21612 Bon Brae St · St. Clair Shores, MI 48081

$217,500

3 bd · 2.5 ba · 986 sqft · SingleFamily public records · 7 Days on market

Built 1959 6,098 sqft lot Est $201k · 8% 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 +4.5/30.0
• ARV discount +3.8/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming ranch in St. Clair Shores, ideally located near Lake St. Clair and the vibrant Nautical Mile. This home features three bedrooms and one and a half bathrooms, offering a comfortable and functional layout. The spacious living room provides plenty of room for relaxing or entertaining, while the eat-in kitchen offers ample space for everyday dining. The finished basement adds valuable additional living space and includes a bathroom already prepped for a future remodel. Outside, enjoy a fenced yard perfect for pets or gatherings, along with a detached two-car garage for added convenience and storage. A fantastic opportunity to experience lakeside living, just steps from the Nautical Mile and scenic waterfront parks. Conveniently located near downtown St. Clair Shores, with easy access to shopping, dining, and vibrant local activities. Additional updates include a brand new sewer line summer of 2025.

Key facts

• Fenced yard
• Finished basement
• Near lake st. clair

Tags

• FINISHED BASEMENT
• FENCED YARD
• DETACHED TWO-CAR GARAGE
• NEAR LAKE ST. CLAIR
• NEAR DOWNTOWN ST. CLAIR SHORES

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 125 (0.14 acres)
• HOA & community: Homeowners association present

Exterior

• Parking: Detached covered garage; 2 garage spaces; Assigned paved parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Patio; Fenced yard; Paved road access

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Finished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-559 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (45.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (37.2% below list).
• Recommended offer: $119k (45.4% below list) — sets the bar for cash-flow.
• Cap rate 3.2% vs local median 4.0% in St. Clair Shores — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Lakeview Public Schools (Macomb) (suburban): math 32% / reading 51% proficiency, ranked #180 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ardmore Elementary School (math 47% / reading 52%, grade D, #382 of 1,397 statewide, top 30%, 381 students, 35% FRL); Jefferson Middle School (math 33% / reading 52%, grade D-, #183 of 493 statewide, top 37%, 956 students, 50% FRL); Lakeview High School (math 30% / reading 64%, grade D-, #187 of 713 statewide, top 29%, 1,465 students, 42% FRL).
• Market conditions: 118 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,714 (45.4% 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 1959 — 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: 0.63% ✗
• Cap rate: 3.21%
• Cash-on-cash: -11.02%
• DSCR: 0.51
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $201,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21100 Bon Brae St	0.30mi	3/2.0	924 (-6%)	1mo	$249,900	$270	73
21232 Ardmore Park Dr	0.33mi	3/1.0	1,037 (+5%)	0mo	$205,000	$198	69
22006 Maple St	0.42mi	3/2.0	1,070 (+8%)	4mo	$199,999	$187	61
22301 Bon Heur St	0.33mi	2/1.0 (-1)	892 (-10%)	1mo	$190,000	$213	56
21601 Kramer St	0.63mi	3/1.0	1,025 (+4%)	2mo	$172,500	$168	56
20835 Ardmore Park Dr	0.55mi	3/2.0	1,076 (+9%)	3mo	$250,000	$232	54
21800 Maple Ave	0.36mi	2/1.0 (-1)	888 (-10%)	2mo	$171,000	$193	54
22459 Daniels St	0.58mi	2/1.0 (-1)	921 (-7%)	1mo	$149,000	$162	50
22417 Maple St	0.65mi	2/1.0 (-1)	945 (-4%)	3mo	$247,500	$262	50
21520 Maple St	0.36mi	3/1.0	1,125 (+14%)	5mo	$230,000	$204	50
20899 Sunnydale St	0.50mi	3/1.0	1,100 (+12%)	4mo	$227,000	$206	48
22445 Wildwood St	0.51mi	2/1.0 (-1)	1,100 (+12%)	2mo	$222,000	$202	44

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: -36.3%
• Equity multiple: -0.16×
• Total profit: $-70,757
• Equity at exit: $32,430

10-year hold

• IRR: -49.8%
• Equity multiple: -0.76×
• Total profit: $-107,053
• Equity at exit: $18,805

Cash invested: $60,900 (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 48081

• Active inventory: 118
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$1,141
• Tax from tax record: −$408 /mo · $4,890/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-559

Break-even live

Break-even rent $2,074

Max offer price $118,714

Occupancy floor —

Sensitivity live

Price	-10% $-436	-5% $-498	+0% $-559	+5% $-621	+10% $-682
Rent	-10% $-667	-5% $-613	+0% $-559	+5% $-505	+10% $-451
Rate	-1.0pp $-450	-0.5pp $-504	base $-559	+0.5pp $-616	+1.0pp $-673

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26324 Harper Unit 4 St Clair Shores, MI	2.0	1.0	700	$1,195	$1.71	26d	1	0.11mi
26324 Harper Ave Unit 6 St Clair Shores, MI	3.0	1.0	1100	$1,345	$1.22	26d	1	0.11mi
22412 Milner St Saint Clair Shores, MI	3.0	1.0	1060	$2,000	$1.89	3d	1	0.74mi
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,250	$1.79	1d	1	0.75mi
401 Northshore Dr St Clair Shores, MI	2.0	1.0–1.5	970	$1,554	$1.60	0d	4	1.13mi
21540 Saint Gertrude St #12 Saint Clair Shores, MI	2.0	1.5	871	$1,200	$1.38	26d	1	1.34mi
24000 Jefferson Ave Unit 218 St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	45d	1	1.42mi
218 Riviera Dr St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	45d	1	1.42mi

