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17010 Kingsbrooke Dr
D Composite 40.41
Why this score? — see what drove the D 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).

  • ARV discount +15.0/15.0
  • Cash flow +6.8/30.0
  • 1% rule +4.2/10.0
  • Schools +4.0/10.0
  • Condition / age +3.8/5.0
  • Livability +3.5/5.0
  • Rent growth +2.3/5.0
  • DSCR +1.0/10.0
  • Appreciation +0.0/10.0

$169,500

17010 Kingsbrooke Dr · Clinton, MI 48038
3 bd · 1.5 ba · 1,590 sqft · Townhouse · 17 Days on market
Built 1985 Good condition $107/sqft · 33% below area Est $252k · 33% under $325/mo HOA · 21% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome to this beautifully maintained end-unit townhouse offering comfort, style, and functional living space throughout! This move-in ready home features 3 spacious bedrooms, 1.5 bathrooms, and an inviting open-concept layout with updated flooring, neutral paint tones, recessed lighting, and abundant natural light. The main level includes a bright living room, updated kitchen with ample cabinetry and breakfast nook, separate dining area with doorwall access to the backyard, and a convenient half bath. Upstairs you'll find generously sized bedrooms including a large primary bedroom with ample closet space and a full bathroom.

Key facts

  • Covered gazebo
  • End-unit townhouse
  • Updated kitchen

Tags

END-UNIT TOWNHOUSEOPEN-CONCEPT LAYOUTUPDATED KITCHENPRIVATE BACKYARD OASISLARGE CUSTOM DECKCOVERED GAZEBO

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/1.5-bath townhouse listed at $170k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
  • To cash-flow at today's rent, offer at most $131k (22.8% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (8.2% below list).
  • Recommended offer: $131k (22.8% below list) — sets the bar for cash-flow.
  • Cap rate 4.4% vs local median 3.6% in Clinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 421 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 37d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $1k of loan paydown is wiped out by about $5k 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

  • It's been on market 17 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
  • 10 sale attempts since 28y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
  • Current owner paid $115k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

  • Watch-outs: HOA is 21% of rent.
  • Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.
Recommended offer $130,842 (22.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  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. 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?
  6. 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.
  7. 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.
  8. 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
0.92% ✗
Cap rate
4.40%
Cash-on-cash
-6.75%
DSCR
0.70
GRM
9.1

CMA / ARV

ARV (median comp)
$252,408
List price
$169,500
Delta
-32.85%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
17098 Martingale Ln 0.40mi 2/2.0 (-1) 1,579 (-1%) 2mo $260,000 $165 72
40658 Saint Louis Dr 0.26mi 2/2.0 (-1) 1,511 (-5%) 3mo $307,500 $204 70
16880 Kingsbrooke Dr 0.03mi 2/1.5 (-1) 1,456 (-8%) 14mo $163,000 $112 68
40757 Saint Louis Dr 0.31mi 2/2.0 (-1) 1,517 (-5%) 7mo $305,000 $201 65
41600 Janet Dr 0.59mi 2/1.5 (-1) 1,588 (-0%) 6mo $210,000 $132 62
17225 Jed Ct 0.56mi 2/2.5 (-1) 1,516 (-5%) 2mo $219,900 $145 55
17151 Saddleworth Lane Ln #62 0.46mi 2/2.0 (-1) 1,535 (-4%) 13mo $295,000 $192 55
41053 Turnberry Ln #49 0.40mi 2/2.0 (-1) 1,738 (+9%) 14mo $285,000 $164 47
16611 Ventura Cir 0.66mi 2/2.0 (-1) 1,452 (-9%) 5mo $312,000 $215 44
41455 Clinton Grove Dr 0.52mi 2/2.5 (-1) 1,404 (-12%) 14mo $190,000 $135 36
16468 Waverly Cir 0.67mi 2/2.0 (-1) 1,452 (-9%) 17mo $310,000 $213 33
38916 Golfview Dr E 0.75mi 2/1.5 (-1) 1,416 (-11%) 13mo $175,000 $124 31

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
-32.4%
Equity multiple
-0.03×
Total profit
$-48,819
Equity at exit
$25,273
10-year hold
IRR
-68.8%
Equity multiple
-0.71×
Total profit
$-81,136
Equity at exit
$14,655

