46985 Heydenreich Rd · Mount Clemens, MI 48044

$259,900

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 59 Days on market

Built 1971 0.42 ac lot $253/sqft · 10% below area Est $289k · 10% under

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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 +19.8/30.0
• ARV discount +12.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful freshly renovated full brick ranch on a wide (124'), deep (147') almost half acre lot. Open floor plan. Slate floor foyer. Eat-in kitchen features new whte Shaker style cabinets, quartz counters, a seated peninsula open to the living room, undermount stainless steel sink, ceramic floor and a full set of new included appliances. Doorwall to large deck and open large yard. Refinished hardwood floors throughout. Remodeled bath with custom acrylic tub surround with niche, new vanity and top, new ceramic floor and new fixtures. New doors, trim and hardware throughout. New paint and fixtures throughout. Clean freshly painted open basement with glass block windows, new furnace and hwh. New roof. Large shed in expansive yard. Room sizes are estimates. Taxes are currently non-homestead but will be rated at a lower millage for an owner occupant buyer. Owner is a licensed broker in the state of Michigan. A licensed agent must be physically present for all showings…NO EXCEPTIONS. Home has been vacant for a while so no septic transfer evaluation has been performed. Buyer to apply for an evaluation postponement with Macomb County Health Dept. (form in documents/disclosures)

Key facts

• Slate floor foyer
• Open floor plan
• Full brick ranch

Tags

• FULL BRICK RANCH
• WIDE LOT
• DEEP LOT
• OPEN FLOOR PLAN
• SLATE FLOOR FOYER
• EAT-IN KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/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 $255k (1.7% below list).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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+.
• 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: 261 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 ($252k) is reasonable based on typical stale-listing flexibility.
• 12 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.
• Current owner paid $175k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.98% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (median comp): $288,660
• List price: $259,900
• Delta: -9.96%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46985 Heydenreich Rd	0.00mi	3/1.0	1,026 (0%)	0mo	$262,900	$256	100
45990 Heydenreich Rd	0.49mi	2/1.5 (-1)	1,176 (+15%)	22mo	$159,900	$136	27

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-22,538
• Equity at exit: $38,752

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $5,544
• Equity at exit: $22,471

Cash invested: $72,772 (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 48044

• Active inventory: 261
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,555 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$240 /mo · $2,874/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $308

Break-even live

Break-even rent $2,166

Max offer price $259,900

Occupancy floor 83%

Sensitivity live

Price	-10% $455	-5% $381	+0% $308	+5% $234	+10% $160
Rent	-10% $106	-5% $207	+0% $308	+5% $409	+10% $509
Rate	-1.0pp $438	-0.5pp $374	base $308	+0.5pp $240	+1.0pp $172

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45301 Chateau Thierry Blvd Macomb, MI	1.0–4.0	1.0–2.0	1092	$1,586	$1.45	2d	1	1.01mi
48540 Parc Cir Macomb, MI	2.0	2.0	1416	$2,500	$1.77	2d	6	1.26mi

Listing history 28 events

1. 2026-05-18
   status Pending 1208-char remark

   Show marketing remark (1195 chars)

   Beautiful freshly renovated full brick ranch on a wide (124'), deep (147') almost half acre lot. Open floor plan. Slate floor foyer. Eat-in kitchen features new whte Shaker style cabinets, quartz counters, a seated peninsula open to the living room, undermount stainless steel sink, ceramic floor and a full set of new included appliances. Doorwall to large deck and open large yard. Refinished hardwood floors throughout. Remodeled bath with custom acrylic tub surround with niche, new vanity and top, new ceramic floor and new fixtures. New doors, trim and hardware throughout. New paint and fixtures throughout. Clean freshly painted open basement with glass block windows, new furnace and hwh. New roof. Large shed in expansive yard. Room sizes are estimates. Taxes are currently non-homestead but will be rated at a lower millage for an owner occupant buyer. Owner is a licensed broker in the state of Michigan. A licensed agent must be physically present for all showings…NO EXCEPTIONS. Home has been vacant for a while so no septic transfer evaluation has been performed. Buyer to apply for an evaluation postponement with Macomb County Health Dept. (form in documents/disclosures)

2. 2026-05-18
   status Pending 1195-char remark

   Show marketing remark (1195 chars)

   Beautiful freshly renovated full brick ranch on a wide (124'), deep (147') almost half acre lot. Open floor plan. Slate floor foyer. Eat-in kitchen features new whte Shaker style cabinets, quartz counters, a seated peninsula open to the living room, undermount stainless steel sink, ceramic floor and a full set of new included appliances. Doorwall to large deck and open large yard. Refinished hardwood floors throughout. Remodeled bath with custom acrylic tub surround with niche, new vanity and top, new ceramic floor and new fixtures. New doors, trim and hardware throughout. New paint and fixtures throughout. Clean freshly painted open basement with glass block windows, new furnace and hwh. New roof. Large shed in expansive yard. Room sizes are estimates. Taxes are currently non-homestead but will be rated at a lower millage for an owner occupant buyer. Owner is a licensed broker in the state of Michigan. A licensed agent must be physically present for all showings…NO EXCEPTIONS. Home has been vacant for a while so no septic transfer evaluation has been performed. Buyer to apply for an evaluation postponement with Macomb County Health Dept. (form in documents/disclosures)

3. 2026-03-20
   listed $259,900 Active 1208-char remark

   Show marketing remark (1195 chars)

