39669 Ormsby St · Mount Clemens, MI 48036

$99,000

3 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 8 Days on market

Built 1968 7,841 sqft lot Est $175k · 43% under ↓ 21% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR ALERT! Rare opportunity to snag a 3-bedroom ranch in Clinton Township with massive upside. This home is a basically complete blank canvas and requires a full rehab - perfect for your next fix-and-flip or BRRRR project. Featuring 1,073 sq. ft. , a solid crawl space foundation, and a deep 122' lot. Seller may entertain a short-term Land Contract with a strong down payment. Located in the Mount Clemens school district, just minutes from Metro Parkway. Sold as-is. Bring your contractor and your vision! BRRRR-Buy, Rehab, Rent, Refinance, Repeat Property sold as-is. All data, including room sizes and square footage, should be independently verified by the buyer and/or buyer's representative for accuracy. "

Key facts

• Deep lot
• 7,841 sq ft lot
• Built 1968

Tags

• CRAWL SPACE FOUNDATION
• DEEP LOT
• MOUNT CLEMENS SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 11.1% 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: schools D+, crime D+, amenities 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.
• Market conditions: Rents rising (+3.1%/yr); 117 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 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 + 3.1% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $78k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.39% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $174,899
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39669 Ormsby St	0.00mi	3/1.0	1,073 (0%)	3mo	$78,000	$73	98
39355 Charbeneau St	0.10mi	3/1.0	1,148 (+7%)	10mo	$185,000	$161	75
50 Michigan St	0.46mi	4/1.0 (+1)	1,056 (-2%)	6mo	$90,500	$86	66
53 Eastman St	0.26mi	3/2.0	1,200 (+12%)	1mo	$240,000	$200	64
72 Gratiot Ave	0.72mi	3/1.0	1,045 (-3%)	1mo	$169,900	$163	61
79 Rathbone St	0.22mi	2/1.0 (-1)	985 (-8%)	14mo	$75,000	$76	60
54 Gibbs St	0.37mi	3/1.0	1,000 (-7%)	15mo	$185,000	$185	59
38747 Harper Ave	0.58mi	3/1.0	1,003 (-6%)	6mo	$165,000	$165	57
184 Dickinson St	0.24mi	2/1.0 (-1)	1,226 (+14%)	4mo	$105,000	$86	57
46 Michigan St	0.47mi	3/1.0	1,192 (+11%)	9mo	$124,000	$104	52
38815 Albert Blvd	0.55mi	3/1.5	1,189 (+11%)	4mo	$225,000	$189	51
38482 Riverside Dr	0.74mi	3/1.0	1,196 (+12%)	6mo	$236,500	$198	41

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.34×
• Total profit: $9,302
• Equity at exit: $14,761

10-year hold

• IRR: 17.9%
• Equity multiple: 2.49×
• Total profit: $41,272
• Equity at exit: $8,560

Cash invested: $27,720 (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 48036

• Home prices YoY: -29.2%
• Rents YoY: 3.1%
• Active inventory: 117
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$519
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $395

Break-even live

Break-even rent $874

Max offer price $99,000

Occupancy floor 66%

Sensitivity live

Price	-10% $451	-5% $423	+0% $395	+5% $367	+10% $339
Rent	-10% $286	-5% $341	+0% $395	+5% $449	+10% $503
Rate	-1.0pp $445	-0.5pp $420	base $395	+0.5pp $369	+1.0pp $343

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Crocker Blvd Mt Clemens, MI	2.0	1.0	854	$1,250	$1.46	6d	1	0.46mi
70 Crocker Blvd Mt Clemens, MI	2.0	1.0	950	$1,400	$1.47	11d	1	0.55mi
64 Crocker Blvd Mt Clemens, MI	2.0	1.0	950	$1,250	$1.32	44d	1	0.55mi
23128 Wellington Cres Clinton Twp, MI	1.0–2.0	1.0	850	$1,375	$1.62	0d	6	0.99mi
121 Jones St Unit 2 Mt Clemens, MI	2.0	1.0	1050	$1,600	$1.52	3d	1	0.99mi
121 Jones St Unit 1 Mt Clemens, MI	2.0	1.0	1080	$1,400	$1.30	0d	1	0.99mi
38539 Wellington Dr #19 Clinton Twp, MI	2.0	1.0	1092	$1,400	$1.28	44d	1	1.06mi
20 Lincoln St Unit 225 Mt Clemens, MI	2.0	1.0	816	$1,200	$1.47	44d	1	1.13mi
15 Washington St Unit 2 Mt Clemens, MI	3.0	1.0	1396	$1,400	$1.00	44d	1	1.22mi
24120 Denise Blvd Clinton Twp, MI	1.0–2.0	1.0	800	$940	$1.18	44d	1	1.24mi
40 Ferrin Pl Mount Clemens, MI	3.0	1.0	1400	$1,700	$1.21	0d	1	1.24mi
23560 Denton St Clinton Twp, MI	1.0–2.0	1.0	650	$1,100	$1.69	4d	1	1.46mi

