38033 Ducharme · Clinton, MI 48038

$87,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 364 Days on market

Built 2025 Good condition $92/sqft · 309% above 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
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ring in 2026 with a fresh start in a home that is spacious, welcoming, and wonderfully inviting! This home is full of light and energy, ready to greet the New Year with warmth and style. The open kitchen is a delight for cooking and entertaining, complete with modern appliances including a built in microwave and a dishwasher. A separate laundry area keeps everyday tasks simple and organized, so you can focus on the parts of home life you enjoy most. Two generous bedrooms provide cozy retreats, with one featuring a private attached bathroom for extra convenience. The second full bathroom serves the home with ease, making daily routines smooth and comfortable for everyone. Start the year off right in a home that feels cheerful, open, and ready for new memories. Schedule your showing today and step into 2026 in a space made for fresh beginnings!

Key facts

• Open-concept kitchen
• Built-in cabinets
• New appliances

Tags

• OPEN-CONCEPT KITCHEN
• BUILT-IN CABINETS
• NEW APPLIANCES
• GENEROUSLY SIZED LAUNDRY ROOM
• CENTRAL AIR
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $88k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 3.5% 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); 268 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $608 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 364 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $77,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 364 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.60% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.54%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $21,474
• List price: $87,900
• Delta: 309.33%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15378 Danseur Dr	0.24mi	2/2.0	924 (-4%)	14mo	$17,500	$19	70
38086 Saint Tropez Dr	0.13mi	3/2.0 (+1)	1,056 (+10%)	6mo	$20,000	$19	67
15949 Charlemagne Ave	0.22mi	2/2.0	1,100 (+15%)	1mo	$25,000	$23	64
16131 Normandy St	0.38mi	2/1.0	980 (+2%)	20mo	$13,500	$14	58
15312 Cartier St	0.25mi	2/2.0	1,092 (+14%)	20mo	$9,900	$9	48
15326 Danseur Dr	0.32mi	3/2.0 (+1)	1,056 (+10%)	18mo	$49,000	$46	48

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: 14.5%
• Equity multiple: 1.56×
• Total profit: $13,708
• Equity at exit: $13,106

10-year hold

• IRR: 20.8%
• Equity multiple: 2.52×
• Total profit: $37,371
• Equity at exit: $7,600

Cash invested: $24,612 (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 48038

• Rents YoY: -0.9%
• Active inventory: 268
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,318/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $503

Break-even live

Break-even rent $769

Max offer price $87,900

Occupancy floor 59%

Sensitivity live

Price	-10% $564	-5% $534	+0% $503	+5% $473	+10% $442
Rent	-10% $392	-5% $448	+0% $503	+5% $559	+10% $614
Rate	-1.0pp $547	-0.5pp $526	base $503	+0.5pp $480	+1.0pp $457

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	45d	1	0.03mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.06mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.07mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	1d	1	0.08mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	4d	1	0.10mi
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	1d	1	0.10mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	14d	1	0.12mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	3d	1	0.13mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	45d	1	0.16mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	0.18mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	4d	1	0.19mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	4d	1	0.20mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.22mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	0.24mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	45d	1	0.25mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	3d	1	0.25mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.26mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.27mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.28mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	26d	1	0.29mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.31mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	16d	1	0.33mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	4d	1	0.36mi
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,329	$1.38	1d	1	0.37mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	45d	1	0.38mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.41mi
16196 Notre Dame St Unit 210 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	1d	1	0.45mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,369	$1.43	6d	1	0.50mi
38271 Fairway Ct Clinton Township, MI	2.0	1.0	925	$1,188	$1.28	45d	2	0.90mi
38271 Fairway Ct Unit 100A Clinton Township, MI	2.0	1.0	925	$1,250	$1.35	26d	1	0.90mi
38280 Fairway Ct Unit 140B Clinton Township, MI	2.0	1.0	1000	$1,150	$1.15	45d	1	0.93mi
38290 Fairway Ct Clinton Township, MI	1.0	1.0	625	$912	$1.46	12d	2	0.94mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,250	$1.30	45d	2	0.97mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,325	$1.38	16d	2	0.97mi
38255 Fairway Ct Clinton Twp, MI	2.0	1.0	923	$1,250	$1.35	14d	1	0.97mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	45d	2	1.01mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,059	$2.05	0d	10	1.16mi
16695 Washington Sq Clinton Twp, MI	1.0–2.0	1.0	760	$1,350	$1.78	45d	1	1.39mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	45d	1	1.48mi

Listing history 14 events

1. 2026-06-09
   days on market $87,900 Active 364 DOM
2. 2026-06-08
   days on market $87,900 Active 363 DOM
3. 2026-06-07
   days on market $87,900 Active 362 DOM
4. 2026-06-04
   days on market $87,900 Active 359 DOM
5. 2026-06-03
   days on market $87,900 Active 358 DOM
6. 2026-06-02
   days on market $87,900 Active 357 DOM
7. 2026-06-01
   days on market $87,900 Active 356 DOM
8. 2026-05-31
   days on market $87,900 Active 355 DOM
9. 2025-12-17
   status Active 854-char remark

   Show marketing remark (854 chars)

   Ring in 2026 with a fresh start in a home that is spacious, welcoming, and wonderfully inviting! This home is full of light and energy, ready to greet the New Year with warmth and style. The open kitchen is a delight for cooking and entertaining, complete with modern appliances including a built in microwave and a dishwasher. A separate laundry area keeps everyday tasks simple and organized, so you can focus on the parts of home life you enjoy most. Two generous bedrooms provide cozy retreats, with one featuring a private attached bathroom for extra convenience. The second full bathroom serves the home with ease, making daily routines smooth and comfortable for everyone. Start the year off right in a home that feels cheerful, open, and ready for new memories. Schedule your showing today and step into 2026 in a space made for fresh beginnings!

