17010 Kingsbrooke Dr · Clinton, MI 48038 3720

$169,900

3 bd · 1.5 ba · 1,590 sqft · Townhouse · 121 Days on market

Built 1985 Good condition $107/sqft · 33% below area Est $255k · 33% under $325/mo HOA · 22% of rent

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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 +5.7/30.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• DSCR +0.1/10.0

Listing remarks MLS

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. The finished basement adds valuable extra living space complete with a second kitchen/kitchenette area, sitting room, dining space, laundry area, and plenty of storage potential. Step outside to your private backyard oasis featuring a large custom deck and covered gazebo—perfect for entertaining, relaxing, or enjoying summer evenings. End-unit location provides additional privacy and green space. Condo includes assigned carport #4. Additional highlights include updated bathrooms, newer flooring, recessed lighting, and well-maintained mechanicals. Located within the award-winning Chippewa Valley School District and conveniently close to shopping, dining, parks, and major expressways. A true turnkey opportunity—schedule your showing today!

Key facts

• $325 HOA
• Parking
• Built 1985

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 $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (14.4% below list).
• Recommended offer: $119k (29.8% below list) — sets the bar for cash-flow.

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: 1 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% 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

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 8 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; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,233 (29.8% 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. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.83%
• DSCR: 0.61
• GRM: 9.7

CMA / ARV

• ARV (median comp): $255,340
• List price: $169,900
• Delta: -33.46%
• 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%)	0mo	$260,000	$165	73
40658 Saint Louis Dr	0.26mi	2/2.0 (-1)	1,511 (-5%)	2mo	$307,500	$204	71
16880 Kingsbrooke Dr	0.03mi	2/1.5 (-1)	1,456 (-8%)	12mo	$163,000	$112	69
40757 Saint Louis Dr	0.31mi	2/2.0 (-1)	1,517 (-5%)	6mo	$305,000	$201	66
41600 Janet Dr	0.59mi	2/1.5 (-1)	1,588 (-0%)	4mo	$210,000	$132	64
17225 Jed Ct	0.56mi	2/2.5 (-1)	1,516 (-5%)	1mo	$219,900	$145	56
17151 Saddleworth Lane Ln #62	0.46mi	2/2.0 (-1)	1,535 (-4%)	12mo	$295,000	$192	56
41053 Turnberry Ln #49	0.40mi	2/2.0 (-1)	1,738 (+9%)	13mo	$285,000	$164	48
16611 Ventura Cir	0.66mi	2/2.0 (-1)	1,452 (-9%)	3mo	$312,000	$215	45
41455 Clinton Grove Dr	0.52mi	2/2.5 (-1)	1,404 (-12%)	12mo	$190,000	$135	37
16468 Waverly Cir	0.67mi	2/2.0 (-1)	1,452 (-9%)	16mo	$310,000	$213	34
38916 Golfview Dr E	0.75mi	2/1.5 (-1)	1,416 (-11%)	11mo	$175,000	$124	32

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: -0.6%
• Equity multiple: 0.97×
• Total profit: $-1,613
• Equity at exit: $76,394

10-year hold

• IRR: 3.5%
• Equity multiple: 1.54×
• Total profit: $25,845
• Equity at exit: $117,733

Cash invested: $47,572 (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 →

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

Active competition Active MLS

• For sale now: 12 active · 27 under contract
• Months of supply: 2.2 mo (46%/mo absorbed)
• Median asking: $169,900 ($108/sqft)
• Median days on market: 51 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: +49.4% 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 3720

• Active inventory: 1
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$325
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-350

Break-even live

Break-even rent $1,898

Max offer price $119,233

Occupancy floor —

Sensitivity live

Price	-10% $-233	-5% $-291	+0% $-350	+5% $-409	+10% $-468
Rent	-10% $-465	-5% $-408	+0% $-350	+5% $-293	+10% $-235
Rate	-1.0pp $-265	-0.5pp $-307	base $-350	+0.5pp $-394	+1.0pp $-439

