19816 Rosedale St · St. Clair Shores, MI 48080

$175,000

3 bd · 1.0 ba · 909 sqft · SingleFamily public records · 144 Days on market

Built 1952 4,792 sqft lot $193/sqft · 20% above area Est $217k · 19% 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).

• Cash flow +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-family residence presents a compelling opportunity for investors and handy homeowners alike, offering a chance to shape its future. The residence includes three bedrooms, offering ample space to craft personalized sanctuaries for rest and rejuvenation. Imagine each bedroom becoming a haven of comfort, designed to reflect individual styles and needs. With two bathrooms, mornings can be streamlined and evenings transformed into spa-like experiences, whether for quick routines or leisurely soaks. A porch graces the front of the property, offering a welcoming space to enjoy the neighborhood ambiance, sip morning coffee, or unwind after a fulfilling day. This is a great investment property awaiting your vision to unlock its full potential.

Key facts

• Porch
• Investment property
• Ample space

Tags

• SINGLE FAMILY RESIDENCE
• AMPLE SPACE
• PORCH
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (4.1% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.2% in St. Clair Shores — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• South Lake Schools (suburban): math 11% / reading 26% proficiency, ranked #470 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 161 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 30% of the median local income ($67k/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 144 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $175k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 8.7

CMA / ARV

• ARV (median comp): $217,208
• List price: $175,000
• Delta: -19.43%
• 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
19813 Rosedale St	0.03mi	3/2.0	909 (0%)	3mo	$209,000	$230	92
20223 Avalon St	0.23mi	3/1.0	931 (+2%)	7mo	$150,000	$161	80
19820 Avalon St	0.05mi	3/1.0	1,013 (+11%)	2mo	$219,000	$216	77
20625 Avalon St	0.39mi	3/1.0	1,000 (+10%)	1mo	$161,445	$161	64
21813 Rosedale St	0.67mi	3/1.0	948 (+4%)	4mo	$138,000	$146	59
20631 Chalon St	0.52mi	3/1.0	1,001 (+10%)	1mo	$255,000	$255	58
20624 Sunnyside St	0.42mi	3/1.0	1,025 (+13%)	5mo	$199,000	$194	55
19045 Morningside Ave	0.32mi	3/1.0	1,038 (+14%)	12mo	$200,000	$193	52
20707 Elizabeth St	0.55mi	3/1.5	1,000 (+10%)	6mo	$246,000	$246	51
21835 Alger St	0.70mi	3/1.5	1,039 (+14%)	7mo	$215,000	$207	36
20350 E 8 Mile Rd	0.65mi	3/1.0	1,038 (+14%)	13mo	$105,000	$101	35
20040 E 8 Mile Rd	0.66mi	2/1.0 (-1)	792 (-13%)	12mo	$159,000	$201	32

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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-22,851
• Equity at exit: $26,093

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-12,685
• Equity at exit: $15,131

Cash invested: $49,000 (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 48080

• Active inventory: 161
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$918
• Tax from tax record: −$250 /mo · $2,994/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $86

Break-even live

Break-even rent $1,570

Max offer price $175,000

Occupancy floor 90%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	44d	1	0.51mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	24d	1	0.67mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	11d	1	0.88mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,671	$1.72	2d	12	0.93mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	44d	1	0.94mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	3d	1	0.95mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	10d	1	1.13mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	44d	1	1.17mi
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	44d	1	1.21mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	17d	1	1.29mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	2d	1	1.29mi

Listing history 22 events

1. 2026-05-14
   status Pending 756-char remark

   Show marketing remark (756 chars)

   This single-family residence presents a compelling opportunity for investors and handy homeowners alike, offering a chance to shape its future. The residence includes three bedrooms, offering ample space to craft personalized sanctuaries for rest and rejuvenation. Imagine each bedroom becoming a haven of comfort, designed to reflect individual styles and needs. With two bathrooms, mornings can be streamlined and evenings transformed into spa-like experiences, whether for quick routines or leisurely soaks. A porch graces the front of the property, offering a welcoming space to enjoy the neighborhood ambiance, sip morning coffee, or unwind after a fulfilling day. This is a great investment property awaiting your vision to unlock its full potential.

