21551 Clochette Dr · Macomb, MI 48044

$87,000

3 bd · 2.0 ba · 2,300 sqft · Manufactured · 16 Days on market

Built 1996 Good condition

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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 +4.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home in Westbridge Manor! This expansive three-bedroom, two-bathroom residence is nestled on a serene cul-de-sac, surrounded by lush wooded areas. Situated on a generous double lot, the exterior offers a true escape with a spacious patio perfect for outdoor furniture and grilling, along with a cozy seating area nearly surrounded by the wooded area that’s perfect for cozy gatherings. The enormous backyard provides endless opportunities for relaxation and recreation. Step inside to discover a large living room that seamlessly flows into the dining and kitchen area, creating an inviting space for gatherings. The kitchen boasts beautiful cabinetry and ample counter space, equipped with modern stainless steel appliances including a refrigerator, stove, and dishwasher. Adjacent to the kitchen, you'll find a dedicated family room adorned with a lovely fireplace, enhancing the warmth and comfort of this sizable home. On one side of the house, the primary bedroom is a true retreat, almost the size of two rooms combined. This spacious sanctuary is flooded with natural light from multiple windows and includes a large walk-in closet. The en-suite bathroom is a luxurious oasis, featuring double sinks, vanities, an additional countertop area, a large shower with a sliding glass door, and a tucked-away soaking tub in its own tranquil space. Additionally, you’ll find a dedicated laundry room equipped with a washer and dryer, a sink, and a wraparound countertop with plenty of cabinetry for storage. The second bathroom also offers generous cabinet space. As part of the Westbridge community, you’ll enjoy a range of amenities including indoor and outdoor pools, a full gymnasium, a fitness center, a playground, and a game room, all with quick access to major corridors. This home truly combines luxury and convenience in a picturesque setting!

Key facts

• Double lot
• Large living room
• Cul-de-sac

Tags

• CUL-DE-SAC
• DOUBLE LOT
• SPACIOUS PATIO
• ENORMOUS BACKYARD
• LARGE LIVING ROOM
• DEDICATED FAMILY ROOM

Property features AI

Finance

• Other: Located in WESTBRIDGE MANOR subdivision
• HOA & community: Has homeowners association with monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story
• Construction: Pillar/post/pier foundation; 2,300 above-grade finished square feet
• Exterior features: No pool

Interior

• Kitchen: Includes dishwasher, oven, range, refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Dishwasher; Dryer; Oven; Refrigerator; Range; Washer; Three total rooms
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $87k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 261 active listings in the ZIP; 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 $601 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $85,695 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.76% ✓
• Cap rate: 24.14%
• Cash-on-cash: 63.73%
• DSCR: 3.84
• GRM: 3.0

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: 62.8%
• Equity multiple: 3.81×
• Total profit: $68,331
• Equity at exit: $12,972

10-year hold

• IRR: 67.3%
• Equity multiple: 7.80×
• Total profit: $165,742
• Equity at exit: $7,522

Cash invested: $24,360 (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: 261
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,399 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,294

Break-even live

Break-even rent $761

Max offer price $87,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,354	-5% $1,324	+0% $1,294	+5% $1,264	+10% $1,234
Rent	-10% $1,104	-5% $1,199	+0% $1,294	+5% $1,388	+10% $1,483
Rate	-1.0pp $1,337	-0.5pp $1,316	base $1,294	+0.5pp $1,271	+1.0pp $1,248

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $87,000 Active 16 DOM
2. 2026-06-17
   days on market $87,000 Active 15 DOM
3. 2026-06-16
   days on market $87,000 Active 14 DOM
4. 2026-06-15
   days on market $87,000 Active 13 DOM
5. 2026-06-13
   days on market $87,000 Active 11 DOM
6. 2026-06-13
   days on market $87,000 Active 10 DOM
7. 2026-06-09
   days on market $87,000 Active 7 DOM
8. 2026-06-08
   days on market $87,000 Active 6 DOM
9. 2026-06-07
   days on market $87,000 Active 5 DOM
10. 2026-06-04
    days on market $87,000 Active 2 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $87,000 Active 1 DOM

ⓘ 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: $28,783
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − Depreciation: −$2,531
• Taxable income: $15,033
• Est. tax owed @ 24.0%: −$3,608
• After-tax cash flow: $11,916/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

This well-maintained three-bedroom home in Westbridge Manor offers a serene and cozy living experience with a spacious patio and fire pit area. Minor updates to the exterior, interior, and landscaping can significantly enhance its value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Reorganizing the closet — A more organized closet can increase the home's functionality and appeal to potential buyers.
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and attract more buyers.
• Resale Reupholstering the living room furniture — Fresh upholstery can make the living room more inviting and appealing to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Reorganizing the closet — A more organized closet can increase the home's functionality and appeal to potential buyers. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can modernize the kitchen and attract more buyers. ↑
• Resale Reupholstering the living room furniture — Fresh upholstery can make the living room more inviting and appealing to potential buyers. ↑

ⓘ 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 — Macomb

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

Census & demographics

• County: Macomb County · 638,552 people
• City population: 58,754
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $87,000 REALCOMP
• 2026-06-02 Listed $87,000 MiRealSource-MiMLS