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: $42,475
• Closing costs: $5,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42206 Toddmark Ln #47 Clinton Twp, MI	2.0	1.5	1288	$1,750	$1.36	139d	1	0.89mi
42383 Garfield Rd Clinton Twp, MI	2.0	2.0	1100	$1,200	$1.09	139d	1	1.02mi
Aspen Ct Clinton Twp, MI	2.0	2.5	2202	$1,850	$0.84	69d	1	1.24mi
16208 Notre Dame St Unit 213 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	32d	1	1.29mi
16196 Notre Dame St Unit 210 Clinton Township, MI	3.0	2.0	1056	$1,449	$1.37	88d	1	1.31mi
16137 Normandy St Unit 98 Clinton Township, MI	2.0	2.0	1056	$1,229	$1.16	63d	1	1.31mi
16218 Frontenac Ave Unit 162 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	60d	1	1.33mi
16172 Frontenac Ave Unit 147 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	72d	1	1.36mi
16158 Frontenac Ave Unit 144 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	54d	1	1.38mi
15929 Villaire Ave Unit 668 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	67d	1	1.46mi
38136 Ducharme Dr Unit 467 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	46d	1	1.47mi
15381 Danseur Dr Unit 782 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	18d	1	1.49mi
38060 Leverette Ave Unit 435 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	60d	1	1.49mi

Property features AI

Finance

• Other: Pets allowed with a number limit
• HOA & community: Monthly association fee of $325Association covers lawn maintenance, snow removal, trash removal, and water/sewerAssociation contact available

Exterior

• Parking: CarportOne parking space
• Utilities: Public water
• Home design: CondominiumTwo-storyBuilt in 1985Subdivision: Kingsbrooke ParkTownship municipality (Clinton Twp)
• Construction: Basement foundation
• Exterior features: Brick and vinyl siding exteriorPaved street

Interior

• Kitchen: Kitchen at entry level (approx. 8 x 7) with laminate flooringBreakfast nook at entry level (approx. 9 x 8) with laminate flooringDining room at entry level (approx. 12 x 7) with laminate flooring
• Bedrooms: Primary bedroom on second level (approx. 17 x 11) with carpetSecond bedroom on second level (approx. 11 x 10) with carpetThird bedroom on second level (width ~8') with carpet
• Flooring: Carpet in bedroomsLaminate in living areas, kitchen, dining room, and breakfast nookCeramic in primary bathroom
• Bathrooms: One full bathroomTwo total baths/lavatoriesEntry-level lavatory (approx. 3 x 6) with laminate flooringSecond-level bathroom (approx. 5 x 8) with ceramic flooring
• Heating & cooling: Forced air heatingNatural gas fuel
• Interior features: Finished basementTotal of 9 rooms
• Laundry & utility: Basement utilities (basement present and finished)

