24192 Ashford Ln · Clinton, MI 48036

$104,900

2 bd · 1.0 ba · 827 sqft · Condo · 14 Days on market

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

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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 +19.8/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to comfort and convenience located in the heart of Clinton Township! This charming upper 2 bedroom condo offers an ideal blend of convenience and community living. Interior Features: Open floor plan, in-unit laundry, freshly painted walls, balcony and a newer HWT (2022). Enjoy the added bonus of a covered carport, easy access to I-94, Hall Rd, shopping, dining and L'anse Creuse Schools. Seller is willing to include all of the appliances; range/oven, refrigerator, dishwasher, washer & dryer. This unit is also rental-friendly, making it a great investment opportunity. Don't miss out on this move-in-ready gem—schedule your showing today!

Key facts

• $210 HOA
• Built 1990
• Listed 14 days

Property features AI

Finance

• Other: No pool
• HOA & community: Homeowners association with monthly fee of $210; HOA covers grounds maintenance, structure maintenance, snow removal, trash and water; Community sidewalks; Pets allowed (cats and dogs OK, breed restrictions and size limit apply)

Exterior

• Parking: Covered, assigned parking
• Utilities: Public water; Public sewer
• Home design: Condominium; One level; Residential zoning
• Construction: Brick and vinyl siding exterior; Slab foundation; 827 above-grade finished square feet
• Exterior features: Balcony; Paved road access

Interior

• Kitchen: Dishwasher; Oven/Range; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher; Oven; Range; Refrigerator; Gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $58 ($701/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 7.7% vs local median 3.3% 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.
• 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); 116 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $725 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 11y 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 $50k; list at $105k implies a 110% gain — meaningful room to come down on a strong offer.

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 $104,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.10%
• DSCR: 1.23
• GRM: 6.5

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-12,924
• Equity at exit: $15,641

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-5,022
• Equity at exit: $9,070

Cash invested: $29,372 (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: 116
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$210
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $58

Break-even live

Break-even rent $1,268

Max offer price $104,900

Occupancy floor 91%

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: $26,225
• Closing costs: $3,147
• 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	2d	1	0.02mi
45313 Marketplace Blvd Chesterfield, MI	2.0	2.0	940	$1,625	$1.73	2d	9	0.55mi
314 North Ave Unit 6 Mt Clemens, MI	1.0	1.0	550	$975	$1.77	5d	1	1.44mi

HOA detail condo

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

Listing history 19 events

1. 2026-05-01
   status Pending

   Show marketing remark (667 chars)

   Welcome home to comfort and convenience located in the heart of Clinton Township! This charming upper 2 bedroom condo offers an ideal blend of convenience and community living. Interior Features: Open floor plan, in-unit laundry, freshly painted walls, balcony and a newer HWT (2022). Enjoy the added bonus of a covered carport, easy access to I-94, Hall Rd, shopping, dining and L'anse Creuse Schools. Seller is willing to include all of the appliances; range/oven, refrigerator, dishwasher, washer & dryer. This unit is also rental-friendly, making it a great investment opportunity. Don't miss out on this move-in-ready gem—schedule your showing today!

2. 2026-05-01
   status Pending 667-char remark

   Show marketing remark (667 chars)

   Welcome home to comfort and convenience located in the heart of Clinton Township! This charming upper 2 bedroom condo offers an ideal blend of convenience and community living. Interior Features: Open floor plan, in-unit laundry, freshly painted walls, balcony and a newer HWT (2022). Enjoy the added bonus of a covered carport, easy access to I-94, Hall Rd, shopping, dining and L'anse Creuse Schools. Seller is willing to include all of the appliances; range/oven, refrigerator, dishwasher, washer & dryer. This unit is also rental-friendly, making it a great investment opportunity. Don't miss out on this move-in-ready gem—schedule your showing today!

