the condo offers a clean and modern feel. Enjoy the convenience of in-unit laundry, additional storage space, and high-efficiency appliances. One of the bedrooms features a private balcony, creating a relaxing retreat filled with natural light. Additional highlights include a covered 1-car carport, low association fees that include water and exterior maintenance, and excellent investment potential as the condo is rentable. Conveniently located near shopping, dining, and major freeways. Immediate occupancy available - move right in and enjoy low-maintenance living!

3. 2026-05-14
   listed $115,000 Active 803-char remark

   Show marketing remark (803 chars)

   Welcome to this move-in-ready condo in desirable Clinton Township! This well-maintained unit features 2 spacious bedrooms and 1 full bath with a bright, functional layout. Freshly painted throughout with updated laminate flooring, the condo offers a clean and modern feel. Enjoy the convenience of in-unit laundry, additional storage space, and high-efficiency appliances. One of the bedrooms features a private balcony, creating a relaxing retreat filled with natural light. Additional highlights include a covered 1-car carport, low association fees that include water and exterior maintenance, and excellent investment potential as the condo is rentable. Conveniently located near shopping, dining, and major freeways. Immediate occupancy available - move right in and enjoy low-maintenance living!

4. 2026-05-14
   listed $115,000 Active 807-char remark

   Show marketing remark (803 chars)

   Welcome to this move-in-ready condo in desirable Clinton Township! This well-maintained unit features 2 spacious bedrooms and 1 full bath with a bright, functional layout. Freshly painted throughout with updated laminate flooring, the condo offers a clean and modern feel. Enjoy the convenience of in-unit laundry, additional storage space, and high-efficiency appliances. One of the bedrooms features a private balcony, creating a relaxing retreat filled with natural light. Additional highlights include a covered 1-car carport, low association fees that include water and exterior maintenance, and excellent investment potential as the condo is rentable. Conveniently located near shopping, dining, and major freeways. Immediate occupancy available - move right in and enjoy low-maintenance living!

5. 2022-08-12
   soldstatus $85,000 Sold

   Show marketing remark (240 chars)

   Check out this well kept condo in Clinton Township! 2 Bedrooms, 1 Bathroom, a spacious living and dining area, and a functional kitchen! Located off of Hall, this home is the ideal location, close to I-94, shopping centers, and restaurants.

6. 2022-08-12
   soldstatus $85,000 Closed

   Show marketing remark (240 chars)

   Check out this well kept condo in Clinton Township! 2 Bedrooms, 1 Bathroom, a spacious living and dining area, and a functional kitchen! Located off of Hall, this home is the ideal location, close to I-94, shopping centers, and restaurants.

7. 2022-08-04
   status Pending

   Show marketing remark (240 chars)

   Check out this well kept condo in Clinton Township! 2 Bedrooms, 1 Bathroom, a spacious living and dining area, and a functional kitchen! Located off of Hall, this home is the ideal location, close to I-94, shopping centers, and restaurants.

8. 2022-08-04
   status Pending

   Show marketing remark (240 chars)

   Check out this well kept condo in Clinton Township! 2 Bedrooms, 1 Bathroom, a spacious living and dining area, and a functional kitchen! Located off of Hall, this home is the ideal location, close to I-94, shopping centers, and restaurants.

9. 2022-07-29
   listed $89,900 Active

   Show marketing remark (240 chars)

   Check out this well kept condo in Clinton Township! 2 Bedrooms, 1 Bathroom, a spacious living and dining area, and a functional kitchen! Located off of Hall, this home is the ideal location, close to I-94, shopping centers, and restaurants.

10. 2022-07-29
    listed $89,900 Active

    Show marketing remark (240 chars)

    Check out this well kept condo in Clinton Township! 2 Bedrooms, 1 Bathroom, a spacious living and dining area, and a functional kitchen! Located off of Hall, this home is the ideal location, close to I-94, shopping centers, and restaurants.

11. 2017-07-24
    soldstatus $60,000 Closed
12. 2017-07-24
    soldstatus $60,000
13. 2017-06-13
    status Pending
14. 2017-06-03
    listed $67,000 Active
15. 2017-06-03
    listed $67,000

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $16,099
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − HOA: −$2,520
• − Depreciation: −$3,345
• Taxable loss: −$1,882
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $315/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 · 1 photo

Good 80/100 Cosmetic rehab

This move-in-ready condo in Mount Clemens, MI, features a bright and modern layout with fresh paint and well-maintained exteriors. It offers excellent investment potential with low association fees and excellent location.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more renters
• Both HVAC maintenance and tune-up — Ensures comfort and energy efficiency
• Both Window cleaning — Enhances curb appeal and interior visibility

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more renters ↑
• Both HVAC maintenance and tune-up — Ensures comfort and energy efficiency ↑
• Both Window cleaning — Enhances curb appeal and interior visibility ↑

ⓘ 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: L'Anse Creuse Public Schools
• NCES district ID: 2621870
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,757
• Composite: 35.99/100
• National rank: #4790
• State rank: #184 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

• County: Macomb County · 638,552 people
• City population: 15,429
• 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

-97.9% since first listed

18 events — show timeline

• 2026-06-03 Listed for Rent $1,400 REALCOMP
• 2026-05-29 Sold (MLS) $117,000 MiRealSource-MiMLS
• 2026-05-29 Sold (MLS) $117,000 REALCOMP
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-14 Listed $115,000 MiRealSource-MiMLS
• 2026-05-14 Listed $115,000 REALCOMP
• 2022-08-12 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2022-08-12 Sold (MLS) $85,000 REALCOMP
• 2022-08-04 Pending — MiRealSource-MiMLS
• 2022-08-04 Pending — REALCOMP
• 2022-07-29 Listed $89,900 MiRealSource-MiMLS
• 2022-07-29 Listed $89,900 REALCOMP
• 2017-07-24 Sold (MLS) $60,000 REALCOMP
• 2017-07-24 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2017-06-13 Pending — MiRealSource-MiMLS
• 2017-06-03 Listed $67,000 MiRealSource-MiMLS
• 2017-06-03 Listed $67,000 REALCOMP