15757 N Franklin Dr · Clinton, MI 48038 1023

$164,900

2 bd · 1.0 ba · 968 sqft · Townhouse · 117 Days on market

Built 1987 Good condition Garage $170/sqft · 6% below area Est $175k · 6% under $163/mo HOA · 10% 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).

• Cash flow +10.9/30.0
• ARV discount +10.2/15.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to this move-in ready upper-level condo located on the desirable north side of Clinton Township. This open-concept unit features 2 spacious bedrooms and 1 beautifully updated bathroom with modern tile and granite countertops. The bright and airy living room showcases un vaulted ceilings and laminate flooring, creating a warm and inviting space. The updated kitchen includes butcher block countertops, stainless steel appliances, and a classic subway tile backsplash. Enjoy the convenience of in-unit laundry, a private balcony off the living room, and a 1-car attached garage for easy access and additional storage. The A/C and furnace are brand new (2025), offering added comfort and peace of mind. With low HOA fees and a great location near shopping, dining, and everyday essentials, this condo offers the perfect combination of comfort, style, and convenience.

Key facts

• Upper-level condo
• Updated bathroom
• Open-concept unit

Tags

• UPPER-LEVEL CONDO
• OPEN-CONCEPT UNIT
• UPDATED BATHROOM
• BUTCHER BLOCK COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SUBWAY TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-72 ($-861/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (5.5% below list).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 3.2% in Clinton — 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 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 32y 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 $150,059 (9.0% 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 117 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.94% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 8.8

CMA / ARV

• ARV (median comp): $175,395
• List price: $164,900
• Delta: -5.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44566 N Bunker Hill Dr #100	0.04mi	2/1.0	968 (0%)	1mo	$160,000	$165	97
44566 N Bunker Hill Dr #100	0.04mi	2/1.0	968 (0%)	1mo	$160,000	$165	97
15895 Cambridge Dr	0.06mi	2/1.5	946 (-2%)	3mo	$182,500	$193	88
15794 Charleston Dr	0.19mi	2/2.0	968 (0%)	0mo	$198,000	$205	87
15854 Charleston Dr	0.19mi	2/1.0	1,000 (+3%)	6mo	$165,000	$165	81
15141 Northpointe Dr	0.33mi	2/2.0	1,099 (+14%)	2mo	$172,000	$157	56
15769 Balfour Dr #22	0.43mi	2/2.0	1,092 (+13%)	3mo	$155,000	$142	52
15530 Ashley Ct	0.53mi	2/2.0	1,092 (+13%)	3mo	$150,000	$137	48
43441 Cape Dr	0.69mi	2/1.5	1,068 (+10%)	2mo	$156,500	$147	47
15324 Ashley Ct #21	0.55mi	2/2.0	1,092 (+13%)	4mo	$155,000	$142	45
15356 Ashley Ct #38	0.56mi	2/2.0	1,092 (+13%)	5mo	$160,000	$147	44
43243 Cape Dr #6	0.75mi	2/2.0	1,068 (+10%)	4mo	$156,000	$146	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.33×
• Total profit: $15,416
• Equity at exit: $74,146

10-year hold

• IRR: 8.8%
• Equity multiple: 2.33×
• Total profit: $61,483
• Equity at exit: $114,268

Cash invested: $46,172 (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: 6 active · 9 under contract
• Months of supply: 2.2 mo (44%/mo absorbed)
• Median asking: $180,450 ($172/sqft)
• Median days on market: 38 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +5.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48038 1023

• Active inventory: 1
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$163
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-72

Break-even live

Break-even rent $1,649

Max offer price $154,512

Occupancy floor 100%

Sensitivity live

Price	-10% $42	-5% $-15	+0% $-72	+5% $-129	+10% $-186
Rent	-10% $-195	-5% $-133	+0% $-72	+5% $-10	+10% $51
Rate	-1.0pp $11	-0.5pp $-30	base $-72	+0.5pp $-115	+1.0pp $-158

