20351 8 Mile Rd · St. Clair Shores, MI 48080

$1,400

6 bd · 3.0 ba · 1,991 sqft · SingleFamily public records · 6 Days on market

Built 1961 5,663 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

For Lease! 2 bed, 1 bath, full basement! All appliances are included. Central air, freshly painted, gorgeous hardwood floors, new kitchen, & remodeled bath! Sorry, NO PETS. Lawn care is included in rent. Tenant(s) are responsible for snow/ ice removal. Truly move in condition. Located within walking distance to shopping, dining, parks, schools. Tenant to pay all utilities. 2-year lease is required. 1.5-month security deposit, plus 1st month rent and water security deposit is required to move in. Minimum credit score of 620.

Key facts

• Lawn care included
• New kitchen
• Full basement

Tags

• FULL BASEMENT
• CENTRAL AIR
• HARDWOOD FLOORS
• NEW KITCHEN
• REMODELED BATH
• LAWN CARE INCLUDED

Property features AI

Finance

• Other: Zoning: Residential; Subdivision: DALBY & CAMPBELL MACK PARK # 01; Cross street: 8 Mile / West of I-94; Listing broker: RE/MAX First
• Financial info: No additional financial details provided
• HOA & community: Homeowners association present

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Brick construction; Block foundation; Above-grade finished area listed as 1,000 square feet
• Exterior features: Front porch; Paved road access; Lot dimensions approximately 71 x 82

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator; Gas water heater
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas
• Interior features: Window treatments; Block basement
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $1,400 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).
• Cap rate 1507.7% vs local median 4.2% in St. Clair Shores — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• South Lake Schools (suburban): math 11% / reading 26% proficiency, ranked #470 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 161 active listings in the ZIP; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 40% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10 of loan paydown is wiped out by about $42 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 + 3.0% rent growth), your $392 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y ago 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.

Recommended offer $1,400

Questions for the listing agent

1. Built in 1961 — 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. 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?
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: 159.26% ✓
• Cap rate: 1507.74%
• Cash-on-cash: 5362.30%
• DSCR: 239.59
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 285.11×
• Total profit: $111,373
• Equity at exit: $209

10-year hold

• IRR: —
• Equity multiple: 615.23×
• Total profit: $240,777
• Equity at exit: $121

Cash invested: $392 (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 48080

• Active inventory: 161
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$7
• Tax est. 1.5%: −$2 /mo · $21/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $1,752

Break-even live

Break-even rent $12

Max offer price $1,400

Occupancy floor 16%

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: $350
• Closing costs: $42
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-16
   days on market $1,400 Active 6 DOM
2. 2026-06-15
   days on market $1,400 Active 5 DOM
3. 2026-06-13
   days on market $1,400 Active 3 DOM
4. 2026-06-13
   remarks 530-char remark
5. 2026-06-13
   listed $1,400 Active 2 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 1/10 Low FEMA zone X (unshaded) · 0% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,755
• − Mortgage interest: −$78
• − Property taxes: −$21
• − Insurance: −$7
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$41
• Taxable income: $22,327
• Est. tax owed @ 24.0%: −$5,358
• After-tax cash flow: $15,662/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: South Lake Schools
• NCES district ID: 2632220
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $51,594
• Composite: 16.76/100
• National rank: #9159
• State rank: #470 of 540 in MI

Livability — St. Clair Shores

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Clair Shores, MI
• County: Macomb County · 638,552 people
• City population: 58,217
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 21,561
• Household income: $66,986
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 530.0

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 (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 14% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Other Indo-European 3% Spanish 2% Russian/Polish/Slavic 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: ▼ -236.99%
• Current HPI: 231.507
• Rent YoY: —
• 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

-98.5% since first listed

13 events — show timeline

• 2026-06-08 Listed $1,400 MiRealSource-MiMLS
• 2026-06-08 Listed $1,400 REALCOMP
• 2026-05-04 Sold (Public Records) $250,000 Public Records
• 2026-04-30 Pending — REALCOMP
• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-30 Sold (MLS) $250,000 MiRealSource-MiMLS
• 2026-04-30 Sold (MLS) $250,000 REALCOMP
• 2026-04-08 Listed $269,900 REALCOMP
• 2026-04-08 Listed $269,900 MiRealSource-MiMLS
• 2011-10-01 Listing Removed — MiRealSource-MiMLS
• 2011-10-01 Listing Removed — MiRealSource-MiMLS
• 2011-08-15 Listed $93,500 MiRealSource-MiMLS
• 2011-06-29 Listed $93,500 MiRealSource-MiMLS

Property tax history

+7.8%/yr

Latest (2025): $6,035 · -4.0% YoY. Source: county tax records.