23608 Glenwood St · St. Clair Shores, MI 48035

$159,000

3 bd · 1.0 ba · 1,348 sqft · SingleFamily public records · 88 Days on market

Built 1935 0.88 ac lot $118/sqft · 40% below area Est $263k · 40% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• 1% rule +4.3/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and rustic features in this ranch on almost one acre lot that needs your TLC to make it adorable again. Newer siding, carpet, kitchen cabinets and lux vinyl. Vintage wood paneling that creates a cozy feel. The paneling can be painted if you want a more updated look. The living room boasts a beautiful floor to ceiling split feildstone fireplace and opens up to a good size dining room. Huge garage out back has room for a few cars and tons of storage. This property might also be ideal for a home based landscaper.

Key facts

• One acre lot
• Newer siding
• Kitchen cabinets

Tags

• ONE ACRE LOT
• NEWER SIDING
• KITCHEN CABINETS
• LUX VINYL
• VINTAGE WOOD PANELING
• GOOD SIZE DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (6.9% below list).
• Recommended offer: $131k (17.9% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 4.0% in St. Clair Shores — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• L'Anse Creuse Public Schools (suburban): math 31% / reading 51% proficiency, ranked #184 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.2%/yr); 175 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,507 (17.9% 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 88 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.93% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 8.9

CMA / ARV

• ARV (median comp): $263,361
• List price: $159,000
• Delta: -39.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36344 Nitchun St	0.62mi	3/1.5	1,412 (+5%)	4mo	$217,500	$154	58
23678 King Dr	0.19mi	4/1.5 (+1)	1,488 (+10%)	18mo	$235,000	$158	52
22948 E Schafer St	0.67mi	3/1.0	1,462 (+8%)	8mo	$230,000	$157	48
23528 King Dr	0.23mi	4/2.0 (+1)	1,520 (+13%)	13mo	$299,000	$197	48
23431 Aviva St	0.65mi	3/2.0	1,402 (+4%)	16mo	$285,000	$203	46
36731 Kimberly St	0.50mi	3/1.5	1,512 (+12%)	12mo	$302,500	$200	44
23712 Neil St	0.45mi	4/1.5 (+1)	1,482 (+10%)	16mo	$280,000	$189	42
36755 Barr St	0.55mi	3/1.0	1,168 (-13%)	12mo	$246,000	$211	42
24040 Harrison St	0.70mi	3/1.0	1,200 (-11%)	13mo	$205,000	$171	38
22660 E Price Dr	0.62mi	3/1.0	1,500 (+11%)	18mo	$200,000	$133	37
36634 Theodore St	0.51mi	3/2.0	1,155 (-14%)	16mo	$245,000	$212	35
36234 Nitchun St	0.58mi	2/1.0 (-1)	1,168 (-13%)	18mo	$187,000	$160	31

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 · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.24×
• Total profit: $-33,987
• Equity at exit: $23,707

10-year hold

• IRR: -12.1%
• Equity multiple: 0.23×
• Total profit: $-34,216
• Equity at exit: $13,747

Cash invested: $44,520 (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 48035

• Home prices YoY: -29.1%
• Rents YoY: 4.2%
• Active inventory: 175
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$834
• Tax from tax record: −$431 /mo · $5,172/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-161

Break-even live

Break-even rent $1,685

Max offer price $130,507

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-116	+0% $-161	+5% $-206	+10% $-251
Rent	-10% $-278	-5% $-220	+0% $-161	+5% $-103	+10% $-44
Rate	-1.0pp $-81	-0.5pp $-121	base $-161	+0.5pp $-202	+1.0pp $-244

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23654 Whitley Dr Clinton Twp, MI	3.0	1.0	1513	$1,850	$1.22	25d	1	0.32mi
24382 Eastwood Village Ct Clinton Twp, MI	1.0–2.0	1.0	825	$1,460	$1.77	0d	8	0.60mi
35926 Union Lake Rd Harrison Twp, MI	1.0–2.0	1.0	840	$1,085	$1.29	0d	2	0.65mi
23560 Denton St Clinton Twp, MI	1.0–2.0	1.0	650	$1,100	$1.69	4d	1	0.75mi
24646 N Elda Ct Harrison Twp, MI	1.0–2.0	1.0	700	$930	$1.33	44d	1	0.80mi
24120 Denise Blvd Clinton Twp, MI	1.0–2.0	1.0	800	$940	$1.18	44d	1	0.91mi
35255 Brittany Park St Harrison Twp, MI	2.0	1.0–1.5	750	$1,165	$1.55	17d	1	0.94mi
25855 Ashby Dr Harrison Township, MI	2.0	2.0–2.5	1405	$2,180	$1.55	0d	3	1.08mi
25675 Maritime Cir N Harrison Twp, MI	2.0	2.5	1335	$1,800	$1.35	22d	1	1.09mi
25656 Maritime Cir N Harrison Twp, MI	2.0	2.0	1077	$1,650	$1.53	44d	1	1.09mi
21641 Hillside Clinton Twp, MI	1.0–2.0	1.0	850	$1,250	$1.47	44d	3	1.26mi
25169 Orchid St Harrison Twp, MI	2.0	1.5	1100	$1,000	$0.91	21d	1	1.27mi
21613 Sunnyview St #14 Clinton Twp, MI	2.0	2.5	1209	$1,700	$1.41	0d	1	1.28mi
21620 Hillside Dr Unit 1B Clinton Twp, MI	2.0	1.0	900	$1,225	$1.36	44d	1	1.28mi
25199 Orchid St Unit 1 Harrison Township, MI	2.0	1.5	1100	$1,000	$0.91	21d	1	1.29mi
35844 Jefferson Ave Harrison Twp, MI	1.0–2.0	1.0–1.5	750	$1,385	$1.85	0d	10	1.34mi
26070 N Lake Dr Harrison Twp, MI	2.0	1.0	1000	$1,498	$1.50	0d	1	1.39mi
38539 Wellington Dr #19 Clinton Twp, MI	2.0	1.0	1092	$1,400	$1.28	44d	1	1.43mi