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: $41,225
• Closing costs: $4,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44524 N Bunker Hill Dr Clinton Twp, MI	2.0	1.0	968	$1,400	$1.45	93d	1	0.05mi
15895 Cambridge Dr Clinton Twp, MI	2.0	1.5	946	$1,750	$1.85	53d	1	0.06mi
44621 Georgia Ct Clinton Township, MI	2.0	1.0	1000	$1,495	$1.50	0d	1	0.17mi
44621 Georgia Ct Clinton Township, MI	2.0	1.0	1000	$1,550	$1.55	18d	1	0.17mi
44411 Sunnyside Dr Sterling Heights, MI	2.0	2.0	1043	$1,700	$1.63	23d	1	0.35mi
44315 Sunnyside Dr Sterling Heights, MI	2.0	1.0	850	$1,200	$1.41	38d	1	0.36mi
15765 Balfour Dr Unit 1 Macomb, MI	2.0	2.0	1100	$1,500	$1.36	0d	1	0.44mi
15770 Lakeside Village Dr Clinton Twp, MI	1.0–2.0	1.0–2.0	980	$1,765	$1.80	0d	71	0.45mi
15522 Ashley Ct #64 Macomb, MI	2.0	2.0	1100	$1,500	$1.36	73d	1	0.54mi
15536 Ashley Ct Macomb, MI	2.0	2.0	1092	$1,500	$1.37	93d	1	0.56mi
44525 Pine Dr Sterling Heights, MI	1.0–3.0	1.0–2.0	989	$1,680	$1.70	0d	37	0.58mi
15246 Ashley Ct Macomb, MI	2.0	2.0	1100	$1,600	$1.45	48d	1	0.60mi
15140 Seagull Dr Sterling Heights, MI	2.0	1.5	1068	$1,500	$1.40	60d	1	0.65mi
43441 Cape Dr Sterling Heights, MI	2.0	1.5	1068	$1,800	$1.69	33d	1	0.67mi
43237 Cape Dr Sterling Heights, MI	2.0	2.0	1068	$1,275	$1.19	93d	1	0.74mi
43234 Fountain Dr Sterling Heights, MI	2.0	2.0	1120	$1,500	$1.34	10d	1	0.74mi
42566 Clinton Pl Dr Clinton Twp, MI	1.0–2.0	1.0–2.0	922	$1,700	$1.84	0d	1	0.84mi
45255 Northport Dr Macomb, MI	1.0–2.0	1.0–2.0	922	$1,674	$1.81	0d	24	0.92mi
48953 Deerfield Park Dr S Macomb Township, MI	3.0	1.0–2.0	1029	$1,424	$1.38	0d	1	1.01mi
44565 Bayview Ave Clinton Twp, MI	1.0–2.0	1.0–2.0	938	$1,760	$1.88	0d	165	1.03mi
14196 Lakeside Blvd N Shelby Township, MI	2.0	2.0	1000	$1,645	$1.65	93d	1	1.14mi
14209 Lakeside Blvd N Shelby Charter Township, MI	1.0–3.0	1.0–2.5	866	$1,838	$2.12	0d	13	1.15mi
42480 Green Valley Dr Clinton Twp, MI	1.0–2.0	1.0	771	$1,358	$1.76	0d	39	1.19mi
42383 Garfield Rd Clinton Twp, MI	2.0	2.0	1100	$1,200	$1.09	93d	1	1.21mi
44677 Schoenherr Rd Sterling Heights, MI	1.0–2.0	1.0–2.0	700	$1,750	$2.50	0d	6	1.35mi

Property features AI

Finance

• Other: No pool
• HOA & community: Homeowners association with monthly fee of $163.75HOA covers snow removal, trash, and water

Exterior

• Parking: Attached garage (1 parking space)
• Utilities: Public waterPublic sewer
• Home design: Condominium (residential)One levelGround-level entry
• Construction: Aluminum siding and brick exteriorSlab foundation
• Exterior features: Paved road accessPets: contact management/association for details

Interior

• Kitchen: Built-in electric ovenDishwasherRefrigeratorMicrowave
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas)No central cooling
• Interior features: Built-in electric ovenDishwasherFree-standing refrigeratorMicrowaveFive total rooms

Listing history 50 events

1. 2026-08-08
   days on market $164,900 Active 117 DOM
2. 2026-08-06
   days on market $164,900 Active 115 DOM
3. 2026-08-05
   days on market $164,900 Active 114 DOM
4. 2026-08-04
   days on market $164,900 Active 113 DOM
5. 2026-08-03
   days on market $164,900 Active 112 DOM
6. 2026-07-31
   days on market $164,900 Active 109 DOM
7. 2026-07-30
   days on market $164,900 Active 107 DOM
8. 2026-07-28
   days on market $164,900 Active 106 DOM
9. 2026-07-26
   days on market $164,900 Active 104 DOM
10. 2026-07-24
    days on market $164,900 Active 102 DOM
11. 2026-07-23
    listing id $164,900 Active 101 DOM
12. 2026-07-23
    days on market $164,900 Active 101 DOM
13. 2026-07-22
    days on market $164,900 Active 100 DOM
14. 2026-07-21
    days on market $164,900 Active 99 DOM
15. 2026-07-20
    days on market $164,900 Active 98 DOM
16. 2026-07-18
    days on market $164,900 Active 96 DOM
17. 2026-07-18
    days on market $164,900 Active 95 DOM
18. 2026-07-16
    days on market $164,900 Active 94 DOM
19. 2026-07-15
    days on market $164,900 Active 93 DOM
20. 2026-07-14
    days on market $164,900 Active 92 DOM
21. 2026-07-13
    days on market $164,900 Active 91 DOM
22. 2026-07-13
    days on market $164,900 Active 90 DOM
23. 2026-07-11
    days on market $164,900 Active 89 DOM
24. 2026-07-10
    days on market $164,900 Active 88 DOM
25. 2026-07-09
    days on market $164,900 Active 87 DOM
26. 2026-07-07
    days on market $164,900 Active 85 DOM
27. 2026-07-06
    days on market $164,900 Active 84 DOM
28. 2026-07-06
    days on market $164,900 Active 83 DOM
29. 2026-07-05
    days on market $164,900 Active 82 DOM
30. 2026-07-03
    days on market $164,900 Active 81 DOM
31. 2026-07-02
    days on market $164,900 Active 80 DOM
32. 2026-07-01
    days on market $164,900 Active 79 DOM
33. 2026-06-30
    days on market $164,900 Active 78 DOM
34. 2026-06-29
    days on market $164,900 Active 77 DOM
35. 2026-06-28
    days on market $164,900 Active 76 DOM
36. 2026-06-27
    days on market $164,900 Active 75 DOM
37. 2026-06-26
    days on market $164,900 Active 74 DOM
38. 2026-06-24
    days on market $164,900 Active 72 DOM
39. 2026-06-22
    days on market $164,900 Active 70 DOM
40. 2026-06-21
    days on market $164,900 Active 69 DOM
41. 2026-06-18
    days on market $164,900 Active 66 DOM
42. 2026-06-17
    days on market $164,900 Active 65 DOM
43. 2026-06-16
    days on market $164,900 Active 64 DOM
44. 2026-06-15
    days on market $164,900 Active 63 DOM
45. 2026-06-13
    days on market $164,900 Active 61 DOM
46. 2026-06-13
    days on market $164,900 Active 60 DOM
47. 2026-06-09
    days on market $164,900 Active 57 DOM
48. 2026-06-08
    days on market $164,900 Active 56 DOM
49. 2026-06-07
    days on market $164,900 Active 55 DOM
50. 2026-06-04
    days on market $164,900 Active 52 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,696
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − HOA: −$1,956
• − Depreciation: −$4,797
• Taxable loss: −$3,584
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $-1/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 80/100 Cosmetic rehab Est. rehab $4,840–$14,520 screening