Cash invested: $47,460 (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.
Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
12 active · 31 under contract
Months of supply
2.4 mo (42%/mo absorbed)
Median asking
$169,950 ($134/sqft)
Median days on market
54 d
This list price
50% of active listings are priced below it
ARV vs active asking
+18.3% 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
421
Price-to-rent
9.1×

Monthly cashflow live

Estimated rent
$1,556 high interval (Pro) →
Mortgage (P&I)
−$889
Tax est. 1.5%
−$212 /mo · $2,542/yr
Insurance
−$71
HOA
−$325
Vacancy / Maint / Mgmt
−$327
Net cashflow
$-267

Break-even live

Break-even rent $1,894
Max offer price $130,842
Occupancy floor —

Sensitivity live

Price -10% $-150 -5% $-209 +0% $-267 +5% $-326 +10% $-384
Rent -10% $-390 -5% $-329 +0% $-267 +5% $-206 +10% $-144
Rate -1.0pp $-182 -0.5pp $-224 base $-267 +0.5pp $-311 +1.0pp $-356

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
$42,375
Closing costs
$5,085
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 28 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
16880 Kingsbrooke Dr Clinton Twp, MI 2.0 1.5 1456 $1,550 $1.06 6d 1 0.04mi
40860 Highpointe Dr Clinton Twp, MI 2.0 1.5 1250 $1,750 $1.40 21d 1 0.86mi
42206 Toddmark Ln #47 Clinton Twp, MI 2.0 1.5 1288 $1,750 $1.36 184d 1 0.89mi
42383 Garfield Rd Clinton Twp, MI 2.0 2.0 1100 $1,200 $1.09 10d 1 1.02mi
42383 Garfield Rd Clinton Twp, MI 2.0 2.0 1100 $1,200 $1.09 184d 1 1.02mi
18591 Valleybrook Ln Clinton Twp, MI 2.0 2.0 1123 $2,000 $1.78 10d 1 1.11mi
39556 Old Dominion Dr Clinton Twp, MI 2.0 1.5 1400 $1,595 $1.14 2d 1 1.12mi
15158 Congress Dr Sterling Heights, MI 3.0 1.0 1384 $2,400 $1.73 0d 1 1.20mi
38070 Versailles St Unit 66 Clinton Township, MI 3.0 2.0 1056 $1,399 $1.32 35d 1 1.23mi
38066 Versailles St Unit 65 Clinton Township, MI 2.0 2.0 1056 $1,249 $1.18 10d 1 1.23mi
Aspen Ct Clinton Twp, MI 2.0 2.5 2202 $1,850 $0.84 114d 1 1.24mi
16208 Notre Dame St Unit 213 Clinton Township, MI 3.0 2.0 1056 $1,399 $1.32 77d 1 1.29mi
16229 Frontenac Ave Unit 185 Clinton Township, MI 3.0 2.0 1056 $1,399 $1.32 29d 1 1.30mi
16196 Notre Dame St Unit 210 Clinton Township, MI 3.0 2.0 1056 $1,449 $1.37 133d 1 1.31mi
16137 Normandy St Unit 98 Clinton Township, MI 2.0 2.0 1056 $1,229 $1.16 109d 1 1.31mi
16119 Normandy St Unit 102 Clinton Township, MI 2.0 2.0 1056 $1,249 $1.18 35d 1 1.33mi
16218 Frontenac Ave Unit 162 Clinton Township, MI 3.0 2.0 1056 $1,399 $1.32 105d 1 1.33mi
16172 Frontenac Ave Unit 147 Clinton Twp, MI 3.0 2.0 1056 $1,399 $1.32 118d 1 1.36mi
16158 Frontenac Ave Unit 144 Clinton Township, MI 3.0 2.0 1056 $1,399 $1.32 99d 1 1.38mi
38046 Orleans St Unit 136 Clinton Township, MI 3.0 2.0 1152 $1,429 $1.24 36d 1 1.42mi
15901 Villaire Ave Unit 661 Clinton Township, MI 3.0 2.0 1056 $1,399 $1.32 15d 1 1.43mi
38078 Pardo Dr Unit 401 Clinton Township, MI 3.0 2.0 1152 $1,399 $1.21 9d 1 1.45mi
38029 Orleans St Unit 131 Clinton Township, MI 3.0 2.0 1152 $1,399 $1.21 10d 1 1.45mi
15929 Villaire Ave Unit 668 Clinton Twp, MI 3.0 2.0 1056 $1,399 $1.32 113d 1 1.46mi
38136 Ducharme Dr Unit 467 Clinton Township, MI 3.0 2.0 1056 $1,399 $1.32 91d 1 1.47mi
38037 Chilver Ave Unit 375 Clinton Township, MI 3.0 2.0 1056 $1,399 $1.32 23d 1 1.47mi
15381 Danseur Dr Unit 782 Clinton Township, MI 3.0 2.0 1056 $1,399 $1.32 63d 1 1.49mi
38060 Leverette Ave Unit 435 Clinton Township, MI 3.0 2.0 1056 $1,399 $1.32 105d 1 1.49mi

