158 Robertson St · Mount Clemens, MI 48043

$167,000

9 bd · 3.0 ba · 1,479 sqft · SingleFamily public records · 59 Days on market

Built 1900 6,098 sqft lot

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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 +9.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-Key 3-Unit Multifamily - Updated & Income Producing!This charming brick triplex is a perfect investment opportunity with two tenants on month-to-month leases and one vacant, freshly updated unit ready to rent. Current rents are $850 and $500, with strong potential for increased income. Each unit has been recently updated with new paint, flooring, modern kitchen finishes, and clean, bright living spaces. The vacant unit is move-in ready for an owner-occupant or new tenant. Exterior features include classic brick architecture, covered porches, and a spacious yard on a corner lot. With great visibility, solid rental demand, and turn-key condition, this property is ideal for investors looking for immediate cash flow and future upside. Don't miss this fully updated, ready-to-go multifamily opportunity! Do not disturb tenants!

Key facts

• Spacious yard
• Covered porches
• Turn-key multifamily

Tags

• TURN-KEY MULTIFAMILY
• UPDATED UNIT
• CLASSIC BRICK ARCHITECTURE
• COVERED PORCHES
• SPACIOUS YARD
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 9-bed/3.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (12.7% below list).
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $146k (12.7% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 3.5% 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+.
• Mount Clemens Community School District (suburban): math 4% / reading 11% proficiency, ranked #532 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.8%/yr); 66 active listings in the ZIP; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 41% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 59 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 14 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.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,868 (12.7% 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 59 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.06% ✓
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.46×
• Total profit: $-25,116
• Equity at exit: $24,900

10-year hold

• IRR: 2.7%
• Equity multiple: 1.25×
• Total profit: $11,726
• Equity at exit: $14,439

Cash invested: $46,760 (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 48043

• Rents YoY: 10.8%
• Active inventory: 66
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$567 /mo · $6,804/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-120

Break-even live

Break-even rent $1,914

Max offer price $145,868

Occupancy floor —

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-04-28
   soldstatus $162,000
2. 2026-01-28
   status Pending 843-char remark

   Show marketing remark (843 chars)

   Turn-Key 3-Unit Multifamily - Updated & Income Producing!This charming brick triplex is a perfect investment opportunity with two tenants on month-to-month leases and one vacant, freshly updated unit ready to rent. Current rents are $850 and $500, with strong potential for increased income. Each unit has been recently updated with new paint, flooring, modern kitchen finishes, and clean, bright living spaces. The vacant unit is move-in ready for an owner-occupant or new tenant. Exterior features include classic brick architecture, covered porches, and a spacious yard on a corner lot. With great visibility, solid rental demand, and turn-key condition, this property is ideal for investors looking for immediate cash flow and future upside. Don't miss this fully updated, ready-to-go multifamily opportunity! Do not disturb tenants!

3. 2026-01-28
   status Pending

   Show marketing remark (843 chars)

   Turn-Key 3-Unit Multifamily - Updated & Income Producing!This charming brick triplex is a perfect investment opportunity with two tenants on month-to-month leases and one vacant, freshly updated unit ready to rent. Current rents are $850 and $500, with strong potential for increased income. Each unit has been recently updated with new paint, flooring, modern kitchen finishes, and clean, bright living spaces. The vacant unit is move-in ready for an owner-occupant or new tenant. Exterior features include classic brick architecture, covered porches, and a spacious yard on a corner lot. With great visibility, solid rental demand, and turn-key condition, this property is ideal for investors looking for immediate cash flow and future upside. Don't miss this fully updated, ready-to-go multifamily opportunity! Do not disturb tenants!

4. 2025-12-01
   listed $167,000 Active
5. 2025-11-30
   listed $167,000 Active 843-char remark

   Show marketing remark (843 chars)

   Turn-Key 3-Unit Multifamily - Updated & Income Producing!This charming brick triplex is a perfect investment opportunity with two tenants on month-to-month leases and one vacant, freshly updated unit ready to rent. Current rents are $850 and $500, with strong potential for increased income. Each unit has been recently updated with new paint, flooring, modern kitchen finishes, and clean, bright living spaces. The vacant unit is move-in ready for an owner-occupant or new tenant. Exterior features include classic brick architecture, covered porches, and a spacious yard on a corner lot. With great visibility, solid rental demand, and turn-key condition, this property is ideal for investors looking for immediate cash flow and future upside. Don't miss this fully updated, ready-to-go multifamily opportunity! Do not disturb tenants!