   Beautiful freshly renovated full brick ranch on a wide (124'), deep (147') almost half acre lot. Open floor plan. Slate floor foyer. Eat-in kitchen features new whte Shaker style cabinets, quartz counters, a seated peninsula open to the living room, undermount stainless steel sink, ceramic floor and a full set of new included appliances. Doorwall to large deck and open large yard. Refinished hardwood floors throughout. Remodeled bath with custom acrylic tub surround with niche, new vanity and top, new ceramic floor and new fixtures. New doors, trim and hardware throughout. New paint and fixtures throughout. Clean freshly painted open basement with glass block windows, new furnace and hwh. New roof. Large shed in expansive yard. Room sizes are estimates. Taxes are currently non-homestead but will be rated at a lower millage for an owner occupant buyer. Owner is a licensed broker in the state of Michigan. A licensed agent must be physically present for all showings…NO EXCEPTIONS. Home has been vacant for a while so no septic transfer evaluation has been performed. Buyer to apply for an evaluation postponement with Macomb County Health Dept. (form in documents/disclosures)

4. 2026-03-20
   listed $259,900 Active 1195-char remark

   Show marketing remark (1195 chars)

   Beautiful freshly renovated full brick ranch on a wide (124'), deep (147') almost half acre lot. Open floor plan. Slate floor foyer. Eat-in kitchen features new whte Shaker style cabinets, quartz counters, a seated peninsula open to the living room, undermount stainless steel sink, ceramic floor and a full set of new included appliances. Doorwall to large deck and open large yard. Refinished hardwood floors throughout. Remodeled bath with custom acrylic tub surround with niche, new vanity and top, new ceramic floor and new fixtures. New doors, trim and hardware throughout. New paint and fixtures throughout. Clean freshly painted open basement with glass block windows, new furnace and hwh. New roof. Large shed in expansive yard. Room sizes are estimates. Taxes are currently non-homestead but will be rated at a lower millage for an owner occupant buyer. Owner is a licensed broker in the state of Michigan. A licensed agent must be physically present for all showings…NO EXCEPTIONS. Home has been vacant for a while so no septic transfer evaluation has been performed. Buyer to apply for an evaluation postponement with Macomb County Health Dept. (form in documents/disclosures)

5. 2025-12-05
   historical
6. 2025-12-05
   historical
7. 2025-09-26
   listed $189,900 Active
8. 2025-09-25
   listed $189,900 Active
9. 2025-09-25
   historical
10. 2025-09-25
    historical
11. 2025-08-05
    listed $189,900 Active
12. 2025-08-05
    listed $189,900 Active
13. 2025-08-05
    historical
14. 2025-08-05
    historical
15. 2025-07-09
    listed $194,900 Active
16. 2025-07-09
    listed $194,900 Active
17. 2025-07-09
    historical
18. 2025-07-09
    historical
19. 2025-06-26
    price $199,900
20. 2025-06-26
    price $199,900
21. 2025-06-25
    listed $224,900 Active
22. 2025-06-24
    listed $224,900 Active
23. 2025-05-12
    soldstatus $175,000 Closed
24. 2025-05-12
    soldstatus $175,000 Closed
25. 2025-05-09
    status Pending
26. 2025-05-09
    status Pending
27. 2025-05-09
    listed $175,000 Active
28. 2025-05-09
    listed $175,000 Active

ⓘ 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: $2,874 · $240/mo
• Projected year-2 tax: $3,438 · $287/mo
• Expected delta: +$564/yr (+$47/mo · 19.6%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,658
• − Mortgage interest: −$14,558
• − Property taxes: −$2,874
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,453
• − Management: −$2,453
• − Depreciation: −$7,561
• Taxable loss: −$540
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $3,821/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 — 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

• County: Macomb County · 638,552 people
• City population: 15,429
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 58,754
• Household income: $117,856
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 223.0

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 (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 14% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 84% English-only · Other Indo-European 5% Russian/Polish/Slavic 3% 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: ▼ -204.17%
• Current HPI: 221.35
• 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

+48.5% since first listed

28 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-03-20 Listed $259,900 REALCOMP
• 2026-03-20 Listed $259,900 MiRealSource-MiMLS
• 2025-12-05 Listing Removed — MiRealSource-MiMLS
• 2025-12-05 Listing Removed — REALCOMP
• 2025-09-26 Listed $189,900 REALCOMP
• 2025-09-25 Listing Removed — MiRealSource-MiMLS
• 2025-09-25 Listing Removed — REALCOMP
• 2025-09-25 Listed $189,900 MiRealSource-MiMLS
• 2025-08-05 Listing Removed — REALCOMP
• 2025-08-05 Listing Removed — MiRealSource-MiMLS
• 2025-08-05 Listed $189,900 MiRealSource-MiMLS
• 2025-08-05 Listed $189,900 REALCOMP
• 2025-07-09 Listed $194,900 REALCOMP
• 2025-07-09 Listing Removed — MiRealSource-MiMLS
• 2025-07-09 Listing Removed — REALCOMP
• 2025-07-09 Listed $194,900 MiRealSource-MiMLS
• 2025-06-26 Price Changed $199,900 MiRealSource-MiMLS
• 2025-06-26 Price Changed $199,900 REALCOMP
• 2025-06-25 Listed $224,900 REALCOMP
• 2025-06-24 Listed $224,900 MiRealSource-MiMLS
• 2025-05-12 Sold (MLS) $175,000 MiRealSource-MiMLS
• 2025-05-12 Sold (MLS) $175,000 REALCOMP
• 2025-05-09 Pending — MiRealSource-MiMLS
• 2025-05-09 Pending — REALCOMP
• 2025-05-09 Listed $175,000 MiRealSource-MiMLS
• 2025-05-09 Listed $175,000 REALCOMP

Property tax history

+3.2%/yr

Latest (2025): $2,874 · +4.7% YoY. Source: county tax records.