13267 Pearl Dr · Shelby, MI 48315

$494,000

3 bd · 3.0 ba · 2,107 sqft · SingleFamily public records · 41 Days on market

Built 1997 0.30 ac lot $234/sqft · 58% above area Est $637k · 22% under $40/mo HOA · 2% of rent

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Why this score? — see what drove the F 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
• Schools +4.1/10.0
• Livability +3.5/5.0
• Cash flow +2.7/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful full brick ranch offering a flexible floor plan with either 3 bedrooms or 2 bedrooms plus a study/media room! This well-maintained home features a spacious kitchen with oak cabinetry, granite countertops, and plenty of storage and prep space. The finished basement provides a large open area ready for entertaining, recreation, a home gym, or additional living space. Also included in the lower level is a full bathroom complete with shower and glass shower doors. Step outside to a stunning double-level stamped concrete patio overlooking the private backyard surrounded by mature trees, creating the perfect setting for relaxing or entertaining. Solid construction, versatile living space, and beautiful outdoor amenities make this home a must-see!

Key facts

• Full brick ranch
• Private backyard
• Spacious kitchen

Tags

• FULL BRICK RANCH
• SPACIOUS KITCHEN
• FINISHED BASEMENT
• PRIVATE BACKYARD
• MATURE TREES

Property features AI

Finance

• Other: Lot approximately 0.3 acre (dimensions 88 x 145)
• Financial info: Tax amount not included per instructions
• HOA & community: Homeowners association with annual fee of $475

Exterior

• Parking: Attached 3-car garage
• Security: Owned security system
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single-family residence; One level above grade; Ground-level entry; Brick and vinyl siding exterior
• Construction: Brick and vinyl siding construction; Asphalt roof; Brick/mortar and stone foundation; Built year not specified
• Exterior features: Patio; Permeable paving; Paved road access

Interior

• Kitchen: Oven; Self-cleaning oven; Free-standing gas oven; Gas cooktop; Microwave; Dishwasher; Free-standing refrigerator; Stainless steel appliances; Plumbed for ice maker
• Bedrooms: Total bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air cooling
• Interior features: Unfurnished; Finished basement with sump pump; Fireplace in the family room; 8 total rooms
• Laundry & utility: Laundry room with washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $494k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (59.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (56.1% below list).
• Recommended offer: $201k (59.3% below list) — sets the bar for cash-flow.
• Cap rate 2.3% vs local median 3.2% in Shelby — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#324 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Utica Community Schools (suburban): math 38% / reading 53% proficiency, ranked #126 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 230 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $15k 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 41 days — a 3% lower offer ($479k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 22y 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.
• Current owner paid $196k; list at $494k implies a 153% gain — meaningful room to come down on a strong offer.

Recommended offer $200,926 (59.3% 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 41 days. Have you received any prior offers? Is the seller open to a 59% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.44% ✗
• Cap rate: 2.26%
• Cash-on-cash: -14.39%
• DSCR: 0.36
• GRM: 19.0

CMA / ARV

• ARV (median comp): $637,345
• List price: $494,000
• Delta: -22.49%
• 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
13222 Van Pamel Dr	0.10mi	3/3.0	2,358 (+12%)	18mo	$490,000	$208	60
47985 Fox Chase Ct	0.52mi	3/3.0	2,300 (+9%)	1mo	$440,000	$191	60
13033 Cathedral Ct	0.44mi	3/2.5	2,325 (+10%)	1mo	$750,000	$323	59
49301 Schoenherr Rd	0.21mi	4/1.0 (+1)	2,350 (+12%)	1mo	$303,000	$129	57
49545 Schoenherr Rd	0.35mi	3/2.0	1,957 (-7%)	16mo	$253,000	$129	55
13071 Independence Ave	0.49mi	4/2.5 (+1)	2,149 (+2%)	16mo	$405,000	$188	54
49345 Golden Park Dr	0.31mi	3/3.5	2,394 (+14%)	9mo	$599,900	$251	54
49409 Schoenherr Rd	0.27mi	3/1.0	1,938 (-8%)	16mo	$310,000	$160	53
13912 22 Mile Rd	0.37mi	2/1.0 (-1)	1,906 (-10%)	20mo	$305,000	$160	38
48896 Kings Dr	0.65mi	3/2.5	2,379 (+13%)	10mo	$510,000	$214	38
50104 Ambleside Ct	0.66mi	3/2.0	1,800 (-15%)	16mo	$39,000	$22	28
12828 Independence Ave	0.55mi	2/2.0 (-1)	2,396 (+14%)	20mo	$300,000	$125	26

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: -43.7%
• Equity multiple: -0.34×
• Total profit: $-185,707
• Equity at exit: $73,657

10-year hold

• IRR: -77.3%
• Equity multiple: -1.15×
• Total profit: $-297,742
• Equity at exit: $42,712

Cash invested: $138,320 (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 48315

• Active inventory: 230
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$2,591
• Tax from tax record: −$535 /mo · $6,424/yr
• Insurance: −$206
• HOA: −$40
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-1,659

