30 S Custer Ave · Clawson, MI 48017

$119,000

3 bd · 1.0 ba · 1,102 sqft · SingleFamily public records

Built 1947 7,405 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
• Livability +4.6/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is located in the heart of Clawson. .. Loved by sellers for 68 years. Clawson is often called the "LITTLE CITY WITH A BIG HEART" It's a small Oakland County community, and a surprisingly lively downtown and strong local character. Home needs updated and minor repairs but price reflects. Handy man or investor this home is for you!!!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1947

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 13.1% vs local median 4.3% in Clawson — 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 92/100 on livability (#2 in MI, #34 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Clawson Public Schools (suburban): math 33% / reading 55% proficiency, ranked #148 of 540 in MI (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.68% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.22%
• DSCR: 2.08
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $292,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Gerald Ave	0.10mi	2/1.0 (-1)	1,106 (+0%)	1mo	$240,000	$217	89
298 Broadacre Ave	0.16mi	3/1.0	1,033 (-6%)	4mo	$270,000	$261	79
515 S Marias Ave	0.34mi	3/1.5	1,157 (+5%)	2mo	$310,000	$268	72
261 Tecumseh St	0.32mi	3/1.0	1,000 (-9%)	4mo	$285,000	$285	66
290 Broadacre Ave	0.16mi	3/1.0	1,250 (+13%)	6mo	$315,000	$252	66
253 Massoit St	0.37mi	3/2.0	1,035 (-6%)	5mo	$229,900	$222	64
812 S Manitou Ave	0.58mi	3/1.0	1,040 (-6%)	1mo	$240,000	$231	63
725 S Manitou Ave	0.53mi	4/1.0 (+1)	1,038 (-6%)	0mo	$280,000	$270	60
649 Phillips Ave	0.36mi	3/1.0	1,261 (+14%)	1mo	$315,000	$250	58
217 E Baker Ave	0.61mi	3/2.0	1,037 (-6%)	7mo	$275,000	$265	52
311 Hendrickson Blvd	0.71mi	3/2.0	1,178 (+7%)	1mo	$360,000	$306	51
216 Woodside Rd	0.67mi	3/1.0	1,264 (+15%)	0mo	$342,000	$271	44

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: 17.5%
• Equity multiple: 1.71×
• Total profit: $23,629
• Equity at exit: $17,743

10-year hold

• IRR: 26.0%
• Equity multiple: 3.28×
• Total profit: $76,062
• Equity at exit: $10,289

Cash invested: $33,320 (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 48017

• Active inventory: 53
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$624
• Tax from tax record: −$234 /mo · $2,812/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $672

Break-even live

Break-even rent $1,149

Max offer price $119,000

Occupancy floor 61%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Tecumseh St Clawson, MI	3.0	1.0	1013	$2,000	$1.97	15d	1	0.29mi
460 Lincoln Ave Clawson, MI	2.0	1.0	1100	$1,600	$1.45	24d	1	0.65mi
155 Amelia St Royal Oak, MI	1.0–4.0	1.0–2.5	971	$1,770	$1.82	3d	7	0.68mi
3810 S Rochester Rd Royal Oak, MI	2.0	1.5	1208	$1,800	$1.49	24d	1	0.85mi
4031 Crooks Rd Unit 4061-212 Royal Oak, MI	2.0	1.0	1066	$1,795	$1.68	5d	1	0.86mi
4805 Woodland Ave Royal Oak, MI	2.0	1.0	627	$1,465	$2.33	2d	12	0.90mi
701 Whitcomb Ave Royal Oak, MI	3.0	1.0	1000	$2,050	$2.05	18d	1	0.93mi
1300 Livernois Rd Troy, MI	1.0–3.0	1.0–2.0	1000	$2,690	$2.69	1d	18	0.94mi
232 Woodlawn Ave Royal Oak, MI	4.0	2.0	1000	$4,500	$4.50	2d	1	0.95mi
3807 Crooks Rd Royal Oak, MI	2.0	1.0	549	$1,185	$2.16	2d	8	0.96mi
629 W Maple Rd Clawson, MI	2.0	1.0	925	$1,274	$1.38	24d	2	1.03mi
2400 Parmenter Blvd Royal Oak, MI	1.0–2.0	1.0–1.5	852	$1,715	$2.01	2d	3	1.08mi
222 E Thirteen Mile Rd Unit 2 Royal Oak, MI	2.0	1.0	900	$1,900	$2.11	24d	1	1.10mi
2440 Parmenter Blvd #211 Royal Oak, MI	2.0	2.0	890	$1,600	$1.80	24d	1	1.14mi
3115 Evergreen Dr Royal Oak, MI	1.0–2.0	1.0	887	$1,630	$1.84	5d	8	1.19mi
1313 Donald Ave Royal Oak, MI	2.0	2.0	840	$1,778	$2.12	15d	1	1.21mi
614 E 13 Mile Rd Royal Oak, MI	2.0	1.0	1434	$2,995	$2.09	1d	1	1.29mi
3406 Elmhurst Ave Royal Oak, MI	2.0	1.0	950	$1,800	$1.89	24d	1	1.34mi
125 Sheffield Dr Troy, MI	3.0	1.0	988	$2,000	$2.02	24d	1	1.36mi
1608 Bauman Ave Royal Oak, MI	3.0	1.5	1233	$2,300	$1.87	1d	1	1.37mi
2702 N Main St Royal Oak, MI	3.0	1.5	1500	$2,350	$1.57	3d	1	1.38mi
429 Linden Ave Royal Oak, MI	3.0	1.0	909	$1,995	$2.19	24d	1	1.44mi
1712 Midtown Cir Royal Oak, MI	2.0–3.0	2.0–2.5	1550	$2,901	$1.87	1d	8	1.44mi

Listing history 2 events

1. 2026-06-13
   remarks 339-char remark
2. 2026-06-13
   listed $119,000 Pending

ⓘ 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: $2,812 · $234/mo
• Projected year-2 tax: $2,812 · $234/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) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,007
• − Mortgage interest: −$6,666
• − Property taxes: −$2,812
• − Insurance: −$595
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$3,462
• Taxable income: $6,631
• Est. tax owed @ 24.0%: −$1,591
• After-tax cash flow: $6,478/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: Clawson Public Schools
• NCES district ID: 2609930
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $56,014
• Composite: 38.3/100
• National rank: #4230
• State rank: #148 of 540 in MI

Livability — Clawson

• Score: 92/100
• State rank: #2
• US rank: #34

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clawson, MI
• County: Oakland County · 1,009,092 people
• City population: 11,350
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 11,350
• Household income: $88,812
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 148.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 9% Lithuanian 5% Slovak 5%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -392.39%
• Current HPI: 220.2798
• 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

4 events — show timeline

• 2026-06-12 Pending — MiRealSource-MiMLS
• 2026-06-11 Listing Removed — REALCOMP
• 2026-06-11 Listed $119,000 REALCOMP
• 2026-06-11 Listed $119,000 MiRealSource-MiMLS

Property tax history

+1.9%/yr

Latest (2025): $2,812 · +6.7% YoY. Source: county tax records.