16011 Villaire · Clinton, MI 48038

$72,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 52 Days on market

Built 2026 Good condition $76/sqft · 57% 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

Welcome home to this beautifully designed 2 bedroom, 2 bathroom residence offering the perfect blend of comfort, style, and functionality. The open concept floor plan creates a bright and inviting atmosphere, featuring a spacious living area that flows seamlessly into the modern kitchen. Designed with everyday living in mind, this home provides ample space to relax, entertain, and enjoy. Thoughtful finishes and contemporary features add to the appeal, creating a space that feels both welcoming and practical. Do not miss the opportunity to make this exceptional home your next address. Contact us today to schedule a tour and learn more about current availability.

Key facts

• Built 2026
• Listed 51 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $73k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 3.2% 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); 259 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $504 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,713 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.80% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.36%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $168,018
• List price: $72,900
• Delta: -56.61%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15995 Villaire Ave	0.03mi	2/2.0	1,000 (+4%)	1mo	$35,000	$35	91
38924 E Windmill Pointe Dr	0.47mi	2/1.0	940 (-2%)	0mo	$195,000	$207	71
15376 Enchante Dr	0.22mi	3/2.0 (+1)	1,056 (+10%)	0mo	$56,000	$53	68
38718 Barnstable Ln	0.89mi	2/1.5	960 (0%)	0mo	$165,000	$172	63
38568 Capetown Ct	0.81mi	2/1.5	960 (0%)	1mo	$177,000	$184	62
38969 Golfview Dr W	1.06mi	2/1.5	966 (+1%)	1mo	$172,000	$178	61
37102 Aberdeen Dr #10	1.25mi	2/2.0	984 (+2%)	0mo	$122,500	$124	60
38726 Golfview Dr #23	1.03mi	2/1.5	1,000 (+4%)	0mo	$185,000	$185	56
38951 E Golfview Dr	1.04mi	2/1.5	1,000 (+4%)	1mo	$170,000	$170	56
14140 Merriweather St	1.20mi	2/2.0	884 (-8%)	1mo	$118,000	$133	51
13900 Camelot Dr #84	1.31mi	2/1.5	884 (-8%)	1mo	$120,000	$136	49
13900 Camelot Dr #84	1.31mi	2/1.5	884 (-8%)	1mo	$120,000	$136	49

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: 22.8%
• Equity multiple: 1.90×
• Total profit: $18,336
• Equity at exit: $10,870

10-year hold

• IRR: 28.8%
• Equity multiple: 3.20×
• Total profit: $44,928
• Equity at exit: $6,303

Cash invested: $20,412 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active
• Months of supply: 192.0 mo (1%/mo absorbed)
• Median asking: $55,400 ($54/sqft)
• Median days on market: 109 d
• This list price: 88% of active listings are priced below it
• ARV vs active asking: +221.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48038

• Rents YoY: -0.9%
• Active inventory: 259
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $533

Break-even live

Break-even rent $638

Max offer price $72,900

Occupancy floor 54%

Sensitivity live

Price	-10% $584	-5% $559	+0% $533	+5% $508	+10% $483
Rent	-10% $430	-5% $482	+0% $533	+5% $585	+10% $637
Rate	-1.0pp $570	-0.5pp $552	base $533	+0.5pp $515	+1.0pp $495

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: $18,225
• Closing costs: $2,187
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.01mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	41d	1	0.02mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.04mi
38060 Leverette Ave Unit 435 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	13d	1	0.06mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,199	$1.56	26d	1	0.08mi
15929 Villaire Ave Unit 668 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	21d	1	0.08mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.08mi
15881 Villaire Ave Unit 658 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.10mi
15962 Villaire Ave Unit 448 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	13d	1	0.10mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	93d	1	0.10mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.12mi
15882 Villaire Ave Unit 455 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	0d	1	0.12mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.12mi
38017 Le Chateau Blvd Unit 285 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	0d	1	0.12mi
38105 Orleans St Unit 114 Clinton Township, MI	2.0	2.0	960	$1,219	$1.27	0d	1	0.13mi
38099 Johannes Dr Unit 550 Clinton Township, MI	3.0	2.0	924	$1,399	$1.51	0d	1	0.14mi
38136 Ducharme Dr Unit 467 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	0d	1	0.14mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.15mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	41d	1	0.15mi
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	41d	1	0.15mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.15mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	15d	1	0.16mi
16137 Normandy St Unit 98 Clinton Township, MI	2.0	2.0	1056	$1,229	$1.16	17d	1	0.17mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.18mi
16158 Frontenac Ave Unit 144 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	8d	1	0.19mi
38171 Ducharme Dr Unit 639 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	0d	1	0.19mi
38049 Ducharme Dr Unit 608 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	0d	1	0.20mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.21mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.21mi
16172 Frontenac Ave Unit 147 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.21mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.22mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.22mi
16161 Normandy St Unit 92 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	0d	1	0.22mi
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.22mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.23mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	93d	1	0.23mi
16196 Notre Dame St Unit 210 Clinton Township, MI	3.0	2.0	1056	$1,449	$1.37	41d	1	0.23mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	52d	1	0.23mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.23mi
16218 Frontenac Ave Unit 162 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	13d	1	0.25mi

