3357 Cloverdale St · Woodland Beach, MI 48162

$59,900

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 5 Days on market

Built 1946 10,019 sqft lot $18/mo HOA · 1% of rent ↓ 50% since listing

---

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
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Unlock the potential in this two-bedroom home on a large lot in Frenchtown Twp. This home is located near the Detroit Beach Boat Club and the Sterling State Park - perfect for a fix-and-flip or long-term rental investment.

Key facts

• Large lot
• Sterling state park
• 0.23 acre lot

Tags

• LARGE LOT
• DETROIT BEACH BOAT CLUB
• STERLING STATE PARK

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $220 (about $18.33/month)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water available; Public sewer available
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Slab foundation
• Exterior features: Paved road access; Yard on a 0.23-acre lot (approx. 110 x 90)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Four total rooms; Ground-level entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).

Location & tenants

• Location reads 72/100 on livability (#256 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Jefferson Schools (Monroe) (rural): math 19% / reading 38% proficiency, ranked #358 of 540 in MI (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 123 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 22y ago 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 $16k; list at $60k implies a 286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.57% ✓
• Cap rate: 22.14%
• Cash-on-cash: 56.60%
• DSCR: 3.52
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $190,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3357 Cloverdale St	0.00mi	2/1.0 (-1)	1,456 (0%)	1mo	$61,000	$42	94
3211 Parkwood St	0.27mi	2/1.0 (-1)	1,485 (+2%)	4mo	$195,000	$131	76
3400 N Dixie Hwy	0.34mi	3/2.0	1,431 (-2%)	13mo	$110,000	$77	66
3181 N Grove Dr	0.43mi	3/1.0	1,340 (-8%)	10mo	$240,000	$179	58
3165 Ferndale St	0.19mi	4/2.0 (+1)	1,349 (-7%)	14mo	$180,000	$133	58
3060 Elmwood St	0.47mi	3/2.0	1,456 (0%)	20mo	$185,000	$127	58
3388 Windemere St	0.37mi	3/2.0	1,348 (-7%)	15mo	$195,000	$145	54
3129 Maplewood St	0.35mi	3/2.0	1,368 (-6%)	20mo	$170,000	$124	53
3562 Meadowcrest Dr	0.37mi	3/2.0	1,240 (-15%)	1mo	$88,000	$71	53
3270 Beechwood St	0.35mi	3/2.0	1,350 (-7%)	21mo	$125,000	$93	50
3585 Lakeview Dr	0.35mi	3/1.5	1,251 (-14%)	18mo	$197,500	$158	43
3079 S Grove Dr	0.59mi	2/2.0 (-1)	1,244 (-15%)	8mo	$179,900	$145	33

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: 55.0%
• Equity multiple: 3.43×
• Total profit: $40,706
• Equity at exit: $8,931

10-year hold

• IRR: 60.1%
• Equity multiple: 6.99×
• Total profit: $100,443
• Equity at exit: $5,179

Cash invested: $16,772 (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 48162

• Active inventory: 123
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$25
• HOA: −$18
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $791

Break-even live

Break-even rent $538

Max offer price $59,900

Occupancy floor 44%

Sensitivity live

Price	-10% $825	-5% $808	+0% $791	+5% $774	+10% $757
Rent	-10% $669	-5% $730	+0% $791	+5% $852	+10% $913
Rate	-1.0pp $821	-0.5pp $806	base $791	+0.5pp $776	+1.0pp $760

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 24 events

1. 2026-05-18
   status Pending 242-char remark

   Show marketing remark (242 chars)

   Investor Special! Unlock the potential in this two-bedroom home on a large lot in Frenchtown Twp. This home is located near the Detroit Beach Boat Club and the Sterling State Park - perfect for a fix-and-flip or long-term rental investment.

2. 2026-05-18
   status Pending

   Show marketing remark (242 chars)

   Investor Special! Unlock the potential in this two-bedroom home on a large lot in Frenchtown Twp. This home is located near the Detroit Beach Boat Club and the Sterling State Park - perfect for a fix-and-flip or long-term rental investment.

