38053 Orleans · Clinton, MI 48038

$54,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 77 Days on market

Built 2025 Est $37k · 47% over

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Why this score? — see what drove the C+ 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
• Schools +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Soak up the season in this bright and inviting two bedroom, two bathroom home. Filled with natural light, modern touches, and a flowing layout, this home offers the perfect setting for everything from laid back mornings to summer get togethers. The kitchen is ready for it all, featuring a functional island, modern appliances, and plenty of space for cooking, dining, or catching up over your favorite meal. Generous closet space helps keep things organized, while the dedicated laundry area adds everyday convenience. The primary bedroom includes a private ensuite full bathroom with a tub, creating a comfortable place to unwind. A second full bathroom with a tub provides added flexibility and c

Key facts

• Modern appliances
• Ample closet space
• Functional island

Tags

• FUNCTIONAL ISLAND
• MODERN APPLIANCES
• AMPLE CLOSET SPACE
• DEDICATED LAUNDRY AREA
• ENSUITE FULL BATHROOM
• SECOND FULL BATHROOM

Property features AI

Finance

• Other: Living area approximately 960; Spec inventory (new construction); List price $54,900

Exterior

• Home design: Single section, 2 bed 2 bath plan

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.8% vs local median 3.3% in Clinton — 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 70/100 on livability (#315 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Chippewa Valley Schools (suburban): math 39% / reading 50% proficiency, ranked #133 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 257 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Recommended offer $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.51% ✓
• Cap rate: 21.83%
• Cash-on-cash: 55.49%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $37,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38021 Orleans St. St	0.05mi	3/2.0 (+1)	1,056 (+10%)	7mo	$41,000	$39	70

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 50.4%
• Equity multiple: 3.10×
• Total profit: $32,350
• Equity at exit: $8,186

10-year hold

• IRR: 54.6%
• Equity multiple: 5.61×
• Total profit: $70,916
• Equity at exit: $4,747

Cash invested: $15,372 (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 48038

• Rents YoY: -0.9%
• Active inventory: 257
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $711

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 43%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	15d	1	0.02mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	44d	1	0.09mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.12mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.12mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.14mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	5d	1	0.16mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,369	$1.43	5d	1	0.17mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	2d	1	0.17mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	5d	1	0.19mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	2d	1	0.20mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	13d	1	0.23mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	3d	1	0.23mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	44d	1	0.23mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.28mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.28mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.28mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	44d	1	0.32mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.32mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	3d	1	0.35mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.38mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	2d	1	0.40mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	44d	1	0.42mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	24d	1	0.45mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.50mi
38271 Fairway Ct Unit 100A Clinton Township, MI	2.0	1.0	925	$1,250	$1.35	24d	1	0.57mi
38271 Fairway Ct Clinton Township, MI	2.0	1.0	925	$1,188	$1.28	44d	2	0.57mi
38280 Fairway Ct Unit 140B Clinton Township, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.59mi
38290 Fairway Ct Clinton Township, MI	1.0	1.0	625	$912	$1.46	11d	2	0.61mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,250	$1.30	44d	2	0.63mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,325	$1.38	15d	2	0.63mi
38255 Fairway Ct Clinton Twp, MI	2.0	1.0	923	$1,250	$1.35	13d	1	0.64mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	44d	2	0.85mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	44d	1	1.20mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,052	$2.05	2d	9	1.37mi
16695 Washington Sq Clinton Twp, MI	1.0–2.0	1.0	760	$1,350	$1.78	44d	1	1.38mi
17673 Kingsbrooke Cir Clinton Twp, MI	1.0–2.0	1.0–1.5	900	$1,223	$1.36	44d	6	1.47mi

Listing history 7 events

1. 2026-06-18
   days on market $54,900 Active 77 DOM
2. 2026-06-17
   days on market $54,900 Active 76 DOM
3. 2026-06-16
   days on market $54,900 Active 75 DOM
4. 2026-06-15
   days on market $54,900 Active 74 DOM
5. 2026-06-13
   days on market $54,900 Active 72 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $54,900 Active 71 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,560
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$1,597
• Taxable income: $8,140
• Est. tax owed @ 24.0%: −$1,954
• After-tax cash flow: $6,576/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: Chippewa Valley Schools
• NCES district ID: 2609570
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $64,964
• Composite: 39.61/100
• National rank: #3922
• State rank: #133 of 540 in MI

Livability — Clinton

• Score: 70/100
• State rank: #315
• US rank: #7703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,422
• Household income: $78,567
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1788.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 7% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 16% Lithuanian 3% Iranian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 86% English-only · Other Indo-European 5% Russian/Polish/Slavic 2% Arabic 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: ▼ -212.31%
• Current HPI: 261.3877
• Rent YoY: ▼ -0.92%
• 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