Property features AI

Finance

HOA & community
Monthly association fee of $325Fee includes lawn maintenance, snow removal, trash removal, and water/sewer

Exterior

Parking
Carport1 parking space
Utilities
Public water
Home design
CondominiumTwo stories
Construction
Built in 1985Brick and vinyl sidingBasement foundation
Exterior features
Pets allowed, subject to a number limitPaved street

Interior

Bedrooms
3 bedrooms, all on the second floor
Flooring
Carpet in the bedroomsLaminate in the kitchen, breakfast nook, dining room, and living roomCeramic bathroom flooringLaminate lavatory flooring
Bathrooms
1 full bathroom and 1 lavatory
Heating & cooling
Forced-air heatingNatural gas
Interior features
9 total roomsFinished basement

Listing history 50 events

  1. 2026-11-08
    days on market $169,500 Active 17 DOM
  2. 2026-11-07
    days on market $169,500 Active 16 DOM
  3. 2026-11-06
    days on market $169,500 Active 15 DOM
  4. 2026-11-05
    days on market $169,500 Active 14 DOM
  5. 2026-11-04
    days on market $169,500 Active 13 DOM
  6. 2026-11-02
    days on market $169,500 Active 11 DOM
  7. 2026-11-01
    days on market $169,500 Active 10 DOM
  8. 2026-10-31
    days on market $169,500 Active 9 DOM
  9. 2026-10-30
    days on market $169,500 Active 8 DOM
  10. 2026-10-29
    days on market $169,500 Active 7 DOM
  11. 2026-10-28
    days on market $169,500 Active 6 DOM
  12. 2026-10-27
    days on marketlisting id $169,500 Active 5 DOM
  13. 2026-10-26
    days on market $169,500 Active 4 DOM
  14. 2026-10-26
    days on market $169,500 Active 3 DOM
  15. 2026-10-24
    days on market $169,500 Active 2 DOM
  16. 2026-10-23
    price $169,500 Active 1 DOM
  17. 2026-10-21
    days on marketlisting id $169,900 Active 1 DOM
  18. 2026-10-20
    days on market $169,900 Active 148 DOM
  19. 2026-10-19
    days on market $169,900 Active 147 DOM
  20. 2026-10-18
    days on market $169,900 Active 146 DOM
  21. 2026-10-17
    days on market $169,900 Active 145 DOM
  22. 2026-10-16
    days on market $169,900 Active 144 DOM
  23. 2026-10-15
    days on market $169,900 Active 143 DOM
  24. 2026-10-14
    days on market $169,900 Active 142 DOM
  25. 2026-10-13
    days on market $169,900 Active 141 DOM
  26. 2026-10-12
    days on market $169,900 Active 140 DOM
  27. 2026-10-11
    days on market $169,900 Active 139 DOM
  28. 2026-10-10
    days on market $169,900 Active 138 DOM
  29. 2026-10-09
    days on market $169,900 Active 137 DOM
  30. 2026-10-08
    days on market $169,900 Active 136 DOM
  31. 2026-10-07
    days on market $169,900 Active 135 DOM
  32. 2026-10-06
    days on market $169,900 Active 134 DOM
  33. 2026-10-05
    days on market $169,900 Active 133 DOM
  34. 2026-10-04
    days on market $169,900 Active 132 DOM
  35. 2026-10-03
    days on market $169,900 Active 131 DOM
  36. 2026-10-02
    days on market $169,900 Active 130 DOM
  37. 2026-10-01
    days on market $169,900 Active 129 DOM
  38. 2026-09-30
    days on market $169,900 Active 128 DOM
  39. 2026-09-29
    days on market $169,900 Active 127 DOM
  40. 2026-09-28
    days on market $169,900 Active 126 DOM
  41. 2026-09-27
    days on market $169,900 Active 125 DOM
  42. 2026-09-25
    days on market $169,900 Active 123 DOM
  43. 2026-09-24
    days on market $169,900 Active 122 DOM
  44. 2026-09-23
    days on market $169,900 Active 121 DOM
  45. 2026-09-22
    days on market $169,900 Active 120 DOM
  46. 2026-09-21
    days on market $169,900 Active 119 DOM
  47. 2026-09-20
    days on market $169,900 Active 118 DOM
  48. 2026-09-19
    days on market $169,900 Active 117 DOM
  49. 2026-09-18
    days on market $169,900 Active 116 DOM
  50. 2026-09-17
    days on market $169,900 Active 115 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