3. 2026-05-12
   listed $59,900 Active 242-char remark

   Show marketing remark (242 chars)

   Investor Special! Unlock the potential in this two-bedroom home on a large lot in Frenchtown Twp. This home is located near the Detroit Beach Boat Club and the Sterling State Park - perfect for a fix-and-flip or long-term rental investment.

4. 2026-05-12
   listed $59,900 Active

   Show marketing remark (242 chars)

   Investor Special! Unlock the potential in this two-bedroom home on a large lot in Frenchtown Twp. This home is located near the Detroit Beach Boat Club and the Sterling State Park - perfect for a fix-and-flip or long-term rental investment.

5. 2013-08-14
   historical
6. 2013-08-14
   historical
7. 2013-08-14
   historical
8. 2013-07-19
   listed $35,000
9. 2013-07-19
   listed $35,000
10. 2013-07-19
    listed $35,000
11. 2013-06-20
    soldstatus $15,500
12. 2013-06-20
    soldstatus $15,500
13. 2013-05-16
    listed $26,050
14. 2013-05-16
    listed $26,050
15. 2010-11-07
    historical
16. 2010-11-07
    historical
17. 2010-05-07
    listed $96,000
18. 2010-05-07
    listed $96,000
19. 2004-11-30
    soldstatus $122,200
20. 2004-10-22
    soldstatus $122,200
21. 2004-10-22
    soldstatus $122,200
22. 2004-09-21
    historical
23. 2004-08-24
    listed $120,000
24. 2004-08-24
    listed $120,000

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $870 · $72/mo
• Expected delta: +$53/yr (+$4/mo · 6.5%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,474
• − Mortgage interest: −$3,355
• − Property taxes: −$817
• − Insurance: −$300
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − HOA: −$216
• − Depreciation: −$1,743
• Taxable income: $9,088
• Est. tax owed @ 24.0%: −$2,181
• After-tax cash flow: $7,311/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: Jefferson Schools (Monroe)
• NCES district ID: 2619800
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 38% ▼ -7.00%
• Median HH income: $60,701
• Composite: 25.91/100
• National rank: #7338
• State rank: #358 of 540 in MI

Livability — Woodland Beach

• Score: 72/100
• State rank: #256
• US rank: #6362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodland Beach, MI
• County: Monroe County · 54,460 people
• Metro: Monroe, MI
• Population (ZIP): 28,156
• Household income: $67,876
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 828.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Romanian 6% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.11%
• Current HPI: 138.1795
• Rent YoY: —
• Metro: Monroe, 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

-50.1% since first listed

24 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-12 Listed $59,900 REALCOMP
• 2026-05-12 Listed $59,900 MiRealSource-MiMLS
• 2013-08-14 Listing Removed — MiRealSource-MiMLS
• 2013-08-14 Listing Removed — MiRealSource-MiMLS
• 2013-08-14 Listing Removed — REALCOMP
• 2013-07-19 Listed $35,000 MiRealSource-MiMLS
• 2013-07-19 Listed $35,000 MiRealSource-MiMLS
• 2013-07-19 Listed $35,000 REALCOMP
• 2013-06-20 Sold (MLS) $15,500 REALCOMP
• 2013-06-20 Sold (MLS) $15,500 MiRealSource-MiMLS
• 2013-05-16 Listed $26,050 REALCOMP
• 2013-05-16 Listed $26,050 MiRealSource-MiMLS
• 2010-11-07 Listing Removed — MiRealSource-MiMLS
• 2010-11-07 Listing Removed — REALCOMP
• 2010-05-07 Listed $96,000 MiRealSource-MiMLS
• 2010-05-07 Listed $96,000 REALCOMP
• 2004-11-30 Sold (Public Records) $122,200 Public Records
• 2004-10-22 Sold (MLS) $122,200 MiRealSource-MiMLS
• 2004-10-22 Sold (MLS) $122,200 REALCOMP
• 2004-09-21 Listing Removed — MiRealSource-MiMLS
• 2004-08-24 Listed $120,000 MiRealSource-MiMLS
• 2004-08-24 Listed $120,000 REALCOMP

Property tax history

+8.4%/yr

Latest (2025): $817 · -78.0% YoY. Source: county tax records.