6. 2023-08-23
   historical Accepting Backup Offers
7. 2023-08-23
   historical Accepting Backup Offers
8. 2023-08-23
   historical
9. 2023-08-23
   historical
10. 2023-08-12
    status Active
11. 2023-08-12
    status Active
12. 2023-08-08
    historical Accepting Backup Offers
13. 2023-08-08
    historical Accepting Backup Offers
14. 2023-07-29
    listed $159,900 Active
15. 2023-07-29
    listed $159,900 Active
16. 2023-07-24
    historical
17. 2023-07-24
    historical
18. 2022-11-17
    soldstatus $110,000
19. 2022-11-15
    soldstatus $110,000 Sold
20. 2022-11-15
    soldstatus $110,000 Closed
21. 2022-10-24
    status Pending
22. 2022-10-24
    status Pending
23. 2022-10-17
    listed $124,900 Active
24. 2022-10-17
    listed $124,900 Active
25. 2022-02-23
    price $825
26. 2007-12-14
    historical
27. 2007-10-01
    listed $99,900
28. 2007-10-01
    historical
29. 2007-06-14
    listed $109,900
30. 2002-06-21
    soldstatus $105,000
31. 2002-05-29
    soldstatus $105,000
32. 2002-05-10
    historical
33. 2002-02-26
    listed $114,900
34. 1998-07-20
    soldstatus $65,000
35. 1998-07-20
    soldstatus $77,000
36. 1998-07-20
    soldstatus $52,500
37. 1998-07-20
    soldstatus $42,000
38. 1998-07-20
    soldstatus $60,000
39. 1998-05-12
    soldstatus $77,000
40. 1998-04-23
    historical
41. 1998-02-04
    listed $79,900
42. 1996-05-03
    soldstatus $69,000
43. 1996-04-15
    soldstatus $69,000
44. 1996-02-29
    historical
45. 1996-02-02
    listed $72,900
46. 1994-11-11
    soldstatus $60,000
47. 1994-09-01
    listed $59,900
48. 1993-04-23
    soldstatus $52,500
49. 1991-10-11
    soldstatus $56,900

ⓘ 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: $6,804 · $567/mo
• Projected year-2 tax: $6,804 · $567/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 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,156
• − Mortgage interest: −$9,355
• − Property taxes: −$6,804
• − Insurance: −$835
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$4,858
• Taxable loss: −$4,081
• Est. tax savings @ 24.0%: +$980
• After-tax cash flow: $-456/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: Mount Clemens Community School District
• NCES district ID: 2624690
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $36,632
• Composite: 6.25/100
• National rank: #10005
• State rank: #532 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

• Census place: Mount Clemens, MI
• County: Macomb County · 638,552 people
• City population: 15,429
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 15,429
• Household income: $52,161
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 610.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 22% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -194.74%
• Current HPI: 260.7139
• Rent YoY: ▲ 10.82%
• 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

+184.7% since first listed

49 events — show timeline

• 2026-04-28 Sold (Public Records) $162,000 Public Records
• 2026-01-28 Pending — MiRealSource-MiMLS
• 2026-01-28 Pending — REALCOMP
• 2025-12-01 Listed $167,000 REALCOMP
• 2025-11-30 Listed $167,000 MiRealSource-MiMLS
• 2023-08-23 Contingent — MiRealSource-MiMLS
• 2023-08-23 Contingent — REALCOMP
• 2023-08-23 Listing Removed — MiRealSource-MiMLS
• 2023-08-23 Listing Removed — REALCOMP
• 2023-08-12 Relisted — MiRealSource-MiMLS
• 2023-08-12 Relisted — REALCOMP
• 2023-08-08 Contingent — MiRealSource-MiMLS
• 2023-08-08 Contingent — REALCOMP
• 2023-07-29 Listed $159,900 MiRealSource-MiMLS
• 2023-07-29 Listed $159,900 REALCOMP
• 2023-07-24 Coming Soon — MiRealSource-MiMLS
• 2023-07-24 Coming Soon — REALCOMP
• 2022-11-17 Sold (Public Records) $110,000 Public Records
• 2022-11-15 Sold (MLS) $110,000 MiRealSource-MiMLS
• 2022-11-15 Sold (MLS) $110,000 REALCOMP
• 2022-10-24 Pending — MiRealSource-MiMLS
• 2022-10-24 Pending — REALCOMP
• 2022-10-17 Listed $124,900 MiRealSource-MiMLS
• 2022-10-17 Listed $124,900 REALCOMP
• 2022-02-23 Price Changed $825 RENT.
• 2007-12-14 Listing Removed — MiRealSource-MiMLS
• 2007-10-01 Listing Removed — MiRealSource-MiMLS
• 2007-10-01 Listed $99,900 MiRealSource-MiMLS
• 2007-06-14 Listed $109,900 MiRealSource-MiMLS
• 2002-06-21 Sold (Public Records) $105,000 Public Records
• 2002-05-29 Sold (MLS) $105,000 MiRealSource-MiMLS
• 2002-05-10 Listing Removed — MiRealSource-MiMLS
• 2002-02-26 Listed $114,900 MiRealSource-MiMLS
• 1998-07-20 Sold (Public Records) $60,000 Public Records
• 1998-07-20 Sold (Public Records) $42,000 Public Records
• 1998-07-20 Sold (Public Records) $52,500 Public Records
• 1998-07-20 Sold (Public Records) $77,000 Public Records
• 1998-07-20 Sold (Public Records) $65,000 Public Records
• 1998-05-12 Sold (MLS) $77,000 MiRealSource-MiMLS
• 1998-04-23 Listing Removed — MiRealSource-MiMLS
• 1998-02-04 Listed $79,900 MiRealSource-MiMLS
• 1996-05-03 Sold (Public Records) $69,000 Public Records
• 1996-04-15 Sold (MLS) $69,000 MiRealSource-MiMLS
• 1996-02-29 Listing Removed — MiRealSource-MiMLS
• 1996-02-02 Listed $72,900 MiRealSource-MiMLS
• 1994-11-11 Sold (MLS) $60,000 MiRealSource-MiMLS
• 1994-09-01 Listed $59,900 MiRealSource-MiMLS
• 1993-04-23 Sold (Public Records) $52,500 Public Records
• 1991-10-11 Sold (Public Records) $56,900 Public Records

Property tax history

+9.2%/yr

Latest (2025): $6,804 · -7.2% YoY. Source: county tax records.