38044 Johannes · Clinton, MI 48038

$40,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 291 Days on market

Built 2025 Good condition $43/sqft · 67% below 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 +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

January has a way of inviting everyone to slow down, and this airy and inviting two bedroom, two bathroom home makes that feel effortless. Light filled spaces and an easy flow create a setting that feels comfortable, calm, and easy to settle into. The kitchen connects to a separate laundry area just off to the side, keeping daily routines simple and organized. Both bathrooms are full with tubs, offering everyday comfort and flexibility. The primary bedroom includes an ensuite bathroom and a walk in closet, creating a private space that feels relaxed and well balanced. Thoughtfully laid out and pleasant to live in, this home offers a welcoming place to enjoy the quieter moments of the season. Schedule your showing today and see how naturally this home fits your next chapter!

Key facts

• Built 2025
• Listed 291 days

Tags

• SPACIOUS PRIMARY SUITE
• PRIVATE EN SUITE BATHROOM
• GENEROUS WALK IN CLOSET
• SEPARATE LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $41k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $41k).
• Recommended offer: $36k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.4% 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.
• 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); 257 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 $283 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $35,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 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: 3.42% ✓
• Cap rate: 30.38%
• Cash-on-cash: 86.01%
• DSCR: 4.83
• GRM: 2.4

CMA / ARV

• ARV (median comp): $123,115
• List price: $40,900
• Delta: -66.78%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38021 Orleans St. St	0.23mi	3/2.0 (+1)	1,056 (+10%)	7mo	$41,000	$39	62
37474 Utica Rd	0.55mi	3/1.0 (+1)	900 (-6%)	8mo	$178,818	$199	48
37539 Palmer Woods Blvd	0.58mi	2/1.0	884 (-8%)	10mo	$160,000	$181	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: 83.1%
• Equity multiple: 4.63×
• Total profit: $41,577
• Equity at exit: $6,098

10-year hold

• IRR: 85.6%
• Equity multiple: 8.67×
• Total profit: $87,786
• Equity at exit: $3,536

Cash invested: $11,452 (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: 257
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$214
• Tax est. 1.5%: −$51 /mo · $614/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $821

Break-even live

Break-even rent $358

Max offer price $40,900

Occupancy floor 36%

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: $10,225
• Closing costs: $1,227
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.01mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.02mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	43d	1	0.06mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	12d	1	0.07mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	1d	1	0.09mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	2d	1	0.13mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	43d	1	0.14mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	4d	1	0.15mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.17mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	2d	1	0.18mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	2d	1	0.19mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	4d	1	0.21mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	1d	1	0.23mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.25mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	43d	1	0.28mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	1d	1	0.28mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.28mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	14d	1	0.29mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.31mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	24d	1	0.31mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	43d	1	0.34mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.37mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	2d	1	0.38mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,369	$1.43	4d	1	0.46mi
38271 Fairway Ct Unit 100A Clinton Township, MI	2.0	1.0	925	$1,250	$1.35	24d	1	0.86mi
38271 Fairway Ct Clinton Township, MI	2.0	1.0	925	$1,188	$1.28	43d	2	0.86mi
38280 Fairway Ct Unit 140B Clinton Township, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.88mi
38290 Fairway Ct Clinton Township, MI	1.0	1.0	625	$912	$1.46	10d	2	0.89mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,325	$1.38	14d	2	0.92mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,250	$1.30	43d	2	0.92mi
38255 Fairway Ct Clinton Twp, MI	2.0	1.0	923	$1,250	$1.35	12d	1	0.93mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	43d	2	0.96mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,052	$2.05	1d	9	1.17mi
16695 Washington Sq Clinton Twp, MI	1.0–2.0	1.0	760	$1,350	$1.78	43d	1	1.36mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	43d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $40,900 Active 291 DOM
2. 2026-06-17
   days on market $40,900 Active 290 DOM
3. 2026-06-16
   days on market $40,900 Active 289 DOM
4. 2026-06-15
   days on market $40,900 Active 288 DOM
5. 2026-06-13
   days on market $40,900 Active 286 DOM
6. 2026-06-13
   pricedays on market $40,900 Active 285 DOM
7. 2026-06-09
   days on market $38,900 Active 282 DOM
8. 2026-06-08
   days on market $38,900 Active 281 DOM
9. 2026-06-07
   days on market $38,900 Active 280 DOM
10. 2026-06-04
    days on market $38,900 Active 277 DOM
11. 2026-06-03
    days on market $38,900 Active 276 DOM
12. 2026-06-02
    days on market $38,900 Active 275 DOM
13. 2026-06-01
    days on market $38,900 Active 274 DOM
14. 2026-05-31
    days on market $38,900 Active 273 DOM
15. 2025-10-31
    status Active 784-char remark

    Show marketing remark (784 chars)

    January has a way of inviting everyone to slow down, and this airy and inviting two bedroom, two bathroom home makes that feel effortless. Light filled spaces and an easy flow create a setting that feels comfortable, calm, and easy to settle into. The kitchen connects to a separate laundry area just off to the side, keeping daily routines simple and organized. Both bathrooms are full with tubs, offering everyday comfort and flexibility. The primary bedroom includes an ensuite bathroom and a walk in closet, creating a private space that feels relaxed and well balanced. Thoughtfully laid out and pleasant to live in, this home offers a welcoming place to enjoy the quieter moments of the season. Schedule your showing today and see how naturally this home fits your next chapter!

16. 2025-10-31
    historical 784-char remark

    Show marketing remark (784 chars)

    January has a way of inviting everyone to slow down, and this airy and inviting two bedroom, two bathroom home makes that feel effortless. Light filled spaces and an easy flow create a setting that feels comfortable, calm, and easy to settle into. The kitchen connects to a separate laundry area just off to the side, keeping daily routines simple and organized. Both bathrooms are full with tubs, offering everyday comfort and flexibility. The primary bedroom includes an ensuite bathroom and a walk in closet, creating a private space that feels relaxed and well balanced. Thoughtfully laid out and pleasant to live in, this home offers a welcoming place to enjoy the quieter moments of the season. Schedule your showing today and see how naturally this home fits your next chapter!

17. 2025-08-31
    listed $38,900 Active 784-char remark

    Show marketing remark (784 chars)

    January has a way of inviting everyone to slow down, and this airy and inviting two bedroom, two bathroom home makes that feel effortless. Light filled spaces and an easy flow create a setting that feels comfortable, calm, and easy to settle into. The kitchen connects to a separate laundry area just off to the side, keeping daily routines simple and organized. Both bathrooms are full with tubs, offering everyday comfort and flexibility. The primary bedroom includes an ensuite bathroom and a walk in closet, creating a private space that feels relaxed and well balanced. Thoughtfully laid out and pleasant to live in, this home offers a welcoming place to enjoy the quieter moments of the season. Schedule your showing today and see how naturally this home fits your next chapter!

ⓘ 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: $16,761
• − Mortgage interest: −$2,291
• − Property taxes: −$614
• − Insurance: −$204
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$1,190
• Taxable income: $9,781
• Est. tax owed @ 24.0%: −$2,347
• After-tax cash flow: $7,502/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 · 13 photos

Good 80/100 Cosmetic rehab

This two-bedroom, two-bathroom home offers a good condition with modern amenities and a clean, inviting interior. It is ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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

3 events — show timeline

• 2025-10-31 Relisted — Zillow
• 2025-10-31 Delisted — Zillow
• 2025-08-31 Listed $38,900 Zillow