22505 Hanson Ct · St. Clair Shores, MI 48080

$182,000

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 11 Days on market

Built 1964 5,227 sqft lot Est $185k · at est.

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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 +15.5/30.0
• ARV discount +8.3/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• 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

Don't Make a Move Without a visit to this updated 3 bedroom ranch in Saint Clair Shores! Move right in to this freshly painted home featuring a bright living room with durable LVP flooring (2019), new carpeting in all bedrooms, and a completely new bathroom showcasing a very nice quartz countertop. The kitchen boasts a new electric range (with gas hook-up option), stainless steel refrigerator, and matching range hood microwave. Major mechanical updates offer complete peace of mind: newer tear-off roof (2011), vinyl siding, updated windows (2020), plus a brand-new furnace and central air conditioning system installed together in 2025. A newer hot water heater (2018), washer/dryer (2019), and copper plumbing are also included. Step outside to your quaint paver patio and fully fenced, pet-friendly yard on a beautiful tree-lined street with new sidewalks. Yes, there is a brand-new 1.5-car garage (built in 2024) complete with electrical service and a convenient side door! Located in the desirable South Lake Schools district, this home sits less than one mile from the 9 Mile Boat Launch. Enjoy effortless access to dockside bars, restaurants, Metro Beach, shopping, parks, and the St. Clair Shores municipal pool and waterslide. Live near the vibrant historical waterfront district that boasts the largest concentration of boats in the Midwest and feels like a year-round summer vacation! This property is perfect for a primary resident or as an outstanding rental for a savvy investor. Don't let this one get away!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1964

Property features AI

Exterior

• Parking: Detached garage with direct access and driveway (1.5 garage spaces); garage faces front
• Security: Owned security system; Additional unspecified security features
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Built with vinyl siding; Asphalt roof; Slab foundation
• Exterior features: Patio; Fenced backyard; Lake St. Clair privileges; Paved road access; Sidewalks in community

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Microwave; Gas water heater
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: High-speed internet available; Smart thermostat; Unfurnished
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $73 ($880/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 $171k (6.1% below list).
• Recommended offer: $171k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 25d 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 31% 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 23y 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 $119k; list at $182k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $170,889 (6.1% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $185,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22415 Stephens St	0.20mi	2/1.0 (-1)	910 (-5%)	2mo	$114,000	$125	76
22628 O'connor St	0.46mi	3/1.0	922 (-4%)	2mo	$185,000	$201	71
21712 Lakeview St	0.55mi	3/1.0	986 (+3%)	0mo	$116,000	$118	69
22642 Edgewood St	0.53mi	3/1.0	986 (+3%)	3mo	$188,000	$191	68
22679 Oconnor St	0.45mi	3/2.0	1,000 (+5%)	1mo	$197,000	$197	66
21734 Colony St	0.61mi	3/1.5	1,007 (+5%)	1mo	$199,305	$198	60
22328 Trombly St	0.41mi	3/1.0	1,089 (+14%)	0mo	$255,000	$234	57
22028 Elizabeth St	0.70mi	2/1.0 (-1)	975 (+2%)	4mo	$139,900	$143	56
21910 Elizabeth St	0.74mi	2/1.5 (-1)	984 (+3%)	1mo	$191,000	$194	53
22107 Fresard St	0.45mi	3/2.0	1,087 (+14%)	4mo	$190,000	$175	48
22118 Elizabeth St	0.69mi	3/1.0	1,071 (+12%)	1mo	$124,900	$117	47
21910 Englehardt St	0.69mi	2/1.0 (-1)	1,071 (+12%)	1mo	$242,000	$226	42

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-24,781
• Equity at exit: $27,137

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-15,410
• Equity at exit: $15,736

Cash invested: $50,960 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$954
• Tax from tax record: −$246 /mo · $2,957/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $73

Break-even live

Break-even rent $1,616

Max offer price $182,000

Occupancy floor 91%

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Northshore Dr St Clair Shores, MI	2.0	1.0–1.5	970	$1,554	$1.60	2d	4	0.35mi
24000 Jefferson Ave Unit 218 St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	44d	1	0.37mi
218 Riviera Dr St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	44d	1	0.40mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	2d	1	0.44mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	44d	1	0.44mi
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,300	$1.86	5d	1	0.61mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	3d	1	0.79mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	11d	1	0.95mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	44d	1	0.98mi
26324 Harper Unit 4 St Clair Shores, MI	2.0	1.0	700	$1,195	$1.71	24d	1	1.36mi
26324 Harper Ave Unit 6 St Clair Shores, MI	3.0	1.0	1100	$1,345	$1.22	24d	1	1.36mi

Listing history 10 events

1. 2026-06-17
   status $182,000 Pending 11 DOM
2. 2026-06-16
   days on market $182,000 Active Under Contract 11 DOM
3. 2026-06-15
   days on market $182,000 Active Under Contract 10 DOM
4. 2026-06-13
   days on market $182,000 Active Under Contract 8 DOM
5. 2026-06-13
   days on market $182,000 Active Under Contract 7 DOM
6. 2026-06-10
   status $182,000 Active Under Contract 4 DOM
7. 2026-06-09
   days on market $182,000 Active 4 DOM
8. 2026-06-08
   days on market $182,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $182,000 Active 2 DOM

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $2,957 · $246/mo
• Projected year-2 tax: $2,957 · $246/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $20,507
• − Mortgage interest: −$10,195
• − Property taxes: −$2,957
• − Insurance: −$910
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$5,295
• Taxable loss: −$2,130
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $1,392/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

+75.2% since first listed

20 events — show timeline

• 2026-06-06 Listed $182,000 REALCOMP
• 2026-06-06 Listed $182,000 MiRealSource-MiMLS
• 2026-06-05 Coming Soon $182,000 MiRealSource-MiMLS
• 2019-10-03 Sold (Public Records) $119,000 Public Records
• 2019-09-27 Sold (MLS) $119,000 MiRealSource-MiMLS
• 2019-09-27 Sold (MLS) $119,000 REALCOMP
• 2019-09-10 Pending — MiRealSource-MiMLS
• 2019-09-10 Pending — REALCOMP
• 2019-08-18 Relisted — MiRealSource-MiMLS
• 2019-08-17 Relisted — REALCOMP
• 2019-07-22 Pending — MiRealSource-MiMLS
• 2019-07-22 Pending — REALCOMP
• 2019-07-13 Listed $120,000 MiRealSource-MiMLS
• 2019-07-13 Listed $120,000 REALCOMP
• 2012-01-27 Listing Removed — MiRealSource-MiMLS
• 2011-09-22 Listed $780 MiRealSource-MiMLS
• 2004-04-01 Sold (Public Records) $96,000 Public Records
• 2004-02-27 Sold (MLS) $96,000 MiRealSource-MiMLS
• 2004-01-30 Listing Removed — MiRealSource-MiMLS
• 2003-12-04 Listed $103,900 MiRealSource-MiMLS

Property tax history

+6.8%/yr

Latest (2025): $2,957 · +0.3% YoY. Source: county tax records.