Listing history 50 events

1. 2026-06-08
   statusdays on market $159,000 Pending 88 DOM
2. 2026-06-07
   days on market $159,000 Active 87 DOM
3. 2026-06-04
   days on market $159,000 Active 84 DOM
4. 2026-06-03
   days on market $159,000 Active 83 DOM
5. 2026-06-02
   days on market $159,000 Active 82 DOM
6. 2026-06-01
   days on market $159,000 Active 81 DOM
7. 2026-05-31
   days on market $159,000 Active 80 DOM
8. 2026-04-14
   price $159,000 524-char remark

   Show marketing remark (524 chars)

   Charming and rustic features in this ranch on almost one acre lot that needs your TLC to make it adorable again. Newer siding, carpet, kitchen cabinets and lux vinyl. Vintage wood paneling that creates a cozy feel. The paneling can be painted if you want a more updated look. The living room boasts a beautiful floor to ceiling split feildstone fireplace and opens up to a good size dining room. Huge garage out back has room for a few cars and tons of storage. This property might also be ideal for a home based landscaper.

9. 2026-04-13
   price $159,000 524-char remark

   Show marketing remark (524 chars)

   Charming and rustic features in this ranch on almost one acre lot that needs your TLC to make it adorable again. Newer siding, carpet, kitchen cabinets and lux vinyl. Vintage wood paneling that creates a cozy feel. The paneling can be painted if you want a more updated look. The living room boasts a beautiful floor to ceiling split feildstone fireplace and opens up to a good size dining room. Huge garage out back has room for a few cars and tons of storage. This property might also be ideal for a home based landscaper.

10. 2026-03-12
    listed $164,500 Active 524-char remark

    Show marketing remark (524 chars)

    Charming and rustic features in this ranch on almost one acre lot that needs your TLC to make it adorable again. Newer siding, carpet, kitchen cabinets and lux vinyl. Vintage wood paneling that creates a cozy feel. The paneling can be painted if you want a more updated look. The living room boasts a beautiful floor to ceiling split feildstone fireplace and opens up to a good size dining room. Huge garage out back has room for a few cars and tons of storage. This property might also be ideal for a home based landscaper.

11. 2026-03-12
    listed $164,500 Active 524-char remark

    Show marketing remark (524 chars)

    Charming and rustic features in this ranch on almost one acre lot that needs your TLC to make it adorable again. Newer siding, carpet, kitchen cabinets and lux vinyl. Vintage wood paneling that creates a cozy feel. The paneling can be painted if you want a more updated look. The living room boasts a beautiful floor to ceiling split feildstone fireplace and opens up to a good size dining room. Huge garage out back has room for a few cars and tons of storage. This property might also be ideal for a home based landscaper.

12. 2026-03-10
    historical
13. 2026-03-10
    historical
14. 2026-02-06
    price $164,500
15. 2026-02-05
    price $164,500
16. 2025-12-18
    price $179,900
17. 2025-12-17
    price $179,900
18. 2025-11-18
    price $199,900
19. 2025-11-18
    price $199,900
20. 2025-10-16
    listed $220,000 Active
21. 2025-10-16
    listed $220,000 Active
22. 2025-07-08
    historical
23. 2025-07-08
    historical
24. 2025-07-05
    price $199,000
25. 2025-07-05
    price $199,000
26. 2025-03-10
    price $220,000
27. 2025-03-10
    price $220,000
28. 2025-03-01
    price $229,000
29. 2025-02-28
    price $229,000
30. 2025-01-28
    price $235,000
31. 2025-01-28
    price $235,000
32. 2025-01-08
    listed $239,000 Active
33. 2025-01-07
    listed $239,000 Active
34. 2024-05-06
    soldstatus $215,000
35. 2024-04-24
    historical
36. 2024-04-23
    historical
37. 2024-02-15
    price $209,000
38. 2024-01-06
    price $219,000
39. 2023-12-14
    listed $229,000 Active
40. 2023-12-14
    listed $209,000
41. 2022-03-01
    soldstatus $86,500
42. 2006-12-01
    historical
43. 2006-12-01
    historical
44. 2006-04-03
    listed $149,950
45. 2006-04-03
    listed $149,950
46. 2006-04-03
    historical
47. 2006-04-03
    historical
48. 2005-12-03
    listed $149,950
49. 2005-12-03
    listed $149,950
50. 1999-07-19
    soldstatus $84,000