Listing history 50 events

1. 2026-09-23
   days on market $169,900 Active 121 DOM
2. 2026-09-22
   days on market $169,900 Active 120 DOM
3. 2026-09-21
   days on market $169,900 Active 119 DOM
4. 2026-09-20
   days on market $169,900 Active 118 DOM
5. 2026-09-19
   days on market $169,900 Active 117 DOM
6. 2026-09-18
   days on market $169,900 Active 116 DOM
7. 2026-09-17
   days on market $169,900 Active 115 DOM
8. 2026-09-16
   days on market $169,900 Active 114 DOM
9. 2026-09-15
   days on market $169,900 Active 113 DOM
10. 2026-09-14
    days on market $169,900 Active 112 DOM
11. 2026-09-13
    days on market $169,900 Active 111 DOM
12. 2026-09-12
    days on market $169,900 Active 110 DOM
13. 2026-09-11
    days on market $169,900 Active 109 DOM
14. 2026-09-05
    days on market $169,900 Active 103 DOM
15. 2026-09-04
    days on market $169,900 Active 102 DOM
16. 2026-09-03
    days on market $169,900 Active 101 DOM
17. 2026-08-31
    days on market $169,900 Active 98 DOM
18. 2026-08-30
    days on market $169,900 Active 97 DOM
19. 2026-08-29
    days on market $169,900 Active 96 DOM
20. 2026-08-28
    days on market $169,900 Active 95 DOM
21. 2026-08-27
    days on market $169,900 Active 94 DOM
22. 2026-08-26
    days on market $169,900 Active 93 DOM
23. 2026-08-25
    days on market $169,900 Active 92 DOM
24. 2026-08-24
    days on market $169,900 Active 91 DOM
25. 2026-08-23
    days on market $169,900 Active 90 DOM
26. 2026-08-22
    days on market $169,900 Active 89 DOM
27. 2026-08-21
    days on market $169,900 Active 88 DOM
28. 2026-08-20
    days on market $169,900 Active 87 DOM
29. 2026-08-19
    days on market $169,900 Active 86 DOM
30. 2026-08-18
    days on market $169,900 Active 85 DOM
31. 2026-08-17
    days on market $169,900 Active 84 DOM
32. 2026-08-16
    days on market $169,900 Active 83 DOM
33. 2026-08-15
    days on market $169,900 Active 82 DOM
34. 2026-08-14
    days on market $169,900 Active 81 DOM
35. 2026-08-13
    days on market $169,900 Active 80 DOM
36. 2026-08-12
    days on market $169,900 Active 79 DOM
37. 2026-08-11
    days on market $169,900 Active 78 DOM
38. 2026-08-10
    days on market $169,900 Active 77 DOM
39. 2026-08-09
    days on market $169,900 Active 76 DOM
40. 2026-08-08
    days on market $169,900 Active 75 DOM
41. 2026-08-06
    days on market $169,900 Active 73 DOM
42. 2026-08-05
    days on market $169,900 Active 72 DOM
43. 2026-08-04
    days on market $169,900 Active 71 DOM
44. 2026-08-03
    days on market $169,900 Active 70 DOM
45. 2026-07-31
    days on market $169,900 Active 67 DOM
46. 2026-07-30
    days on market $169,900 Active 65 DOM
47. 2026-07-28
    pricedays on market $169,900 Active 64 DOM
48. 2026-07-26
    days on market $174,900 Active 62 DOM
49. 2026-07-24
    days on market $174,900 Active 60 DOM
50. 2026-07-23
    remarks 699-char remark

ⓘ 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

Taxation est. · year 1

• Rental income: $17,453
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − HOA: −$3,900
• − Depreciation: −$4,943
• Taxable loss: −$7,097
• Est. tax savings @ 24.0%: +$1,703
• After-tax cash flow: $-2,498/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

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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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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: Pets allowed with a number limit
• HOA & community: Monthly association fee of $325Association covers lawn maintenance, snow removal, trash removal, and water/sewerAssociation contact available

Exterior

• Parking: CarportOne parking space
• Utilities: Public water
• Home design: CondominiumTwo-storyBuilt in 1985Subdivision: Kingsbrooke ParkTownship municipality (Clinton Twp)
• Construction: Basement foundation
• Exterior features: Brick and vinyl siding exteriorPaved street

Interior

• Kitchen: Kitchen at entry level (approx. 8 x 7) with laminate flooringBreakfast nook at entry level (approx. 9 x 8) with laminate flooringDining room at entry level (approx. 12 x 7) with laminate flooring
• Bedrooms: Primary bedroom on second level (approx. 17 x 11) with carpetSecond bedroom on second level (approx. 11 x 10) with carpetThird bedroom on second level (width ~8') with carpet
• Flooring: Carpet in bedroomsLaminate in living areas, kitchen, dining room, and breakfast nookCeramic in primary bathroom
• Bathrooms: One full bathroomTwo total baths/lavatoriesEntry-level lavatory (approx. 3 x 6) with laminate flooringSecond-level bathroom (approx. 5 x 8) with ceramic flooring
• Heating & cooling: Forced air heatingNatural gas fuel
• Interior features: Finished basementTotal of 9 rooms
• Laundry & utility: Basement utilities (basement present and finished)

Price history

+94.5% since first listed

22 events — show timeline

• 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
• 2026-05-21 Coming Soon $179,900 MiRealSource-MiMLS
• 2020-10-28 Sold (MLS) $115,000 REALCOMP
• 2020-10-28 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2020-10-28 Sold (MLS) $115,000 Greater Lansing AoR
• 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 $119,900 MiRealSource-MiMLS
• 2020-05-19 Listed $117,900 Greater Lansing AoR
• 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