45822 Bonaventure Dr Dr · Mount Clemens, MI 48044

$85,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 16 Days on market

Built 1996 Good condition $900/mo HOA · 39% of rent

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bathroom manufactured home has been fully renovated inside and is ready to go. New LVP flooring and carpet run throughout, paired with fresh paint, new interior doors and trim, updated light fixtures, and new blinds that give the home a sharp, consistent look from room to room. The kitchen has been redone with new cabinets, countertops, and a layout that opens naturally into the main living area. Both bathrooms feature new vanities, faucets, and updated showers, with the primary bath including a glass-door shower. New front and back doors and fresh front steps finish off the exterior, and with a 4-year-old roof, a new furnace, and new AC, the home is as solid mechanically as it looks cosmetically. Located in the Westbrook community in Macomb, with access to an indoor and outdoor pool, full gymnasium, fitness center, playground, and game room, and just minutes from Hall Road shopping, Partridge Creek, and quick access to M-59 and I-94.

Key facts

• Fully renovated
• New cabinets
• New lvp flooring

Tags

• FULLY RENOVATED
• NEW LVP FLOORING
• NEW CABINETS
• UPDATED LIGHT FIXTURES
• NEW BLINDS
• NEW VANITIES

Property features AI

Finance

• Other: Community features include pool, clubhouse, and fitness center
• HOA & community: Homeowners association with $900 monthly fee; Community clubhouse; On-site fitness center

Exterior

• Parking: Driveway; no garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction; Pillar/post/pier foundation
• Exterior features: Community pool; Paved road access; Irregular lot shape

Interior

• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.0% 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: 267 active listings in the ZIP; 1 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 $588 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.69% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.05%
• DSCR: 1.71
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $298,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45501 Labelle Dr	0.18mi	3/2.0	1,456 (-3%)	7mo	$65,000	$45	81
21575 Clochette Dr	0.31mi	3/2.0	1,568 (+4%)	5mo	$42,400	$27	74
21581 Clochette Drive Dr	0.32mi	3/2.0	1,560 (+4%)	8mo	$39,000	$25	72
21796 Brookside North Dr	0.34mi	3/2.0	1,500 (0%)	19mo	$322,900	$215	68
21700 Brookside Dr N #33	0.25mi	3/2.5	1,624 (+8%)	8mo	$323,500	$199	66
21561 Notre Dame Dr #1520 Dr	0.09mi	4/2.0 (+1)	1,624 (+8%)	17mo	$95,000	$58	63
21480 Le Fleur Ct	0.18mi	4/2.0 (+1)	1,680 (+12%)	9mo	$86,000	$51	59
45288 Burgundy Dr	0.26mi	3/2.0	1,680 (+12%)	14mo	$38,000	$23	56
47172 Ellie Dr	0.65mi	3/2.0	1,387 (-8%)	14mo	$375,000	$270	45
47179 Southern Cross Dr	0.67mi	3/2.0	1,319 (-12%)	5mo	$351,000	$266	45
21637 Clifford Dr	0.73mi	3/1.5	1,305 (-13%)	5mo	$335,000	$257	38
47216 Pamela Dr	0.69mi	2/2.0 (-1)	1,321 (-12%)	7mo	$310,000	$235	37

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $7,094
• Equity at exit: $12,674

10-year hold

• IRR: 17.3%
• Equity multiple: 2.46×
• Total profit: $34,678
• Equity at exit: $7,349

Cash invested: $23,800 (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: 267
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$900
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $318

Break-even live

Break-even rent $1,883

Max offer price $85,000

Occupancy floor 81%

Sensitivity live

Price	-10% $377	-5% $348	+0% $318	+5% $289	+10% $260
Rent	-10% $138	-5% $228	+0% $318	+5% $409	+10% $499
Rate	-1.0pp $361	-0.5pp $340	base $318	+0.5pp $296	+1.0pp $274

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0d	1	0.34mi

HOA detail

• Monthly dues: $900 · $10,800/yr
• Likely covers: poolgym

Listing history 11 events

1. 2026-06-21
   days on market $85,000 Active 16 DOM
2. 2026-06-18
   days on market $85,000 Active 13 DOM
3. 2026-06-17
   days on market $85,000 Active 12 DOM
4. 2026-06-16
   days on market $85,000 Active 11 DOM
5. 2026-06-15
   days on market $85,000 Active 10 DOM
6. 2026-06-13
   days on market $85,000 Active 8 DOM
7. 2026-06-13
   days on market $85,000 Active 7 DOM
8. 2026-06-09
   days on market $85,000 Active 4 DOM
9. 2026-06-08
   days on market $85,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $85,000 Active 2 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: $27,430
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − HOA: −$10,800
• − Depreciation: −$2,473
• Taxable income: $3,307
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $3,027/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This fully renovated 3-bedroom, 2-bathroom manufactured home is move-in ready with new finishes and systems, making it an excellent investment opportunity.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value
• Both Landscaping the front yard — Improves curb appeal and rental value
• Both Upgrading the front door — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Both Upgrading the front door — Enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $85,000 MiRealSource-MiMLS
• 2026-06-05 Listed $85,000 REALCOMP