Listing history 7 events

1. 2026-05-12
   status Pending
2. 2026-03-31
   soldstatus $78,000
3. 2026-03-21
   status Pending

   Show marketing remark (724 chars)

   INVESTOR ALERT! Rare opportunity to snag a 3-bedroom ranch in Clinton Township with massive upside. This home is a basically complete blank canvas and requires a full rehab - perfect for your next fix-and-flip or BRRRR project. Featuring 1,073 sq. ft. , a solid crawl space foundation, and a deep 122' lot. Seller may entertain a short-term Land Contract with a strong down payment. Located in the Mount Clemens school district, just minutes from Metro Parkway. Sold as-is. Bring your contractor and your vision! BRRRR-Buy, Rehab, Rent, Refinance, Repeat Property sold as-is. All data, including room sizes and square footage, should be independently verified by the buyer and/or buyer's representative for accuracy. "

4. 2026-03-21
   status Pending 724-char remark

   Show marketing remark (724 chars)

   INVESTOR ALERT! Rare opportunity to snag a 3-bedroom ranch in Clinton Township with massive upside. This home is a basically complete blank canvas and requires a full rehab - perfect for your next fix-and-flip or BRRRR project. Featuring 1,073 sq. ft. , a solid crawl space foundation, and a deep 122' lot. Seller may entertain a short-term Land Contract with a strong down payment. Located in the Mount Clemens school district, just minutes from Metro Parkway. Sold as-is. Bring your contractor and your vision! BRRRR-Buy, Rehab, Rent, Refinance, Repeat Property sold as-is. All data, including room sizes and square footage, should be independently verified by the buyer and/or buyer's representative for accuracy. "

5. 2026-03-20
   historical
6. 2026-03-13
   listed $99,000 Active

   Show marketing remark (724 chars)

   INVESTOR ALERT! Rare opportunity to snag a 3-bedroom ranch in Clinton Township with massive upside. This home is a basically complete blank canvas and requires a full rehab - perfect for your next fix-and-flip or BRRRR project. Featuring 1,073 sq. ft. , a solid crawl space foundation, and a deep 122' lot. Seller may entertain a short-term Land Contract with a strong down payment. Located in the Mount Clemens school district, just minutes from Metro Parkway. Sold as-is. Bring your contractor and your vision! BRRRR-Buy, Rehab, Rent, Refinance, Repeat Property sold as-is. All data, including room sizes and square footage, should be independently verified by the buyer and/or buyer's representative for accuracy. "

7. 2026-03-13
   listed $99,000 Active 724-char remark

   Show marketing remark (724 chars)

   INVESTOR ALERT! Rare opportunity to snag a 3-bedroom ranch in Clinton Township with massive upside. This home is a basically complete blank canvas and requires a full rehab - perfect for your next fix-and-flip or BRRRR project. Featuring 1,073 sq. ft. , a solid crawl space foundation, and a deep 122' lot. Seller may entertain a short-term Land Contract with a strong down payment. Located in the Mount Clemens school district, just minutes from Metro Parkway. Sold as-is. Bring your contractor and your vision! BRRRR-Buy, Rehab, Rent, Refinance, Repeat Property sold as-is. All data, including room sizes and square footage, should be independently verified by the buyer and/or buyer's representative for accuracy. "

ⓘ 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: $1,564 · $130/mo
• Projected year-2 tax: $1,564 · $130/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,491
• − Mortgage interest: −$5,546
• − Property taxes: −$1,564
• − Insurance: −$495
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$2,880
• Taxable income: $3,368
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $3,931/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: 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

• County: Macomb County · 638,552 people
• City population: 15,429
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,538
• Household income: $70,071
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 514.0

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 (65%)
• Race & ethnicity: White 65% Black 21% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 13% Lithuanian 3% English 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Chinese 1% Other Indo-European 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: ▼ -111.99%
• Current HPI: 270.9126
• Rent YoY: ▲ 3.12%
• 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

-21.2% since first listed

7 events — show timeline

• 2026-05-12 Pending — REALCOMP
• 2026-03-31 Sold (Public Records) $78,000 Public Records
• 2026-03-21 Pending — REALCOMP
• 2026-03-21 Pending — MiRealSource-MiMLS
• 2026-03-20 Listing Removed — REALCOMP
• 2026-03-13 Listed $99,000 MiRealSource-MiMLS
• 2026-03-13 Listed $99,000 REALCOMP

Property tax history

-3.3%/yr

Latest (2025): $1,564 · +0.7% YoY. Source: county tax records.