3. 2026-04-17
   listed $104,900 Active

   Show marketing remark (667 chars)

   Welcome home to comfort and convenience located in the heart of Clinton Township! This charming upper 2 bedroom condo offers an ideal blend of convenience and community living. Interior Features: Open floor plan, in-unit laundry, freshly painted walls, balcony and a newer HWT (2022). Enjoy the added bonus of a covered carport, easy access to I-94, Hall Rd, shopping, dining and L'anse Creuse Schools. Seller is willing to include all of the appliances; range/oven, refrigerator, dishwasher, washer & dryer. This unit is also rental-friendly, making it a great investment opportunity. Don't miss out on this move-in-ready gem—schedule your showing today!

4. 2026-04-17
   listed $104,900 Active 667-char remark

   Show marketing remark (667 chars)

   Welcome home to comfort and convenience located in the heart of Clinton Township! This charming upper 2 bedroom condo offers an ideal blend of convenience and community living. Interior Features: Open floor plan, in-unit laundry, freshly painted walls, balcony and a newer HWT (2022). Enjoy the added bonus of a covered carport, easy access to I-94, Hall Rd, shopping, dining and L'anse Creuse Schools. Seller is willing to include all of the appliances; range/oven, refrigerator, dishwasher, washer & dryer. This unit is also rental-friendly, making it a great investment opportunity. Don't miss out on this move-in-ready gem—schedule your showing today!

5. 2015-07-14
   soldstatus $50,000 Sold 281-char remark

   Show marketing remark (281 chars)

   Beautiful Turn Key 2 bedroom Condo. New carpet and paint throughout. Private entrance and vaulted ceilings. Refrigerator and New dishwasher stay. Washer and Dryer hook-up in unit. Balcony off master bedroom overlooking courtyard. Close to everything. Land Contract terms available.

6. 2015-07-14
   soldstatus $50,000 Closed

   Show marketing remark (281 chars)

   Beautiful Turn Key 2 bedroom Condo. New carpet and paint throughout. Private entrance and vaulted ceilings. Refrigerator and New dishwasher stay. Washer and Dryer hook-up in unit. Balcony off master bedroom overlooking courtyard. Close to everything. Land Contract terms available.

7. 2015-07-14
   soldstatus $50,000

   Show marketing remark (281 chars)

   Beautiful Turn Key 2 bedroom Condo. New carpet and paint throughout. Private entrance and vaulted ceilings. Refrigerator and New dishwasher stay. Washer and Dryer hook-up in unit. Balcony off master bedroom overlooking courtyard. Close to everything. Land Contract terms available.

8. 2015-07-06
   historical 281-char remark

   Show marketing remark (281 chars)

   Beautiful Turn Key 2 bedroom Condo. New carpet and paint throughout. Private entrance and vaulted ceilings. Refrigerator and New dishwasher stay. Washer and Dryer hook-up in unit. Balcony off master bedroom overlooking courtyard. Close to everything. Land Contract terms available.

9. 2015-07-06
   status Pending

   Show marketing remark (281 chars)

   Beautiful Turn Key 2 bedroom Condo. New carpet and paint throughout. Private entrance and vaulted ceilings. Refrigerator and New dishwasher stay. Washer and Dryer hook-up in unit. Balcony off master bedroom overlooking courtyard. Close to everything. Land Contract terms available.

10. 2015-07-03
    historical
11. 2015-05-27
    status Active 281-char remark

    Show marketing remark (281 chars)

    Beautiful Turn Key 2 bedroom Condo. New carpet and paint throughout. Private entrance and vaulted ceilings. Refrigerator and New dishwasher stay. Washer and Dryer hook-up in unit. Balcony off master bedroom overlooking courtyard. Close to everything. Land Contract terms available.

12. 2015-05-27
    status Active

    Show marketing remark (281 chars)

    Beautiful Turn Key 2 bedroom Condo. New carpet and paint throughout. Private entrance and vaulted ceilings. Refrigerator and New dishwasher stay. Washer and Dryer hook-up in unit. Balcony off master bedroom overlooking courtyard. Close to everything. Land Contract terms available.

