64 Rosebud Ln · Mount Clemens, MI 48043

$119,900

2 bd · 2.0 ba · 1,116 sqft · Condo · 116 Days on market

Built 1990 Average condition $107/sqft · at area comps Est $121k · at est. $275/mo HOA · 20% 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 +13.5/30.0
• ARV discount +7.7/15.0
• 1% rule +6.7/10.0
• Rent growth +5.0/5.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Condition / age +2.8/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 2-bedroom, 2-full-bath, second-floor end-unit condo. This light-filled home offers an open-concept layout with plenty of natural sunlight throughout, all appliances are included for your convenience. Step outside to your private balcony, the perfect spot to enjoy your morning coffee or unwind in the evening while taking in the peaceful, scenic views of the backyard. The community features a small clubhouse, and pets are welcome, making this an ideal place to call home. Located just minutes from shopping, dining, and major freeways.

Key facts

• Private balcony
• Scenic views
• Small clubhouse

Tags

• PRIVATE BALCONY
• SCENIC VIEWS
• SMALL CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $4 ($48/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: crime D+, amenities D+, employment D-.
• Mount Clemens Community School District (suburban): math 4% / reading 11% proficiency, ranked #532 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Seminole Academy (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 370 students, 94% FRL); Mount Clemens Middle School (math 2% / reading 12%, grade F, #481 of 493 statewide, top 98%, 151 students, 94% FRL); Mount Clemens High School (math 10% / reading 30%, grade F, #596 of 713 statewide, top 86%, 203 students, 90% FRL).
• Market conditions: Rents rising fast (+10.8%/yr); 69 active listings in the ZIP; 11 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).
• This rent runs 32% of the median local income ($52k/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 $829 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 28y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 7.1

CMA / ARV

• ARV (median comp): $120,531
• List price: $119,900
• Delta: -0.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.66×
• Total profit: $-11,577
• Equity at exit: $17,877

10-year hold

• IRR: 7.6%
• Equity multiple: 1.74×
• Total profit: $24,738
• Equity at exit: $10,367

Cash invested: $33,572 (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 48043

• Rents YoY: 10.8%
• Active inventory: 69
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$275
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $4

Break-even live

Break-even rent $1,397

Max offer price $119,900

Occupancy floor 95%

Sensitivity live

Price	-10% $87	-5% $45	+0% $4	+5% $-37	+10% $-79
Rent	-10% $-107	-5% $-51	+0% $4	+5% $59	+10% $115
Rate	-1.0pp $64	-0.5pp $34	base $4	+0.5pp $-27	+1.0pp $-59

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
277 N Rose St Mt Clemens, MI	1.0–2.0	1.0	755	$1,434	$1.90	0d	2	0.19mi
133 S Christine Cir Unit 1 Mt Clemens, MI	3.0	1.5	1040	$1,500	$1.44	0d	1	0.19mi
176 N Christine Cir Unit 1 Mt Clemens, MI	2.0	1.5	1020	$1,300	$1.27	45d	1	0.22mi
247 North Ave Mt Clemens, MI	1.0	1.0	700	$952	$1.36	45d	1	0.95mi
40 Ferrin Pl Mount Clemens, MI	3.0	1.0	1400	$1,700	$1.21	0d	1	1.09mi
35 S Groesbeck Hwy Mt Clemens, MI	1.0–2.0	1.0–1.5	1125	$2,050	$1.82	0d	1	1.14mi
20 Lincoln St Unit 225 Mt Clemens, MI	2.0	1.0	816	$1,200	$1.47	45d	1	1.19mi
15 Washington St Unit 2 Mt Clemens, MI	3.0	1.0	1396	$1,400	$1.00	45d	1	1.22mi
45301 Chateau Thierry Blvd Macomb, MI	1.0–4.0	1.0–2.0	1092	$1,392	$1.28	0d	1	1.28mi
121 Jones St Unit 2 Mt Clemens, MI	2.0	1.0	1050	$1,600	$1.52	4d	1	1.42mi
121 Jones St Unit 1 Mt Clemens, MI	2.0	1.0	1080	$1,400	$1.30	0d	1	1.42mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-21
   days on market $119,900 Active 116 DOM
2. 2026-06-18
   days on market $119,900 Active 113 DOM
3. 2026-06-17
   days on market $119,900 Active 112 DOM
4. 2026-06-16
   days on market $119,900 Active 111 DOM
5. 2026-06-15
   days on market $119,900 Active 110 DOM
6. 2026-06-13
   days on market $119,900 Active 108 DOM
7. 2026-06-13
   days on market $119,900 Active 107 DOM
8. 2026-06-09
   days on market $119,900 Active 104 DOM
9. 2026-06-08
   days on market $119,900 Active 103 DOM
10. 2026-06-07
    days on market $119,900 Active 102 DOM
11. 2026-06-04
    days on market $119,900 Active 99 DOM
12. 2026-06-03
    days on market $119,900 Active 98 DOM
13. 2026-06-02
    days on market $119,900 Active 97 DOM
14. 2026-06-01
    days on market $119,900 Active 96 DOM
15. 2026-05-31
    days on market $119,900 Active 95 DOM
16. 2026-04-25
    price $127,500 560-char remark

    Show marketing remark (560 chars)

    Beautifully maintained 2-bedroom, 2-full-bath, second-floor end-unit condo. This light-filled home offers an open-concept layout with plenty of natural sunlight throughout, all appliances are included for your convenience. Step outside to your private balcony, the perfect spot to enjoy your morning coffee or unwind in the evening while taking in the peaceful, scenic views of the backyard. The community features a small clubhouse, and pets are welcome, making this an ideal place to call home. Located just minutes from shopping, dining, and major freeways.

