46403 Le Grande Blvd · Mount Clemens, MI 48044

$52,900

3 bd · 2.0 ba · 1,556 sqft · Manufactured · 237 Days on market

Built 1993 Average condition $34/sqft · 16% below area Est $63k · 16% under ↓ 16% since listing

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Why this score? — see what drove the C- 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 +14.6/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community's fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

Key facts

• Large family room
• Fitness center
• Community amenities

Tags

• LARGE FAMILY ROOM
• OPEN KITCHEN
• GENEROUS PARKING
• COMMUNITY AMENITIES
• SWIMMING POOL
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $53k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $53k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.
• Cap rate 39.0% vs local median 3.0% in Mount Clemens — 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 77/100 on livability (#120 in MI, #2,918 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime D+, amenities D+.
• 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: 267 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $366 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 ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $22k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $46,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 4.32% ✓
• Cap rate: 38.97%
• Cash-on-cash: 116.70%
• DSCR: 6.19
• GRM: 1.9

CMA / ARV

• ARV (median comp): $62,820
• List price: $52,900
• Delta: -15.79%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21548 Clochette Dr	0.18mi	4/2.0 (+1)	1,456 (-6%)	8mo	$11,000	$8	70
21176 Boquet Dr	0.27mi	2/2.0 (-1)	1,500 (-4%)	16mo	$18,000	$12	63

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: —
• Equity multiple: 6.62×
• Total profit: $83,203
• Equity at exit: $7,888

10-year hold

• IRR: —
• Equity multiple: 13.88×
• Total profit: $190,723
• Equity at exit: $4,574

Cash invested: $14,812 (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 48044

• Active inventory: 267
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$277
• Tax est. 1.5%: −$66 /mo · $794/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $1,440

Break-even live

Break-even rent $463

Max offer price $52,900

Occupancy floor 32%

Sensitivity live

Price	-10% $1,477	-5% $1,459	+0% $1,440	+5% $1,422	+10% $1,404
Rent	-10% $1,260	-5% $1,350	+0% $1,440	+5% $1,531	+10% $1,621
Rate	-1.0pp $1,467	-0.5pp $1,454	base $1,440	+0.5pp $1,427	+1.0pp $1,413

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: $13,225
• Closing costs: $1,587
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45301 Chateau Thierry Blvd Macomb, MI	1.0–4.0	1.0–2.0	1092	$1,586	$1.45	0d	1	0.51mi

Listing history 29 events

1. 2026-06-21
   days on market $52,900 Active 237 DOM
2. 2026-06-18
   days on market $52,900 Active 234 DOM
3. 2026-06-17
   days on market $52,900 Active 233 DOM
4. 2026-06-16
   days on market $52,900 Active 232 DOM
5. 2026-06-15
   days on market $52,900 Active 231 DOM
6. 2026-06-13
   days on market $52,900 Active 229 DOM
7. 2026-06-13
   days on market $52,900 Active 228 DOM
8. 2026-06-09
   days on market $52,900 Active 225 DOM
9. 2026-06-08
   pricedays on market $52,900 Active 224 DOM
10. 2026-06-07
    days on market $62,900 Active 223 DOM
11. 2026-06-04
    days on market $62,900 Active 220 DOM
12. 2026-06-03
    days on market $62,900 Active 219 DOM
13. 2026-06-02
    days on market $62,900 Active 218 DOM
14. 2026-06-01
    days on market $62,900 Active 217 DOM
15. 2026-05-31
    days on market $62,900 Active 216 DOM
16. 2026-04-24
    status Active 637-char remark

    Show marketing remark (643 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community’s fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

17. 2026-04-24
    status Active 643-char remark

    Show marketing remark (643 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community’s fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

18. 2026-04-06
    status Pending 637-char remark

    Show marketing remark (643 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community’s fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

19. 2026-04-06
    status Pending 643-char remark

    Show marketing remark (643 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community’s fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

20. 2026-04-01
    status Active 637-char remark

    Show marketing remark (643 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community’s fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