  • 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 93% 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$18,672
− Mortgage interest
−$9,495
− Property taxes
−$2,542
− Insurance
−$848
− Repairs & maintenance
−$1,494
− Management
−$1,494
− HOA
−$3,900
− Depreciation
−$4,931
Taxable loss
−$6,031
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,448
After-tax cash flow
$-1,758/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 75/100 Cosmetic rehab Est. rehab $7,950–$23,850 screening

This move-in ready end-unit townhouse features updated interiors and a well-maintained exterior, making it an attractive option for both resale and rental.

Value-add opportunities

  • Resale paint exterior — enhances curb appeal ↑
  • Both update flooring in basement — improves functionality and aesthetics ↑
  • Resale update kitchen appliances — modernizes space ↑
  • Resale update bathroom fixtures — modernizes space ↑

ⓘ 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

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%
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
—

Price history

+89.0% since first listed
27 events — show timeline
  • 2026-10-21 Listing Removed — MiRealSource-MiMLS
  • 2026-10-21 Listing Removed — REALCOMP
  • 2026-07-28 Price Changed $169,900 MiRealSource-MiMLS
  • 2026-07-27 Price Changed $169,900 REALCOMP
  • 2026-06-26 Price Changed $174,900 MiRealSource-MiMLS
  • 2026-06-26 Price Changed $174,900 REALCOMP
  • 2026-05-27 Listed $179,900 REALCOMP
  • 2026-05-26 Listed $179,900 MiRealSource-MiMLS
  • 2026-03-20 Listed $169,900 REALCOMP
  • 2026-03-20 Listed $169,900 MiRealSource-MiMLS
  • 2020-10-28 Sold (MLS) $115,000 REALCOMP
  • 2020-10-28 Sold (MLS) $115,000 Greater Lansing AoR
  • 2020-10-28 Sold (MLS) $115,000 MiRealSource-MiMLS
  • 2020-09-05 Pending — MiRealSource-MiMLS
  • 2020-08-29 Price Changed $117,900 MiRealSource-MiMLS
  • 2020-08-20 Relisted — MiRealSource-MiMLS
  • 2020-08-11 Contingent — MiRealSource-MiMLS
  • 2020-06-06 Pending — MiRealSource-MiMLS
  • 2020-05-19 Listed $117,900 REALCOMP
  • 2020-05-19 Listed $117,900 Greater Lansing AoR
  • 2020-05-19 Listed $119,900 MiRealSource-MiMLS
  • 2002-02-12 Sold (MLS) $99,900 MiRealSource-MiMLS
  • 2002-01-09 Listing Removed — MiRealSource-MiMLS
  • 2001-10-18 Listed $101,000 MiRealSource-MiMLS
  • 1998-09-16 Sold (MLS) $87,000 MiRealSource-MiMLS
  • 1998-08-24 Listing Removed — MiRealSource-MiMLS
  • 1998-07-09 Listed $89,900 MiRealSource-MiMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…