20018 Mauer St · St. Clair Shores, MI 48080

$249,900

3 bd · 1.5 ba · 1,329 sqft · SingleFamily public records · 6 Days on market

Built 1956 6,970 sqft lot Est $217k · 15% over

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Why this score? — see what drove the F 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 +8.3/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.3/10.0
• Schools +1.7/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious brick ranch lovingly cared for by the same family for almost 40 years! All the major, big ticket upgrades have already been done for you! Vinyl windows, tear off roof on house & garage with a 30 year dimensional shingle, new high efficiency Carrier furnace, central air & humidifier in 2016, new hot water heater in 2024! Generous front entry with a covered porch and tiled foyer with coat closet to receive your guests! Large living room with panoramic window that overlooks the front yard, a gas fireplace, coved plaster ceilings & hardwood flooring that continues through the hallway & bedrooms! Spacious kitchen with plenty of cherry cabs, all appliances, tiled back splash too! Large breakfast nook that's open to the kitchen and living room! 3 seasons room off the rear of the home is perfect for enjoying nature in the fenced rear yard! The main bath has been totally updated and is finished in tile! 1/2 bath for your guests is located off the kitchen at the top of the basement stairs! The full basement is completely finished including a bar, a 2nd fireplace, a laundry room complete with the washer & dryer, tons of storage space and a wide open living area perfect for large family gatherings or a play area for the kids! The 2.5 car garage has a brick front and maintenance free vinyl siding! There's a built in gas grill just outside the 3 seasons room too! This home is in great condition! Its ready to move in and make your own!

Key facts

• Tear off roof
• Covered porch
• Vinyl windows

Tags

• VINYL WINDOWS
• TEAR OFF ROOF
• CENTRAL AIR
• HUMIDIFIER
• NEW HOT WATER HEATER
• COVERED PORCH

Property features AI

Finance

• Other: Lot approximately 0.16 acres (53 x 135); Located in NOTRE DAME WOODS SUBdivision; Directions: South of 9 Mile off the west side of Harper

Exterior

• Parking: Detached 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Brick construction
• Construction: Brick exterior; Block foundation; Asphalt roof; Built/constructed prior to or by listing year
• Exterior features: Covered, enclosed porch; Patio; Back yard fencing (fenced); Asphalt roof; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric oven; Free-standing refrigerator; Microwave
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Finished full basement; Gas fireplace in living room; Humidifier; Barbecue
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (26.9% below list).
• Recommended offer: $183k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in St. Clair Shores — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• South Lake Schools (suburban): math 11% / reading 26% proficiency, ranked #470 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 161 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 33% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $93k; list at $250k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,767 (26.9% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.73% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $216,627
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19816 Rosedale St	0.24mi	3/1.5	1,359 (+2%)	0mo	$162,000	$119	85
21541 Pallister St	0.04mi	3/1.5	1,439 (+8%)	2mo	$230,000	$160	83
21720 Chalon St	0.52mi	3/1.5	1,333 (+0%)	1mo	$260,000	$195	75
22300 Marine Ave	0.52mi	3/1.5	1,254 (-6%)	3mo	$189,500	$151	64
2229 E 8 Mile Rd	0.61mi	2/1.5 (-1)	1,350 (+2%)	0mo	$125,000	$93	64
2202 Hollywood Ave	0.72mi	3/1.0	1,340 (+1%)	0mo	$207,000	$154	63
20520 Anita St	0.60mi	2/1.0 (-1)	1,318 (-1%)	4mo	$139,000	$105	60
20708 Gaukler St	0.46mi	3/2.0	1,450 (+9%)	4mo	$262,500	$181	58
21906 Sunnyside St	0.64mi	3/1.0	1,241 (-7%)	3mo	$220,000	$177	54
22150 Mauer St	0.75mi	3/1.5	1,229 (-8%)	0mo	$238,000	$194	52
21819 California St	0.72mi	3/1.5	1,500 (+13%)	4mo	$245,000	$163	42
22050 Mauer St	0.69mi	4/2.0 (+1)	1,500 (+13%)	1mo	$260,000	$173	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.21×
• Total profit: $-55,055
• Equity at exit: $37,261