13. 2015-05-12
    status Pending

    Show marketing remark (281 chars)

    Beautiful Turn Key 2 bedroom Condo. New carpet and paint throughout. Private entrance and vaulted ceilings. Refrigerator and New dishwasher stay. Washer and Dryer hook-up in unit. Balcony off master bedroom overlooking courtyard. Close to everything. Land Contract terms available.

14. 2015-05-12
    historical 281-char remark

    Show marketing remark (281 chars)

    Beautiful Turn Key 2 bedroom Condo. New carpet and paint throughout. Private entrance and vaulted ceilings. Refrigerator and New dishwasher stay. Washer and Dryer hook-up in unit. Balcony off master bedroom overlooking courtyard. Close to everything. Land Contract terms available.

15. 2015-03-28
    price $54,900
16. 2015-03-27
    price $54,900 281-char remark

    Show marketing remark (281 chars)

    Beautiful Turn Key 2 bedroom Condo. New carpet and paint throughout. Private entrance and vaulted ceilings. Refrigerator and New dishwasher stay. Washer and Dryer hook-up in unit. Balcony off master bedroom overlooking courtyard. Close to everything. Land Contract terms available.

17. 2015-03-06
    listed $59,900 Active 281-char remark

    Show marketing remark (281 chars)

    Beautiful Turn Key 2 bedroom Condo. New carpet and paint throughout. Private entrance and vaulted ceilings. Refrigerator and New dishwasher stay. Washer and Dryer hook-up in unit. Balcony off master bedroom overlooking courtyard. Close to everything. Land Contract terms available.

18. 2015-03-06
    listed $59,900 Active

    Show marketing remark (281 chars)

    Beautiful Turn Key 2 bedroom Condo. New carpet and paint throughout. Private entrance and vaulted ceilings. Refrigerator and New dishwasher stay. Washer and Dryer hook-up in unit. Balcony off master bedroom overlooking courtyard. Close to everything. Land Contract terms available.

19. 2015-03-06
    listed $54,900

    Show marketing remark (281 chars)

    Beautiful Turn Key 2 bedroom Condo. New carpet and paint throughout. Private entrance and vaulted ceilings. Refrigerator and New dishwasher stay. Washer and Dryer hook-up in unit. Balcony off master bedroom overlooking courtyard. Close to everything. Land Contract terms available.

ⓘ 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: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$1,322
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − HOA: −$2,520
• − Depreciation: −$3,052
• Taxable loss: −$820
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $898/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 · 2 photos

Fair 45/100 Cosmetic rehab

This move-in-ready condo has average exterior and interior conditions, with minor repairs needed to paint and exterior siding. Upgrading these elements would significantly enhance its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears worn and needs touch-up
• Minor Exterior siding — Siding appears weathered and may need repainting

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Paint interior walls — Improves interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears worn and needs touch-up	Minor	$500–3,000
Exterior siding · Siding appears weathered and may need repainting	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Paint interior walls — Improves interior appearance and value ↑

ⓘ 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 — 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 · 638,552 people
• 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

+91.1% since first listed

19 events — show timeline

• 2026-05-01 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-04-17 Listed $104,900 MiRealSource-MiMLS
• 2026-04-17 Listed $104,900 REALCOMP
• 2015-07-14 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2015-07-14 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2015-07-14 Sold (MLS) $50,000 REALCOMP
• 2015-07-06 Listing Removed — REALCOMP
• 2015-07-06 Pending — MiRealSource-MiMLS
• 2015-07-03 Listing Removed — MiRealSource-MiMLS
• 2015-05-27 Relisted — REALCOMP
• 2015-05-27 Relisted — MiRealSource-MiMLS
• 2015-05-12 Pending — MiRealSource-MiMLS
• 2015-05-12 Listing Removed — REALCOMP
• 2015-03-28 Price Changed $54,900 MiRealSource-MiMLS
• 2015-03-27 Price Changed $54,900 REALCOMP
• 2015-03-06 Listed $59,900 REALCOMP
• 2015-03-06 Listed $59,900 MiRealSource-MiMLS
• 2015-03-06 Listed $54,900 MiRealSource-MiMLS