36122 Main St · New Baltimore, MI 48047

$54,900

1 bd · 1.0 ba · 657 sqft · SingleFamily public records · 4 Days on market

Built 1955 6,098 sqft lot

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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 +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Estate Sale * * New Baltimore , Location , Location, Location ! Walk to lake or downtown ! Perfect Handyman special or Demo and build new ! Please use extreme CAUTION when entering the home , the front porch is soft ! Property is subject to probate court approval, all items in home will be left in property, therefore it is sold "AS-IS" (the boat & truck are NOT included ). Property MUST be listed for a min of 10 days before any offer can be accepted. Please allow 24-72 business hours for attorney review. CASH only sale . If writing an offer please read agent remarks .

Key facts

• Walk to downtown
• Walk to lake
• 6,098 sq ft lot

Tags

• WALK TO LAKE
• WALK TO DOWNTOWN

Property features AI

Finance

• Financial info: Annual tax amount listed
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Metal siding; 657 above-grade finished square feet
• Exterior features: Lot approximately 50 x 120 (0.14 acre); No pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 14.9% vs local median 2.6% in New Baltimore — 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 85/100 on livability (#30 in MI, #597 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D+, amenities F.
• Anchor Bay School District (suburban): math 44% / reading 54% proficiency, ranked #91 of 540 in MI (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 238 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent is only 13% of the median local income ($95k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 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 $24k; list at $55k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.92% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.78%
• DSCR: 2.37
• GRM: 4.3

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: 25.6%
• Equity multiple: 2.06×
• Total profit: $16,266
• Equity at exit: $8,186

10-year hold

• IRR: 33.3%
• Equity multiple: 4.04×
• Total profit: $46,711
• Equity at exit: $4,747

Cash invested: $15,372 (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 48047

• Active inventory: 238
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $394

Break-even live

Break-even rent $556

Max offer price $54,900

Occupancy floor 58%

Sensitivity live

Price	-10% $425	-5% $410	+0% $394	+5% $379	+10% $363
Rent	-10% $311	-5% $353	+0% $394	+5% $436	+10% $478
Rate	-1.0pp $422	-0.5pp $408	base $394	+0.5pp $380	+1.0pp $366

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36247 Hathaway St Unit 4 New Baltimore, MI	1.0	1.0	550	$950	$1.73	22d	1	0.24mi
36241 Hathaway St Apt 5 New Baltimore, MI	1.0	1.0	550	$950	$1.73	45d	1	0.24mi
36241 Hathaway St Apt 5 New Baltimore, MI	1.0	1.0	550	$950	$1.73	3d	1	0.24mi
50980 Jefferson Ave New Baltimore, MI	1.0	1.0	542	$1,025	$1.89	0d	2	0.56mi

Listing history 3 events

1. 2026-06-21
   days on market $54,900 Active 4 DOM
2. 2026-06-17
   remarks 590-char remark

   Show marketing remark (604 chars)

   * * Estate Sale * * New Baltimore , Location , Location, Location ! Walk to lake or downtown ! Perfect Handyman special or Demo and build new ! Please use extreme CAUTION when entering the home , the front porch is soft ! Property is subject to probate court approval, all items in home will be left in property, therefore it is sold "AS-IS" (the boat & truck are NOT included ). Property MUST be listed for a min of 10 days before any offer can be accepted. Please allow 24-72 business hours for attorney review. CASH only sale . If writing an offer please read agent remarks .

3. 2026-06-17
   listed $54,900 Active 1 DOM

   Show marketing remark (604 chars)

   * * Estate Sale * * New Baltimore , Location , Location, Location ! Walk to lake or downtown ! Perfect Handyman special or Demo and build new ! Please use extreme CAUTION when entering the home , the front porch is soft ! Property is subject to probate court approval, all items in home will be left in property, therefore it is sold "AS-IS" (the boat & truck are NOT included ). Property MUST be listed for a min of 10 days before any offer can be accepted. Please allow 24-72 business hours for attorney review. CASH only sale . If writing an offer please read agent remarks .

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $1,538 · $128/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 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,657
• − Mortgage interest: −$3,075
• − Property taxes: −$1,538
• − Insurance: −$274
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$1,597
• Taxable income: $4,146
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $3,736/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: Anchor Bay School District
• NCES district ID: 2602790
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $70,173
• Composite: 43.85/100
• National rank: #2925
• State rank: #91 of 540 in MI

Livability — New Baltimore

• Score: 85/100
• State rank: #30
• US rank: #597

Category grades

Amenities F Commute A- Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Baltimore, MI
• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 40,302
• Household income: $94,890
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 529.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 16% Lithuanian 6% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% 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: ▼ -265.06%
• Current HPI: 216.5914
• 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

+128.8% since first listed

4 events — show timeline

• 2026-06-17 Listed $54,900 REALCOMP
• 2026-06-17 Listed $54,900 MiRealSource-MiMLS
• 1989-10-06 Sold (Public Records) $14,500 Public Records
• 1989-10-06 Sold (Public Records) $24,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,538 · +2.6% YoY. Source: county tax records.