17. 2026-04-24
    price $127,500 560-char remark

    Show marketing remark (560 chars)

    Beautifully maintained 2-bedroom, 2-full-bath, second-floor end-unit condo. This light-filled home offers an open-concept layout with plenty of natural sunlight throughout, all appliances are included for your convenience. Step outside to your private balcony, the perfect spot to enjoy your morning coffee or unwind in the evening while taking in the peaceful, scenic views of the backyard. The community features a small clubhouse, and pets are welcome, making this an ideal place to call home. Located just minutes from shopping, dining, and major freeways.

18. 2026-02-25
    listed $133,500 Active 560-char remark

    Show marketing remark (560 chars)

    Beautifully maintained 2-bedroom, 2-full-bath, second-floor end-unit condo. This light-filled home offers an open-concept layout with plenty of natural sunlight throughout, all appliances are included for your convenience. Step outside to your private balcony, the perfect spot to enjoy your morning coffee or unwind in the evening while taking in the peaceful, scenic views of the backyard. The community features a small clubhouse, and pets are welcome, making this an ideal place to call home. Located just minutes from shopping, dining, and major freeways.

19. 2026-02-25
    listed $133,500 Active 560-char remark

    Show marketing remark (560 chars)

    Beautifully maintained 2-bedroom, 2-full-bath, second-floor end-unit condo. This light-filled home offers an open-concept layout with plenty of natural sunlight throughout, all appliances are included for your convenience. Step outside to your private balcony, the perfect spot to enjoy your morning coffee or unwind in the evening while taking in the peaceful, scenic views of the backyard. The community features a small clubhouse, and pets are welcome, making this an ideal place to call home. Located just minutes from shopping, dining, and major freeways.

20. 2010-02-20
    historical
21. 2010-02-19
    historical
22. 2009-08-20
    listed $79,900
23. 2009-08-20
    listed $79,900
24. 2009-08-19
    historical
25. 2009-08-19
    historical
26. 2009-02-19
    listed $79,900
27. 2009-02-19
    listed $79,900
28. 2007-08-24
    historical
29. 2007-08-24
    historical
30. 2007-05-31
    listed $84,900
31. 2007-05-31
    listed $84,900
32. 2003-07-17
    soldstatus $89,500
33. 2003-06-06
    historical
34. 2003-05-07
    listed $93,500
35. 1999-03-03
    soldstatus $73,500
36. 1999-01-26
    historical
37. 1998-04-10
    listed $75,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $16,824
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − HOA: −$3,300
• − Depreciation: −$3,488
• Taxable loss: −$1,770
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $472/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 · 12 photos

Average 55/100 Cosmetic rehab

This 2-bedroom, 2-bath condo is in average condition with some cosmetic repairs needed. It offers an open-concept layout and is move-in ready.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom tiles — slight wear

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Resale update kitchen cabinets — Fresh cabinets can improve the home's curb appeal and functionality
• Resale update bathroom tiles — Fresh tiles can improve the home's curb appeal and functionality
• Both landscaping — Landscaping can improve the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom tiles · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Resale update kitchen cabinets — Fresh cabinets can improve the home's curb appeal and functionality ↑
• Resale update bathroom tiles — Fresh tiles can improve the home's curb appeal and functionality ↑
• Both landscaping — Landscaping can improve the home's curb appeal and increase its 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: Mount Clemens Community School District
• NCES district ID: 2624690
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $36,632
• Composite: 6.25/100
• National rank: #10005
• State rank: #532 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

• Census place: Mount Clemens, MI
• County: Macomb County · 638,552 people
• City population: 15,429
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 15,429
• Household income: $52,161
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 610.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 22% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · 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: ▼ -194.74%
• Current HPI: 260.7139
• Rent YoY: ▲ 10.82%
• 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

+70.0% since first listed

22 events — show timeline

• 2026-04-25 Price Changed $127,500 MiRealSource-MiMLS
• 2026-04-24 Price Changed $127,500 REALCOMP
• 2026-02-25 Listed $133,500 REALCOMP
• 2026-02-25 Listed $133,500 MiRealSource-MiMLS
• 2010-02-20 Listing Removed — REALCOMP
• 2010-02-19 Listing Removed — MiRealSource-MiMLS
• 2009-08-20 Listed $79,900 MiRealSource-MiMLS
• 2009-08-20 Listed $79,900 REALCOMP
• 2009-08-19 Listing Removed — MiRealSource-MiMLS
• 2009-08-19 Listing Removed — REALCOMP
• 2009-02-19 Listed $79,900 MiRealSource-MiMLS
• 2009-02-19 Listed $79,900 REALCOMP
• 2007-08-24 Listing Removed — REALCOMP
• 2007-08-24 Listing Removed — MiRealSource-MiMLS
• 2007-05-31 Listed $84,900 REALCOMP
• 2007-05-31 Listed $84,900 MiRealSource-MiMLS
• 2003-07-17 Sold (MLS) $89,500 MiRealSource-MiMLS
• 2003-06-06 Listing Removed — MiRealSource-MiMLS
• 2003-05-07 Listed $93,500 MiRealSource-MiMLS
• 1999-03-03 Sold (MLS) $73,500 MiRealSource-MiMLS
• 1999-01-26 Listing Removed — MiRealSource-MiMLS
• 1998-04-10 Listed $75,000 MiRealSource-MiMLS