Property features AI

Finance

• Other: Living area approximately 960Address: 16011 Villaire, Clinton Township, MI 48038Listing status: ActiveList price: $74,900
• Financial info: Spec inventory (new construction)

Exterior

• Home design: Single section, 2-bedroom 2-bath plan

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: DishwasherDisposalRefrigerator

Listing history 41 events

1. 2026-08-08
   days on market $72,900 Active 52 DOM
2. 2026-08-06
   days on market $72,900 Active 50 DOM
3. 2026-08-05
   days on market $72,900 Active 49 DOM
4. 2026-08-04
   days on market $72,900 Active 48 DOM
5. 2026-08-03
   days on market $72,900 Active 47 DOM
6. 2026-07-31
   days on market $72,900 Active 44 DOM
7. 2026-07-30
   days on market $72,900 Active 42 DOM
8. 2026-07-28
   days on market $72,900 Active 41 DOM
9. 2026-07-26
   days on market $72,900 Active 39 DOM
10. 2026-07-24
    days on market $72,900 Active 37 DOM
11. 2026-07-23
    days on market $72,900 Active 36 DOM
12. 2026-07-22
    days on market $72,900 Active 35 DOM
13. 2026-07-21
    days on market $72,900 Active 34 DOM
14. 2026-07-20
    days on market $72,900 Active 33 DOM
15. 2026-07-18
    days on market $72,900 Active 31 DOM
16. 2026-07-18
    days on market $72,900 Active 30 DOM
17. 2026-07-16
    days on market $72,900 Active 29 DOM
18. 2026-07-15
    days on market $72,900 Active 28 DOM
19. 2026-07-14
    days on market $72,900 Active 27 DOM
20. 2026-07-13
    days on market $72,900 Active 26 DOM
21. 2026-07-13
    days on market $72,900 Active 25 DOM
22. 2026-07-11
    days on market $72,900 Active 24 DOM
23. 2026-07-10
    days on market $72,900 Active 23 DOM
24. 2026-07-09
    days on market $72,900 Active 22 DOM
25. 2026-07-07
    days on market $72,900 Active 20 DOM
26. 2026-07-06
    days on market $72,900 Active 19 DOM
27. 2026-07-06
    days on market $72,900 Active 18 DOM
28. 2026-07-05
    days on market $72,900 Active 17 DOM
29. 2026-07-03
    days on market $72,900 Active 16 DOM
30. 2026-07-02
    days on market $72,900 Active 15 DOM
31. 2026-07-01
    days on market $72,900 Active 14 DOM
32. 2026-06-30
    days on market $72,900 Active 13 DOM
33. 2026-06-29
    days on market $72,900 Active 12 DOM
34. 2026-06-28
    days on market $72,900 Active 11 DOM
35. 2026-06-27
    pricedays on market $72,900 Active 10 DOM
36. 2026-06-26
    days on market $74,900 Active 9 DOM
37. 2026-06-24
    days on market $74,900 Active 7 DOM
38. 2026-06-22
    days on market $74,900 Active 5 DOM
39. 2026-06-21
    days on market $74,900 Active 4 DOM
40. 2026-06-17
    remarks 669-char remark
41. 2026-06-17
    listed $74,900 Active 1 DOM

ⓘ 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: $15,756
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,121
• Taxable income: $5,573
• Est. tax owed @ 24.0%: −$1,337
• After-tax cash flow: $5,064/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

Good 80/100 Cosmetic rehab Est. rehab $4,800–$14,400 screening

This beautifully designed 2-bedroom, 2-bathroom home offers a good condition with modern finishes and ample space. It is move-in ready with minor cosmetic updates that can significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both New flooring in high-traffic areas — Replacing worn-out carpet with hardwood or tile can increase both resale and rental value. ↑
• Both Upgrading kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

B Composite livability gradescore 70/100

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 · 925,296 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: 10% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Living area approximately 960Address: 16011 Villaire, Clinton Township, MI 48038Listing status: ActiveList price: $74,900
• Financial info: Spec inventory (new construction)

Exterior

• Home design: Single section, 2-bedroom 2-bath plan

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: DishwasherDisposalRefrigerator