21. 2026-04-01
    status Active 643-char remark

    Show marketing remark (643 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community’s fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

22. 2026-03-31
    historical 637-char remark

    Show marketing remark (643 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community’s fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

23. 2026-03-31
    historical 643-char remark

    Show marketing remark (643 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community’s fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

24. 2026-02-21
    price $62,900 643-char remark

    Show marketing remark (643 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community’s fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

25. 2026-02-20
    price $62,900 637-char remark

    Show marketing remark (637 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community's fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

26. 2025-10-23
    price $67,900 643-char remark

    Show marketing remark (637 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community's fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

27. 2025-10-23
    price $67,900 637-char remark

    Show marketing remark (637 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community's fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

28. 2025-10-08
    listed $74,900 Active 637-char remark

    Show marketing remark (643 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community’s fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

29. 2025-10-08
    listed $74,900 Active 643-char remark

    Show marketing remark (643 chars)

    Welcome to this spacious and well-maintained * * 3-bedroom, 2-bath * * home located in the highly sought-after * * Westbridge * * community. With a * * large family room and open kitchen * * , this home is perfect for relaxing or entertaining friends and family. Land contract terms with at least 15k down. Enjoy * * generous parking * * space for guests, and take advantage of the * * community’s fantastic amenities * * , including a * * swimming pool, fitness center, playground, and basketball court * * . * * community room. Whether you're looking for comfort, space, or community living, this home has it all!

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

Taxation est. · year 1

• Rental income: $27,433
• − Mortgage interest: −$2,963
• − Property taxes: −$794
• − Insurance: −$264
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$1,539
• Taxable income: $17,483
• Est. tax owed @ 24.0%: −$4,196
• After-tax cash flow: $13,089/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

Average 55/100 Cosmetic rehab

This home is in average condition with some cosmetic repairs needed. Painting and carpet cleaning would significantly enhance its curb appeal and interior condition, making it more attractive for buyers or renters.

Repairs flagged

• Minor Exterior siding — Siding shows some wear
• Minor Carpeted floors — Carpet shows some wear
• Minor Paint — Paint appears faded in some areas

Value-add opportunities

• Both Painting and carpet cleaning — Enhances curb appeal and interior condition
• Both New flooring — Improves living space and adds value
• Both Painting — Enhances curb appeal and interior condition

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Siding shows some wear	Minor	$500–3,000
Carpeted floors · Carpet shows some wear	Minor	$500–3,000
Paint · Paint appears faded in some areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting and carpet cleaning — Enhances curb appeal and interior condition ↑
• Both New flooring — Improves living space and adds value ↑
• Both Painting — Enhances curb appeal and interior condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

Livability — Mount Clemens

• Score: 77/100
• State rank: #120
• US rank: #2918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• City population: 15,429
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 58,754
• Household income: $117,856
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 223.0

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 (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 14% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 84% English-only · Other Indo-European 5% Russian/Polish/Slavic 3% 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: —

Market trends

• HPI YoY: ▼ -204.17%
• Current HPI: 221.35
• 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

-16.0% since first listed

14 events — show timeline

• 2026-04-24 Relisted — REALCOMP
• 2026-04-24 Relisted — MiRealSource-MiMLS
• 2026-04-06 Pending — REALCOMP
• 2026-04-06 Pending — MiRealSource-MiMLS
• 2026-04-01 Relisted — REALCOMP
• 2026-04-01 Relisted — MiRealSource-MiMLS
• 2026-03-31 Listing Removed — MiRealSource-MiMLS
• 2026-03-31 Listing Removed — REALCOMP
• 2026-02-21 Price Changed $62,900 MiRealSource-MiMLS
• 2026-02-20 Price Changed $62,900 REALCOMP
• 2025-10-23 Price Changed $67,900 MiRealSource-MiMLS
• 2025-10-23 Price Changed $67,900 REALCOMP
• 2025-10-08 Listed $74,900 MiRealSource-MiMLS
• 2025-10-08 Listed $74,900 REALCOMP