10. 2025-12-17
    price $87,900 854-char remark

    Show marketing remark (854 chars)

    Ring in 2026 with a fresh start in a home that is spacious, welcoming, and wonderfully inviting! This home is full of light and energy, ready to greet the New Year with warmth and style. The open kitchen is a delight for cooking and entertaining, complete with modern appliances including a built in microwave and a dishwasher. A separate laundry area keeps everyday tasks simple and organized, so you can focus on the parts of home life you enjoy most. Two generous bedrooms provide cozy retreats, with one featuring a private attached bathroom for extra convenience. The second full bathroom serves the home with ease, making daily routines smooth and comfortable for everyone. Start the year off right in a home that feels cheerful, open, and ready for new memories. Schedule your showing today and step into 2026 in a space made for fresh beginnings!

11. 2025-09-12
    historical 854-char remark

    Show marketing remark (854 chars)

    Ring in 2026 with a fresh start in a home that is spacious, welcoming, and wonderfully inviting! This home is full of light and energy, ready to greet the New Year with warmth and style. The open kitchen is a delight for cooking and entertaining, complete with modern appliances including a built in microwave and a dishwasher. A separate laundry area keeps everyday tasks simple and organized, so you can focus on the parts of home life you enjoy most. Two generous bedrooms provide cozy retreats, with one featuring a private attached bathroom for extra convenience. The second full bathroom serves the home with ease, making daily routines smooth and comfortable for everyone. Start the year off right in a home that feels cheerful, open, and ready for new memories. Schedule your showing today and step into 2026 in a space made for fresh beginnings!

12. 2025-05-03
    status Active 854-char remark

    Show marketing remark (854 chars)

    Ring in 2026 with a fresh start in a home that is spacious, welcoming, and wonderfully inviting! This home is full of light and energy, ready to greet the New Year with warmth and style. The open kitchen is a delight for cooking and entertaining, complete with modern appliances including a built in microwave and a dishwasher. A separate laundry area keeps everyday tasks simple and organized, so you can focus on the parts of home life you enjoy most. Two generous bedrooms provide cozy retreats, with one featuring a private attached bathroom for extra convenience. The second full bathroom serves the home with ease, making daily routines smooth and comfortable for everyone. Start the year off right in a home that feels cheerful, open, and ready for new memories. Schedule your showing today and step into 2026 in a space made for fresh beginnings!

13. 2025-05-02
    historical 854-char remark

    Show marketing remark (854 chars)

    Ring in 2026 with a fresh start in a home that is spacious, welcoming, and wonderfully inviting! This home is full of light and energy, ready to greet the New Year with warmth and style. The open kitchen is a delight for cooking and entertaining, complete with modern appliances including a built in microwave and a dishwasher. A separate laundry area keeps everyday tasks simple and organized, so you can focus on the parts of home life you enjoy most. Two generous bedrooms provide cozy retreats, with one featuring a private attached bathroom for extra convenience. The second full bathroom serves the home with ease, making daily routines smooth and comfortable for everyone. Start the year off right in a home that feels cheerful, open, and ready for new memories. Schedule your showing today and step into 2026 in a space made for fresh beginnings!

14. 2025-03-06
    listed $80,900 Active 854-char remark

    Show marketing remark (854 chars)

    Ring in 2026 with a fresh start in a home that is spacious, welcoming, and wonderfully inviting! This home is full of light and energy, ready to greet the New Year with warmth and style. The open kitchen is a delight for cooking and entertaining, complete with modern appliances including a built in microwave and a dishwasher. A separate laundry area keeps everyday tasks simple and organized, so you can focus on the parts of home life you enjoy most. Two generous bedrooms provide cozy retreats, with one featuring a private attached bathroom for extra convenience. The second full bathroom serves the home with ease, making daily routines smooth and comfortable for everyone. Start the year off right in a home that feels cheerful, open, and ready for new memories. Schedule your showing today and step into 2026 in a space made for fresh beginnings!

ⓘ 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: $16,871
• − Mortgage interest: −$4,924
• − Property taxes: −$1,318
• − Insurance: −$440
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$2,557
• Taxable income: $4,933
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $4,855/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 · 1 photo

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a fresh, inviting interior and ample natural light. It is ready for a fresh coat of paint and some landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring — Improves aesthetics and adds value
• Both New paint — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring — Improves aesthetics and adds value ↑
• Both New paint — Enhances curb appeal and interior aesthetics ↑

ⓘ 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: 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

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): 44,422
• Household income: $78,567
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1788.0

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 (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%

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

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

+8.7% since first listed

6 events — show timeline

• 2025-12-17 Price Changed $87,900 Zillow
• 2025-12-17 Relisted — Zillow
• 2025-09-12 Delisted — Zillow
• 2025-05-03 Relisted — Zillow
• 2025-05-02 Delisted — Zillow
• 2025-03-06 Listed $80,900 Zillow