Break-even live

Break-even rent $4,268

Max offer price $200,926

Occupancy floor —

Sensitivity live

Price	-10% $-1,379	-5% $-1,519	+0% $-1,659	+5% $-1,799	+10% $-1,939
Rent	-10% $-1,830	-5% $-1,745	+0% $-1,659	+5% $-1,573	+10% $-1,488
Rate	-1.0pp $-1,410	-0.5pp $-1,533	base $-1,659	+0.5pp $-1,787	+1.0pp $-1,917

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: $123,500
• Closing costs: $14,820
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13670 Silver Birch Cir Shelby Township, MI	2.0	2.0	1500	$1,850	$1.23	44d	1	0.25mi
11737 21 Mile Rd Shelby Township, MI	4.0	2.5	3000	$2,750	$0.92	25d	1	1.21mi
11737 21 Mile Rd Shelby Township, MI	4.0	2.5	3000	$2,750	$0.92	44d	1	1.21mi
14973 Milan Ct Shelby Township, MI	2.0	2.5	1671	$2,474	$1.48	0d	4	1.40mi
51401 Times Square Dr Shelby Township, MI	2.0–3.0	2.5–3.5	1400	$2,275	$1.62	15d	8	1.48mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: gym

Listing history 50 events

1. 2026-06-18
   days on market $494,000 Active 41 DOM
2. 2026-06-17
   days on market $494,000 Active 40 DOM
3. 2026-06-16
   days on market $494,000 Active 39 DOM
4. 2026-06-15
   pricedays on market $494,000 Active 38 DOM
5. 2026-06-13
   days on market $499,900 Active 36 DOM

   Show marketing remark (760 chars)

   Beautiful full brick ranch offering a flexible floor plan with either 3 bedrooms or 2 bedrooms plus a study/media room! This well-maintained home features a spacious kitchen with oak cabinetry, granite countertops, and plenty of storage and prep space. The finished basement provides a large open area ready for entertaining, recreation, a home gym, or additional living space. Also included in the lower level is a full bathroom complete with shower and glass shower doors. Step outside to a stunning double-level stamped concrete patio overlooking the private backyard surrounded by mature trees, creating the perfect setting for relaxing or entertaining. Solid construction, versatile living space, and beautiful outdoor amenities make this home a must-see!

6. 2026-06-13
   days on market $499,900 Active 35 DOM

   Show marketing remark (760 chars)

   Beautiful full brick ranch offering a flexible floor plan with either 3 bedrooms or 2 bedrooms plus a study/media room! This well-maintained home features a spacious kitchen with oak cabinetry, granite countertops, and plenty of storage and prep space. The finished basement provides a large open area ready for entertaining, recreation, a home gym, or additional living space. Also included in the lower level is a full bathroom complete with shower and glass shower doors. Step outside to a stunning double-level stamped concrete patio overlooking the private backyard surrounded by mature trees, creating the perfect setting for relaxing or entertaining. Solid construction, versatile living space, and beautiful outdoor amenities make this home a must-see!

7. 2026-06-09
   days on market $499,900 Active 32 DOM
8. 2026-06-08
   days on market $499,900 Active 31 DOM
9. 2026-06-07
   days on market $499,900 Active 30 DOM
10. 2026-06-04
    days on market $499,900 Active 27 DOM
11. 2026-06-03
    days on market $499,900 Active 26 DOM
12. 2026-06-02
    days on market $499,900 Active 25 DOM
13. 2026-06-01
    days on market $499,900 Active 24 DOM
14. 2026-05-31
    days on market $499,900 Active 23 DOM
15. 2026-05-08
    listed $499,900 Active 760-char remark

    Show marketing remark (760 chars)

    Beautiful full brick ranch offering a flexible floor plan with either 3 bedrooms or 2 bedrooms plus a study/media room! This well-maintained home features a spacious kitchen with oak cabinetry, granite countertops, and plenty of storage and prep space. The finished basement provides a large open area ready for entertaining, recreation, a home gym, or additional living space. Also included in the lower level is a full bathroom complete with shower and glass shower doors. Step outside to a stunning double-level stamped concrete patio overlooking the private backyard surrounded by mature trees, creating the perfect setting for relaxing or entertaining. Solid construction, versatile living space, and beautiful outdoor amenities make this home a must-see!

16. 2026-05-08
    listed $499,900 Active 760-char remark

    Show marketing remark (760 chars)

    Beautiful full brick ranch offering a flexible floor plan with either 3 bedrooms or 2 bedrooms plus a study/media room! This well-maintained home features a spacious kitchen with oak cabinetry, granite countertops, and plenty of storage and prep space. The finished basement provides a large open area ready for entertaining, recreation, a home gym, or additional living space. Also included in the lower level is a full bathroom complete with shower and glass shower doors. Step outside to a stunning double-level stamped concrete patio overlooking the private backyard surrounded by mature trees, creating the perfect setting for relaxing or entertaining. Solid construction, versatile living space, and beautiful outdoor amenities make this home a must-see!