2. 2026-05-14
   status Pending 756-char remark

   Show marketing remark (756 chars)

   This single-family residence presents a compelling opportunity for investors and handy homeowners alike, offering a chance to shape its future. The residence includes three bedrooms, offering ample space to craft personalized sanctuaries for rest and rejuvenation. Imagine each bedroom becoming a haven of comfort, designed to reflect individual styles and needs. With two bathrooms, mornings can be streamlined and evenings transformed into spa-like experiences, whether for quick routines or leisurely soaks. A porch graces the front of the property, offering a welcoming space to enjoy the neighborhood ambiance, sip morning coffee, or unwind after a fulfilling day. This is a great investment property awaiting your vision to unlock its full potential.

3. 2026-04-30
   price $175,000 756-char remark

   Show marketing remark (756 chars)

   This single-family residence presents a compelling opportunity for investors and handy homeowners alike, offering a chance to shape its future. The residence includes three bedrooms, offering ample space to craft personalized sanctuaries for rest and rejuvenation. Imagine each bedroom becoming a haven of comfort, designed to reflect individual styles and needs. With two bathrooms, mornings can be streamlined and evenings transformed into spa-like experiences, whether for quick routines or leisurely soaks. A porch graces the front of the property, offering a welcoming space to enjoy the neighborhood ambiance, sip morning coffee, or unwind after a fulfilling day. This is a great investment property awaiting your vision to unlock its full potential.

4. 2026-04-29
   price $175,000 756-char remark

   Show marketing remark (756 chars)

   This single-family residence presents a compelling opportunity for investors and handy homeowners alike, offering a chance to shape its future. The residence includes three bedrooms, offering ample space to craft personalized sanctuaries for rest and rejuvenation. Imagine each bedroom becoming a haven of comfort, designed to reflect individual styles and needs. With two bathrooms, mornings can be streamlined and evenings transformed into spa-like experiences, whether for quick routines or leisurely soaks. A porch graces the front of the property, offering a welcoming space to enjoy the neighborhood ambiance, sip morning coffee, or unwind after a fulfilling day. This is a great investment property awaiting your vision to unlock its full potential.

5. 2026-02-27
   price $195,000 756-char remark

   Show marketing remark (756 chars)

   This single-family residence presents a compelling opportunity for investors and handy homeowners alike, offering a chance to shape its future. The residence includes three bedrooms, offering ample space to craft personalized sanctuaries for rest and rejuvenation. Imagine each bedroom becoming a haven of comfort, designed to reflect individual styles and needs. With two bathrooms, mornings can be streamlined and evenings transformed into spa-like experiences, whether for quick routines or leisurely soaks. A porch graces the front of the property, offering a welcoming space to enjoy the neighborhood ambiance, sip morning coffee, or unwind after a fulfilling day. This is a great investment property awaiting your vision to unlock its full potential.

6. 2026-02-26
   price $195,000 756-char remark

   Show marketing remark (756 chars)

   This single-family residence presents a compelling opportunity for investors and handy homeowners alike, offering a chance to shape its future. The residence includes three bedrooms, offering ample space to craft personalized sanctuaries for rest and rejuvenation. Imagine each bedroom becoming a haven of comfort, designed to reflect individual styles and needs. With two bathrooms, mornings can be streamlined and evenings transformed into spa-like experiences, whether for quick routines or leisurely soaks. A porch graces the front of the property, offering a welcoming space to enjoy the neighborhood ambiance, sip morning coffee, or unwind after a fulfilling day. This is a great investment property awaiting your vision to unlock its full potential.

7. 2025-12-21
   listed $200,000 Active 756-char remark

   Show marketing remark (756 chars)

   This single-family residence presents a compelling opportunity for investors and handy homeowners alike, offering a chance to shape its future. The residence includes three bedrooms, offering ample space to craft personalized sanctuaries for rest and rejuvenation. Imagine each bedroom becoming a haven of comfort, designed to reflect individual styles and needs. With two bathrooms, mornings can be streamlined and evenings transformed into spa-like experiences, whether for quick routines or leisurely soaks. A porch graces the front of the property, offering a welcoming space to enjoy the neighborhood ambiance, sip morning coffee, or unwind after a fulfilling day. This is a great investment property awaiting your vision to unlock its full potential.