ⓘ 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: $5,172 · $431/mo
• Projected year-2 tax: $5,172 · $431/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 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: $17,769
• − Mortgage interest: −$8,906
• − Property taxes: −$5,172
• − Insurance: −$795
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$4,625
• Taxable loss: −$4,573
• Est. tax savings @ 24.0%: +$1,098
• After-tax cash flow: $-838/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: L'Anse Creuse Public Schools
• NCES district ID: 2621870
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,757
• Composite: 35.99/100
• National rank: #4790
• State rank: #184 of 540 in MI

Livability — St. Clair Shores

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

Census & demographics

• County: Macomb County · 638,552 people
• City population: 58,217
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 33,569
• Household income: $73,015
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 978.0

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 (68%)
• Race & ethnicity: White 68% Black 21% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 14% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -148.36%
• Current HPI: 362.1471
• Rent YoY: ▲ 4.25%
• 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

+150.4% since first listed

44 events — show timeline

• 2026-04-14 Price Changed $159,000 MiRealSource-MiMLS
• 2026-04-13 Price Changed $159,000 REALCOMP
• 2026-03-12 Listed $164,500 REALCOMP
• 2026-03-12 Listed $164,500 MiRealSource-MiMLS
• 2026-03-10 Listing Removed — MiRealSource-MiMLS
• 2026-03-10 Listing Removed — REALCOMP
• 2026-02-06 Price Changed $164,500 MiRealSource-MiMLS
• 2026-02-05 Price Changed $164,500 REALCOMP
• 2025-12-18 Price Changed $179,900 MiRealSource-MiMLS
• 2025-12-17 Price Changed $179,900 REALCOMP
• 2025-11-18 Price Changed $199,900 MiRealSource-MiMLS
• 2025-11-18 Price Changed $199,900 REALCOMP
• 2025-10-16 Listed $220,000 MiRealSource-MiMLS
• 2025-10-16 Listed $220,000 REALCOMP
• 2025-07-08 Listing Removed — REALCOMP
• 2025-07-08 Listing Removed — MiRealSource-MiMLS
• 2025-07-05 Price Changed $199,000 MiRealSource-MiMLS
• 2025-07-05 Price Changed $199,000 REALCOMP
• 2025-03-10 Price Changed $220,000 MiRealSource-MiMLS
• 2025-03-10 Price Changed $220,000 REALCOMP
• 2025-03-01 Price Changed $229,000 MiRealSource-MiMLS
• 2025-02-28 Price Changed $229,000 REALCOMP
• 2025-01-28 Price Changed $235,000 MiRealSource-MiMLS
• 2025-01-28 Price Changed $235,000 REALCOMP
• 2025-01-08 Listed $239,000 REALCOMP
• 2025-01-07 Listed $239,000 MiRealSource-MiMLS
• 2024-05-06 Sold (Public Records) $215,000 Public Records
• 2024-04-24 Listing Removed — MiRealSource-MiMLS
• 2024-04-23 Listing Removed — REALCOMP
• 2024-02-15 Price Changed $209,000 MiRealSource-MiMLS
• 2024-01-06 Price Changed $219,000 MiRealSource-MiMLS
• 2023-12-14 Listed $209,000 REALCOMP
• 2023-12-14 Listed $229,000 MiRealSource-MiMLS
• 2022-03-01 Sold (Public Records) $86,500 Public Records
• 2006-12-01 Listing Removed — REALCOMP
• 2006-12-01 Listing Removed — MiRealSource-MiMLS
• 2006-04-03 Listing Removed — REALCOMP
• 2006-04-03 Listing Removed — MiRealSource-MiMLS
• 2006-04-03 Listed $149,950 REALCOMP
• 2006-04-03 Listed $149,950 MiRealSource-MiMLS
• 2005-12-03 Listed $149,950 REALCOMP
• 2005-12-03 Listed $149,950 MiRealSource-MiMLS
• 1999-07-19 Sold (Public Records) $84,000 Public Records
• 1992-08-20 Sold (Public Records) $63,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,172 · +14.1% YoY. Source: county tax records.