15990 Villaire Ave · Clinton, MI 48038

$80,500

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 205 Days on market

Built 2021 Fair condition $70/sqft · 51% below area

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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 +2.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover What Makes River's Edge Unique: Great Clubhouse: Perfect for social gatherings and community events. Two sparkling pools, Two well-maintained playgrounds for children to enjoy. Fully equipped fitness center to meet all your workout needs. Year round indoor court for basketball enthusiasts. Conveniently located just five miles from major shopping centers and with easy access to highways and public transportation. Families will appreciate the top rated Chippewa Valley School District, known for its excellent education.

Key facts

• Two sparkling pools
• Pool
• Built 2021

Tags

• TWO SPARKLING POOLS
• FULLY EQUIPPED FITNESS CENTER
• YEAR ROUND INDOOR COURT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.2% 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 soft (-0.9%/yr); 259 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $557 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($71k) 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 $70,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.74% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.37%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $164,763
• List price: $80,500
• Delta: -51.14%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15376 Enchante Dr	0.18mi	3/2.0	1,056 (-8%)	0mo	$56,000	$53	77
15437 Pebble Pointe Dr	0.25mi	2/2.5 (-1)	1,349 (+17%)	0mo	$259,900	$193	56
15330 Pebble Pointe Ct	0.37mi	2/2.0 (-1)	1,384 (+20%)	0mo	$264,900	$191	52
35907 Fierimonte Dr	1.08mi	2/2.0 (-1)	1,234 (+7%)	1mo	$235,000	$190	48
38924 E Windmill Pointe Dr	0.47mi	2/1.0 (-1)	940 (-18%)	0mo	$195,000	$207	44
40812 Highpointe Dr #24	1.41mi	2/1.5 (-1)	1,250 (+8%)	0mo	$170,000	$136	43
38726 Golfview Dr #23	1.07mi	2/1.5 (-1)	1,000 (-13%)	0mo	$185,000	$185	36
38951 E Golfview Dr	1.09mi	2/1.5 (-1)	1,000 (-13%)	1mo	$170,000	$170	36
37102 Aberdeen Dr #10	1.20mi	2/2.0 (-1)	984 (-15%)	0mo	$122,500	$124	35
38718 Barnstable Ln	0.93mi	2/1.5 (-1)	960 (-17%)	0mo	$165,000	$172	33
38568 Capetown Ct	0.86mi	2/1.5 (-1)	1,440 (+25%)	1mo	$177,000	$123	32
38568 Capetown Ct	0.86mi	2/1.5 (-1)	960 (-17%)	1mo	$177,000	$184	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 1.80×
• Total profit: $18,001
• Equity at exit: $12,003

10-year hold

• IRR: 26.5%
• Equity multiple: 3.00×
• Total profit: $45,119
• Equity at exit: $6,960

Cash invested: $22,540 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 1 under contract
• Months of supply: 58.0 mo (2%/mo absorbed)
• Median asking: $57,900 ($55/sqft)
• Median days on market: 105 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +160.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48038

• Rents YoY: -0.9%
• Active inventory: 259
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$422
• Tax est. 1.5%: −$101 /mo · $1,208/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $552

Break-even live

Break-even rent $704

Max offer price $80,500

Occupancy floor 56%

Sensitivity live

Price	-10% $607	-5% $579	+0% $552	+5% $524	+10% $496
Rent	-10% $441	-5% $496	+0% $552	+5% $607	+10% $662
Rate	-1.0pp $592	-0.5pp $572	base $552	+0.5pp $531	+1.0pp $510

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: $20,125
• Closing costs: $2,415
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15929 Villaire Ave Unit 668 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	21d	1	0.03mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,199	$1.56	26d	1	0.04mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.04mi
15962 Villaire Ave Unit 448 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	14d	1	0.05mi
15881 Villaire Ave Unit 658 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.06mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	41d	1	0.06mi
38060 Leverette Ave Unit 435 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	14d	1	0.07mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	93d	1	0.07mi
15882 Villaire Ave Unit 455 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	0d	1	0.07mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.07mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.08mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.09mi
38136 Ducharme Dr Unit 467 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	0d	1	0.10mi
38089 Marlene Dr Unit 581 Clinton Township, MI	3.0	2.0	1152	$1,429	$1.24	14d	1	0.10mi
38099 Johannes Dr Unit 550 Clinton Township, MI	3.0	2.0	924	$1,399	$1.51	0d	1	0.12mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.12mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.14mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.14mi
38171 Ducharme Dr Unit 639 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	0d	1	0.15mi
38003 Chilver Ave Unit 383 Clinton Township, MI	3.0	2.0	1152	$1,249	$1.08	8d	1	0.15mi
38017 Le Chateau Blvd Unit 285 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	0d	1	0.16mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.17mi
38049 Ducharme Dr Unit 608 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	0d	1	0.17mi
38044 Marlene Dr Unit 564 Clinton Township, MI	3.0	2.0	1152	$1,429	$1.24	0d	1	0.18mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.18mi
38105 Orleans St Unit 114 Clinton Township, MI	2.0	2.0	960	$1,219	$1.27	0d	1	0.18mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	52d	1	0.19mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.19mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	93d	1	0.20mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.20mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	41d	1	0.20mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.20mi
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	41d	1	0.21mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	15d	1	0.21mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	93d	1	0.21mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.21mi
16137 Normandy St Unit 98 Clinton Township, MI	2.0	2.0	1056	$1,229	$1.16	17d	1	0.22mi
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.22mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.23mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	73d	1	0.23mi