8. 2025-12-20
   listed $200,000 Active 756-char remark

   Show marketing remark (756 chars)

   This single-family residence presents a compelling opportunity for investors and handy homeowners alike, offering a chance to shape its future. The residence includes three bedrooms, offering ample space to craft personalized sanctuaries for rest and rejuvenation. Imagine each bedroom becoming a haven of comfort, designed to reflect individual styles and needs. With two bathrooms, mornings can be streamlined and evenings transformed into spa-like experiences, whether for quick routines or leisurely soaks. A porch graces the front of the property, offering a welcoming space to enjoy the neighborhood ambiance, sip morning coffee, or unwind after a fulfilling day. This is a great investment property awaiting your vision to unlock its full potential.

9. 2015-09-11
   soldstatus $65,000
10. 2011-03-25
    soldstatus $35,000
11. 2011-03-25
    soldstatus $35,000
12. 2011-03-07
    historical
13. 2011-01-10
    listed $34,900
14. 2011-01-10
    listed $34,900
15. 2010-11-14
    historical
16. 2010-11-12
    historical
17. 2010-05-10
    listed $40,000
18. 2010-05-10
    listed $40,000
19. 2002-11-26
    soldstatus $121,500
20. 2002-10-28
    soldstatus $121,500
21. 2002-09-18
    historical
22. 2002-08-21
    listed $125,900

ⓘ 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: $2,994 · $250/mo
• Projected year-2 tax: $2,994 · $250/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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,141
• − Mortgage interest: −$9,803
• − Property taxes: −$2,994
• − Insurance: −$875
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$5,091
• Taxable loss: −$1,845
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $1,472/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: South Lake Schools
• NCES district ID: 2632220
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $51,594
• Composite: 16.76/100
• National rank: #9159
• State rank: #470 of 540 in MI

Livability — St. Clair Shores

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

Census & demographics

• Census place: St. Clair Shores, MI
• County: Macomb County · 638,552 people
• City population: 58,217
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 21,561
• Household income: $66,986
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 530.0

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 (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 14% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Other Indo-European 3% 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: ▼ -236.99%
• Current HPI: 231.507
• 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

+39.0% since first listed

22 events — show timeline

• 2026-05-14 Pending — REALCOMP
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-04-30 Price Changed $175,000 MiRealSource-MiMLS
• 2026-04-29 Price Changed $175,000 REALCOMP
• 2026-02-27 Price Changed $195,000 MiRealSource-MiMLS
• 2026-02-26 Price Changed $195,000 REALCOMP
• 2025-12-21 Listed $200,000 REALCOMP
• 2025-12-20 Listed $200,000 MiRealSource-MiMLS
• 2015-09-11 Sold (Public Records) $65,000 Public Records
• 2011-03-25 Sold (MLS) $35,000 REALCOMP
• 2011-03-25 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2011-03-07 Listing Removed — MiRealSource-MiMLS
• 2011-01-10 Listed $34,900 REALCOMP
• 2011-01-10 Listed $34,900 MiRealSource-MiMLS
• 2010-11-14 Listing Removed — MiRealSource-MiMLS
• 2010-11-12 Listing Removed — REALCOMP
• 2010-05-10 Listed $40,000 REALCOMP
• 2010-05-10 Listed $40,000 MiRealSource-MiMLS
• 2002-11-26 Sold (Public Records) $121,500 Public Records
• 2002-10-28 Sold (MLS) $121,500 MiRealSource-MiMLS
• 2002-09-18 Listing Removed — MiRealSource-MiMLS
• 2002-08-21 Listed $125,900 MiRealSource-MiMLS

Property tax history

+4.5%/yr

Latest (2025): $2,994 · +4.8% YoY. Source: county tax records.