17. 2026-01-23
    historical
18. 2026-01-23
    historical
19. 2025-10-06
    price $499,899
20. 2025-10-06
    price $499,899
21. 2025-08-31
    price $499,900
22. 2025-08-30
    price $499,900
23. 2025-08-07
    price $499,999
24. 2025-08-07
    price $499,999
25. 2025-05-13
    price $529,999
26. 2025-05-13
    price $529,999
27. 2025-04-01
    price $549,999
28. 2025-03-31
    price $549,999
29. 2025-03-06
    listed $550,000 Active
30. 2025-03-06
    listed $550,000 Active
31. 2008-11-10
    soldstatus $195,500
32. 2008-09-29
    listed $209,900
33. 2008-08-01
    historical
34. 2008-06-04
    listed $279,000
35. 2008-06-01
    historical
36. 2007-07-30
    listed $279,000
37. 2007-02-28
    historical
38. 2007-01-10
    listed $289,900
39. 2007-01-10
    historical
40. 2006-08-27
    listed $289,900
41. 2005-08-31
    soldstatus $300,000
42. 2005-05-23
    historical
43. 2004-12-23
    listed $294,900
44. 2004-12-23
    historical
45. 2004-08-17
    listed $299,900
46. 2004-08-17
    historical
47. 2004-06-24
    listed $299,900
48. 2004-06-23
    historical
49. 2004-04-16
    listed $299,900
50. 2004-04-16
    historical

ⓘ 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: $6,424 · $535/mo
• Projected year-2 tax: $7,016 · $585/mo
• Expected delta: +$592/yr (+$49/mo · 9.2%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,016
• − Mortgage interest: −$27,672
• − Property taxes: −$6,424
• − Insurance: −$2,470
• − Repairs & maintenance: −$2,081
• − Management: −$2,081
• − HOA: −$480
• − Depreciation: −$14,371
• Taxable loss: −$29,563
• Est. tax savings @ 24.0%: +$7,095
• After-tax cash flow: $-12,813/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: Utica Community Schools
• NCES district ID: 2634470
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $65,953
• Composite: 40.52/100
• National rank: #3709
• State rank: #126 of 540 in MI

Livability — Shelby

• Score: 70/100
• State rank: #324
• US rank: #7973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 28,428

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 (86%)
• Race & ethnicity: White 86% Two or more races 4% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 2%
• Foreign-born: 14% · Canada, South Korea, China
• Languages at home: 81% English-only · Other Indo-European 9% Arabic 4% Spanish 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: ▼ -173.36%
• Current HPI: 194.9368
• Rent YoY: —
• Metro: —
• 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

+64.7% since first listed

39 events — show timeline

• 2026-06-14 Price Changed $494,000 REALCOMP
• 2026-06-13 Price Changed $494,000 MiRealSource-MiMLS
• 2026-05-08 Listed $499,900 MiRealSource-MiMLS
• 2026-05-08 Listed $499,900 REALCOMP
• 2026-01-23 Listing Removed — MiRealSource-MiMLS
• 2026-01-23 Listing Removed — REALCOMP
• 2025-10-06 Price Changed $499,899 MiRealSource-MiMLS
• 2025-10-06 Price Changed $499,899 REALCOMP
• 2025-08-31 Price Changed $499,900 MiRealSource-MiMLS
• 2025-08-30 Price Changed $499,900 REALCOMP
• 2025-08-07 Price Changed $499,999 MiRealSource-MiMLS
• 2025-08-07 Price Changed $499,999 REALCOMP
• 2025-05-13 Price Changed $529,999 MiRealSource-MiMLS
• 2025-05-13 Price Changed $529,999 REALCOMP
• 2025-04-01 Price Changed $549,999 MiRealSource-MiMLS
• 2025-03-31 Price Changed $549,999 REALCOMP
• 2025-03-06 Listed $550,000 REALCOMP
• 2025-03-06 Listed $550,000 MiRealSource-MiMLS
• 2008-11-10 Sold (MLS) $195,500 REALCOMP
• 2008-09-29 Listed $209,900 REALCOMP
• 2008-08-01 Listing Removed — REALCOMP
• 2008-06-04 Listed $279,000 REALCOMP
• 2008-06-01 Listing Removed — REALCOMP
• 2007-07-30 Listed $279,000 REALCOMP
• 2007-02-28 Listing Removed — REALCOMP
• 2007-01-10 Listing Removed — REALCOMP
• 2007-01-10 Listed $289,900 REALCOMP
• 2006-08-27 Listed $289,900 REALCOMP
• 2005-08-31 Sold (Public Records) $300,000 Public Records
• 2005-05-23 Listing Removed — REALCOMP
• 2004-12-23 Listing Removed — REALCOMP
• 2004-12-23 Listed $294,900 REALCOMP
• 2004-08-17 Listing Removed — REALCOMP
• 2004-08-17 Listed $299,900 REALCOMP
• 2004-06-24 Listed $299,900 REALCOMP
• 2004-06-23 Listing Removed — REALCOMP
• 2004-04-16 Listing Removed — REALCOMP
• 2004-04-16 Listed $299,900 REALCOMP
• 2004-02-22 Listed $299,900 REALCOMP

Property tax history

+7.1%/yr

Latest (2025): $6,424 · +63.2% YoY. Source: county tax records.