Listing history 33 events

1. 2026-06-21
   days on market $217,500 Active 7 DOM
2. 2026-06-18
   days on market $217,500 Active 4 DOM
3. 2026-06-17
   days on market $217,500 Active 3 DOM
4. 2026-06-16
   days on market $217,500 Active 2 DOM
5. 2026-06-15
   days on marketlisting id $217,500 Active 1 DOM
6. 2026-06-15
   pricedays on marketlisting id $217,500 Active 3 DOM
7. 2026-06-13
   days on market $220,000 Active 43 DOM
8. 2026-06-13
   days on market $220,000 Active 42 DOM
9. 2026-06-09
   days on market $220,000 Active 39 DOM
10. 2026-06-08
    days on market $220,000 Active 38 DOM
11. 2026-06-07
    days on market $220,000 Active 37 DOM
12. 2026-06-04
    days on market $220,000 Active 34 DOM
13. 2026-06-03
    days on market $220,000 Active 33 DOM
14. 2026-06-02
    pricedays on market $220,000 Active 32 DOM
15. 2026-06-01
    days on market $225,000 Active 31 DOM
16. 2026-05-31
    days on market $225,000 Active 30 DOM
17. 2026-05-01
    listed $225,000 Active

    Show marketing remark (937 chars)

    Welcome home to this charming ranch in St. Clair Shores, ideally located near Lake St. Clair and the vibrant Nautical Mile. This home features three bedrooms and one and a half bathrooms, offering a comfortable and functional layout. The spacious living room provides plenty of room for relaxing or entertaining, while the eat-in kitchen offers ample space for everyday dining. The finished basement adds valuable additional living space and includes a bathroom already prepped for a future remodel. Outside, enjoy a fenced yard perfect for pets or gatherings, along with a detached two-car garage for added convenience and storage. A fantastic opportunity to experience lakeside living, just steps from the Nautical Mile and scenic waterfront parks. Conveniently located near downtown St. Clair Shores, with easy access to shopping, dining, and vibrant local activities. Additional updates include a brand new sewer line summer of 2025.

18. 2026-05-01
    listed $225,000 Active 937-char remark

    Show marketing remark (937 chars)

    Welcome home to this charming ranch in St. Clair Shores, ideally located near Lake St. Clair and the vibrant Nautical Mile. This home features three bedrooms and one and a half bathrooms, offering a comfortable and functional layout. The spacious living room provides plenty of room for relaxing or entertaining, while the eat-in kitchen offers ample space for everyday dining. The finished basement adds valuable additional living space and includes a bathroom already prepped for a future remodel. Outside, enjoy a fenced yard perfect for pets or gatherings, along with a detached two-car garage for added convenience and storage. A fantastic opportunity to experience lakeside living, just steps from the Nautical Mile and scenic waterfront parks. Conveniently located near downtown St. Clair Shores, with easy access to shopping, dining, and vibrant local activities. Additional updates include a brand new sewer line summer of 2025.

19. 2026-03-17
    historical
20. 2026-03-17
    historical
21. 2026-02-13
    price $225,000
22. 2026-02-12
    price $225,000
23. 2026-01-30
    price $227,500
24. 2026-01-29
    price $227,500
25. 2026-01-13
    listed $230,000 Active
26. 2026-01-13
    listed $230,000 Active
27. 2024-07-24
    soldstatus $225,000
28. 2024-07-23
    soldstatus $225,000
29. 2024-07-23
    soldstatus $225,000 Closed
30. 2024-06-23
    status Pending
31. 2024-06-18
    historical Accepting Backup Offers
32. 2024-06-14
    listed $218,000
33. 2024-06-14
    listed $218,000 Active

ⓘ 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: $4,890 · $408/mo
• Projected year-2 tax: $4,890 · $408/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $16,398
• − Mortgage interest: −$12,183
• − Property taxes: −$4,890
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$6,327
• Taxable loss: −$10,714
• Est. tax savings @ 24.0%: +$2,571
• After-tax cash flow: $-4,139/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: Lakeview Public Schools (Macomb)
• NCES district ID: 2620880
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $54,411
• Composite: 36.09/100
• National rank: #4759
• State rank: #180 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
• City population: 58,217
• Population (ZIP): 20,254

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 17% Lithuanian 6% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Other Indo-European 1% Other Asian/Pacific 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: ▼ -271.01%
• Current HPI: 206.6455
• Rent YoY: —
• Metro: —
• 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

+3.2% since first listed

17 events — show timeline

• 2026-05-01 Listed $225,000 MiRealSource-MiMLS
• 2026-05-01 Listed $225,000 REALCOMP
• 2026-03-17 Listing Removed — MiRealSource-MiMLS
• 2026-03-17 Listing Removed — REALCOMP
• 2026-02-13 Price Changed $225,000 MiRealSource-MiMLS
• 2026-02-12 Price Changed $225,000 REALCOMP
• 2026-01-30 Price Changed $227,500 MiRealSource-MiMLS
• 2026-01-29 Price Changed $227,500 REALCOMP
• 2026-01-13 Listed $230,000 REALCOMP
• 2026-01-13 Listed $230,000 MiRealSource-MiMLS
• 2024-07-24 Sold (Public Records) $225,000 Public Records
• 2024-07-23 Sold (MLS) $225,000 MiRealSource-MiMLS
• 2024-07-23 Sold (MLS) $225,000 REALCOMP
• 2024-06-23 Pending — MiRealSource-MiMLS
• 2024-06-18 Contingent — MiRealSource-MiMLS
• 2024-06-14 Listed $218,000 MiRealSource-MiMLS
• 2024-06-14 Listed $218,000 REALCOMP

Property tax history

+9.1%/yr

Latest (2025): $4,890 · +106.0% YoY. Source: county tax records.