Listing history 50 events

1. 2026-08-08
   days on market $80,500 Active 205 DOM
2. 2026-08-06
   days on market $80,500 Active 203 DOM
3. 2026-08-05
   days on market $80,500 Active 202 DOM
4. 2026-08-04
   days on market $80,500 Active 201 DOM
5. 2026-08-03
   days on market $80,500 Active 200 DOM
6. 2026-07-31
   days on market $80,500 Active 197 DOM
7. 2026-07-30
   days on market $80,500 Active 195 DOM
8. 2026-07-28
   days on market $80,500 Active 194 DOM
9. 2026-07-26
   days on market $80,500 Active 192 DOM
10. 2026-07-24
    days on market $80,500 Active 190 DOM
11. 2026-07-23
    listing id $80,500 Active 189 DOM
12. 2026-07-23
    days on market $80,500 Active 189 DOM
13. 2026-07-22
    days on market $80,500 Active 188 DOM
14. 2026-07-21
    days on market $80,500 Active 187 DOM
15. 2026-07-20
    days on market $80,500 Active 186 DOM
16. 2026-07-18
    days on market $80,500 Active 184 DOM
17. 2026-07-18
    days on market $80,500 Active 183 DOM
18. 2026-07-16
    days on market $80,500 Active 182 DOM
19. 2026-07-15
    days on market $80,500 Active 181 DOM
20. 2026-07-14
    days on market $80,500 Active 180 DOM
21. 2026-07-13
    days on market $80,500 Active 179 DOM
22. 2026-07-13
    days on market $80,500 Active 178 DOM
23. 2026-07-11
    days on market $80,500 Active 177 DOM
24. 2026-07-10
    days on market $80,500 Active 176 DOM
25. 2026-07-09
    days on market $80,500 Active 175 DOM
26. 2026-07-07
    days on market $80,500 Active 173 DOM
27. 2026-07-06
    days on market $80,500 Active 172 DOM
28. 2026-07-06
    days on market $80,500 Active 171 DOM
29. 2026-07-05
    days on market $80,500 Active 170 DOM
30. 2026-07-03
    days on market $80,500 Active 169 DOM
31. 2026-07-02
    days on market $80,500 Active 168 DOM
32. 2026-07-01
    days on market $80,500 Active 167 DOM
33. 2026-06-30
    days on market $80,500 Active 166 DOM
34. 2026-06-29
    days on market $80,500 Active 165 DOM
35. 2026-06-28
    days on market $80,500 Active 164 DOM
36. 2026-06-27
    days on market $80,500 Active 163 DOM
37. 2026-06-26
    days on market $80,500 Active 162 DOM
38. 2026-06-24
    days on market $80,500 Active 160 DOM
39. 2026-06-22
    days on market $80,500 Active 158 DOM
40. 2026-06-21
    days on market $80,500 Active 157 DOM
41. 2026-06-18
    days on market $80,500 Active 154 DOM
42. 2026-06-17
    days on market $80,500 Active 153 DOM
43. 2026-06-16
    days on market $80,500 Active 152 DOM
44. 2026-06-15
    days on market $80,500 Active 151 DOM
45. 2026-06-13
    days on market $80,500 Active 149 DOM
46. 2026-06-13
    days on market $80,500 Active 148 DOM
47. 2026-06-09
    days on market $80,500 Active 145 DOM
48. 2026-06-08
    days on market $80,500 Active 144 DOM
49. 2026-06-07
    days on market $80,500 Active 143 DOM
50. 2026-06-04
    days on market $80,500 Active 140 DOM

ⓘ 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: $16,830
• − Mortgage interest: −$4,509
• − Property taxes: −$1,208
• − Insurance: −$402
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$2,342
• Taxable income: $5,676
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $5,258/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $28,800–$51,840 screening

The home requires moderate repairs and maintenance to improve its condition and value. Fresh paint and new flooring would significantly enhance its appeal.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Moderate Flooring — Worn appearance
• Minor Interior walls — Clean but dated appearance

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Rental Replace worn flooring — New flooring improves comfort and reduces maintenance ↑
• Both Landscaping — Neat landscaping enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

B Composite livability gradescore 70/100

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 · 925,296 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,422
• Household income: $78,567
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 7% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 16% Lithuanian 3% Iranian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 86% English-only · Other Indo-European 5% Russian/Polish/Slavic 2% Arabic 2%

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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: ▼ -212.31%
• Current HPI: 261.3877
• Rent YoY: ▼ -0.92%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

• 2026-01-15 Listed $80,500 REALCOMP
• 2026-01-15 Listed $80,500 MiRealSource-MiMLS