10-year hold

• IRR: -17.4%
• Equity multiple: 0.05×
• Total profit: $-66,707
• Equity at exit: $21,607

Cash invested: $69,972 (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 48080

• Active inventory: 161
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$258 /mo · $3,093/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-229

Break-even live

Break-even rent $2,117

Max offer price $209,531

Occupancy floor —

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20270 Hollywood St Harper Woods, MI	3.0	1.0	1228	$1,650	$1.34	2d	1	0.44mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	44d	1	0.67mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,671	$1.72	2d	12	0.68mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	44d	1	0.71mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	11d	1	0.85mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	10d	1	0.91mi
23124 Grove St Saint Clair Shores, MI	3.0	1.0	1129	$2,000	$1.77	2d	1	0.99mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	17d	1	1.03mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	44d	1	1.24mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	2d	1	1.35mi
1883 Lochmoor Blvd Grosse Pointe Woods, MI	3.0	2.5	1744	$2,900	$1.66	2d	1	1.38mi
22030 Cushing Ave Eastpointe, MI	3.0	2.0	1300	$1,650	$1.27	4d	1	1.38mi

Listing history 5 events

1. 2026-06-01
   statusdays on market $249,900 Pending 6 DOM
2. 2026-05-31
   days on market $249,900 Active 5 DOM
3. 2026-05-27
   listed $249,900 Active
4. 2026-05-26
   listed $249,900 Active 1483-char remark

   Show marketing remark (1483 chars)

   Spacious brick ranch lovingly cared for by the same family for almost 40 years! All the major, big ticket upgrades have already been done for you! Vinyl windows, tear off roof on house & garage with a 30 year dimensional shingle, new high efficiency Carrier furnace, central air & humidifier in 2016, new hot water heater in 2024! Generous front entry with a covered porch and tiled foyer with coat closet to receive your guests! Large living room with panoramic window that overlooks the front yard, a gas fireplace, coved plaster ceilings & hardwood flooring that continues through the hallway & bedrooms! Spacious kitchen with plenty of cherry cabs, all appliances, tiled back splash too! Large breakfast nook that's open to the kitchen and living room! 3 seasons room off the rear of the home is perfect for enjoying nature in the fenced rear yard! The main bath has been totally updated and is finished in tile! 1/2 bath for your guests is located off the kitchen at the top of the basement stairs! The full basement is completely finished including a bar, a 2nd fireplace, a laundry room complete with the washer & dryer, tons of storage space and a wide open living area perfect for large family gatherings or a play area for the kids! The 2.5 car garage has a brick front and maintenance free vinyl siding! There's a built in gas grill just outside the 3 seasons room too! This home is in great condition! Its ready to move in and make your own!

5. 1989-11-01
   soldstatus $93,000

ⓘ 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: $3,093 · $258/mo
• Projected year-2 tax: $3,471 · $289/mo
• Expected delta: +$378/yr (+$31/mo · 12.2%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,932
• − Mortgage interest: −$13,998
• − Property taxes: −$3,093
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$7,270
• Taxable loss: −$7,188
• Est. tax savings @ 24.0%: +$1,725
• After-tax cash flow: $-1,017/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: South Lake Schools
• NCES district ID: 2632220
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $51,594
• Composite: 16.76/100
• National rank: #9159
• State rank: #470 of 540 in MI

Livability — St. Clair Shores

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Clair Shores, MI
• County: Macomb County · 638,552 people
• City population: 58,217
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 21,561
• Household income: $66,986
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 530.0

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 (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 14% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Other Indo-European 3% 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: ▼ -236.99%
• Current HPI: 231.507
• Rent YoY: —
• 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

+168.7% since first listed

3 events — show timeline

• 2026-05-27 Listed $249,900 REALCOMP
• 2026-05-26 Listed $249,900 MiRealSource-MiMLS
• 1989-11-01 Sold (Public Records) $93,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,093 · +0.3% YoY. Source: county tax records.