This move-in ready upper-level condo is in good condition with updated kitchen and bathroom. It offers a bright and airy living space with hardwood flooring and a private balcony. The A/C and furnace are brand new, ensuring comfort and energy efficiency.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

ⓘ 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: No pool
• HOA & community: Homeowners association with monthly fee of $163.75HOA covers snow removal, trash, and water

Exterior

• Parking: Attached garage (1 parking space)
• Utilities: Public waterPublic sewer
• Home design: Condominium (residential)One levelGround-level entry
• Construction: Aluminum siding and brick exteriorSlab foundation
• Exterior features: Paved road accessPets: contact management/association for details

Interior

• Kitchen: Built-in electric ovenDishwasherRefrigeratorMicrowave
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas)No central cooling
• Interior features: Built-in electric ovenDishwasherFree-standing refrigeratorMicrowaveFive total rooms

Price history

+150.2% since first listed

37 events — show timeline

• 2026-04-13 Listed $164,900 REALCOMP
• 2026-04-13 Listed $164,900 MiRealSource-MiMLS
• 2025-07-23 Listing Removed — REALCOMP
• 2025-07-23 Listing Removed — Greater Lansing AoR
• 2025-07-23 Listing Removed — MiRealSource-MiMLS
• 2025-07-01 Listed $170,000 REALCOMP
• 2025-06-30 Listed $170,000 Greater Lansing AoR
• 2025-06-30 Listed $170,000 MiRealSource-MiMLS
• 2024-01-07 Rental Removed $1,400 REALCOMP
• 2024-01-04 Listed for Rent $1,400 REALCOMP
• 2023-08-28 Sold (MLS) $165,000 MiRealSource-MiMLS
• 2023-08-28 Sold (MLS) $165,000 REALCOMP
• 2023-08-28 Pending — MiRealSource-MiMLS
• 2023-08-21 Listed $165,000 MiRealSource-MiMLS
• 2023-08-21 Listed $165,000 REALCOMP
• 2019-08-08 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2019-08-08 Sold (MLS) $115,000 REALCOMP
• 2019-07-12 Pending — MiRealSource-MiMLS
• 2019-07-12 Pending — REALCOMP
• 2019-07-01 Listed $119,000 MiRealSource-MiMLS
• 2019-07-01 Listed $119,000 REALCOMP
• 2013-01-31 Sold (MLS) $54,400 MiRealSource-MiMLS
• 2013-01-31 Sold (MLS) $54,400 REALCOMP
• 2012-11-16 Listing Removed — MiRealSource-MiMLS
• 2012-11-16 Listing Removed — REALCOMP
• 2012-10-03 Listing Removed — REALCOMP
• 2012-10-01 Listed $47,900 REALCOMP
• 2012-10-01 Listed $47,900 MiRealSource-MiMLS
• 2012-10-01 Listed $47,900 REALCOMP
• 2006-10-27 Sold (MLS) $77,600 REALCOMP
• 2006-06-30 Listed $77,600 REALCOMP
• 1999-06-10 Sold (MLS) $95,000 MiRealSource-MiMLS
• 1999-05-07 Listing Removed — MiRealSource-MiMLS
• 1999-05-03 Listed $92,900 MiRealSource-MiMLS
• 1994-08-29 Listing Removed — MiRealSource-MiMLS
• 1994-08-26 Sold (MLS) $64,000 MiRealSource-MiMLS
• 1994-05-13 Listed $65,900 MiRealSource-MiMLS