503 Sunset Ln · St. Clair Shores, MI 48082

$129,900

2 bd · 1.0 ba · 978 sqft · Condo · 34 Days on market

Built 1977 Good condition $225/mo HOA · 16% of rent

---

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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow. Dont miss this Condo with private entry, 2 bedrooms, 1 full bathroom, and assigned carport. Absolute move in condition!New floors , freshly paintet and lot more. All appliances included. Lower HOA FEES. Close to shoping and highways. Keys at closing.

Key facts

• New floors
• Freshly painted
• Private entry

Tags

• PRIVATE ENTRY
• NEW FLOORS
• FRESHLY PAINTED
• LOWER HOA FEES
• ALL APPLIANCES INCLUDED

Property features AI

Finance

• HOA & community: Monthly association fee of $225; Association covers water, trash, sewer, lawn/yard care and snow removal; Has association

Exterior

• Parking: Has carport; No attached garage
• Utilities: Natural gas connected
• Home design: Colonial style; Residential condominium; One-story entry (condo)
• Construction: Built in 1977; Brick construction
• Exterior features: 5.58-acre lot

Interior

• Kitchen: Dishwasher; Disposal; Oven; Refrigerator
• Bedrooms: Primary bedroom (9 x 14)
• Bathrooms: One full bathroom (10 x 8)
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Two total rooms; Slab basement
• Laundry & utility: Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $0 ($0/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.0% 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.
• Lake Shore Public Schools (Macomb) (suburban): math 22% / reading 40% proficiency, ranked #334 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Masonic Heights Elementary School (math 27% / reading 32%, grade F, #866 of 1,397 statewide, top 65%, 473 students, 58% FRL); Kennedy Middle School (math 25% / reading 45%, grade F, #283 of 493 statewide, top 58%, 694 students, 55% FRL); Lake Shore High School (math 19% / reading 51%, grade F, #368 of 713 statewide, top 52%, 950 students, 49% FRL) — zoned schools average 54% FRL vs 36% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 122 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $898 of loan paydown is wiped out by about $4k 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 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 31y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $130k implies a 712% gain — meaningful room to come down on a strong offer.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-20,888
• Equity at exit: $19,369

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-17,537
• Equity at exit: $11,231

Cash invested: $36,372 (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 48082

• Active inventory: 122
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$225
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $0

Break-even live

Break-even rent $1,421

Max offer price $129,900

Occupancy floor 95%

Sensitivity live

Price	-10% $90	-5% $45	+0% $0	+5% $-45	+10% $-90
Rent	-10% $-112	-5% $-56	+0% $0	+5% $56	+10% $112
Rate	-1.0pp $65	-0.5pp $33	base $0	+0.5pp $-34	+1.0pp $-68

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 Sunset Ln Unit 8 St Clair Shores, MI	2.0	1.0	945	$1,400	$1.48	5d	1	0.05mi
708 Sunset Ln St Clair Shores, MI	2.0	1.0	1000	$1,400	$1.40	26d	1	0.09mi
708 Sunset Ln St Clair Shores, MI	2.0	1.0	1000	$1,400	$1.40	23d	1	0.09mi
809 Sunset Ln St Clair Shores, MI	2.0	1.0	945	$1,475	$1.56	0d	1	0.10mi
31635 Couchez St St Clair Shores, MI	2.0	1.5	1015	$1,600	$1.58	45d	1	0.29mi
32724 Harper Ave St Clair Shores, MI	1.0	1.0	671	$1,200	$1.79	26d	1	0.55mi
30600 Little Mack Ave Roseville, MI	1.0–2.0	1.0	900	$1,210	$1.34	0d	6	0.95mi
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	1d	11	1.28mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-21
   days on market $129,900 Active 34 DOM
2. 2026-06-18
   days on market $129,900 Active 31 DOM
3. 2026-06-17
   days on market $129,900 Active 30 DOM
4. 2026-06-16
   days on market $129,900 Active 29 DOM
5. 2026-06-15
   days on market $129,900 Active 28 DOM
6. 2026-06-13
   days on market $129,900 Active 26 DOM
7. 2026-06-13
   days on market $129,900 Active 25 DOM
8. 2026-06-10
   price $129,900 Active 22 DOM
9. 2026-06-09
   days on market $134,900 Active 22 DOM
10. 2026-06-08
    days on market $134,900 Active 21 DOM
11. 2026-06-07
    days on market $134,900 Active 20 DOM
12. 2026-06-04
    days on market $134,900 Active 17 DOM
13. 2026-06-03
    days on market $134,900 Active 16 DOM
14. 2026-06-02
    days on market $134,900 Active 15 DOM
15. 2026-06-01
    days on market $134,900 Active 14 DOM
16. 2026-05-31
    days on market $134,900 Active 13 DOM
17. 2026-05-18
    historical $1,400

    Show marketing remark (255 chars)

    Wow. Dont miss this Condo with private entry, 2 bedrooms, 1 full bathroom, and assigned carport. Absolute move in condition!New floors , freshly paintet and lot more. All appliances included. Lower HOA FEES. Close to shoping and highways. Keys at closing.

18. 2026-05-18
    listed $139,900 Active 256-char remark

    Show marketing remark (255 chars)

    Wow. Dont miss this Condo with private entry, 2 bedrooms, 1 full bathroom, and assigned carport. Absolute move in condition!New floors , freshly paintet and lot more. All appliances included. Lower HOA FEES. Close to shoping and highways. Keys at closing.

19. 2026-05-18
    listed $139,900 Active 255-char remark

    Show marketing remark (255 chars)

    Wow. Dont miss this Condo with private entry, 2 bedrooms, 1 full bathroom, and assigned carport. Absolute move in condition!New floors , freshly paintet and lot more. All appliances included. Lower HOA FEES. Close to shoping and highways. Keys at closing.

20. 2026-05-18
    listed $139,900 Active

    Show marketing remark (255 chars)

    Wow. Dont miss this Condo with private entry, 2 bedrooms, 1 full bathroom, and assigned carport. Absolute move in condition!New floors , freshly paintet and lot more. All appliances included. Lower HOA FEES. Close to shoping and highways. Keys at closing.

21. 2026-04-27
    listed $1,400
22. 2024-06-29
    historical $1,400
23. 2024-06-06
    listed $1,400
24. 2024-06-06
    historical $1,400
25. 2024-05-07
    listed $1,400
26. 2023-11-20
    historical $1,300
27. 2023-11-13
    listed $1,300
28. 2011-09-09
    soldstatus $16,000
29. 2011-09-07
    historical
30. 2011-07-11
    listed $19,800
31. 2011-06-02
    historical
32. 2011-06-01
    historical
33. 2010-12-04
    listed $19,800
34. 2010-12-04
    listed $19,900
35. 2009-08-13
    historical
36. 2009-08-13
    historical
37. 2009-02-17
    listed $39,900
38. 2009-02-16
    listed $39,900
39. 2008-06-23
    historical
40. 2007-04-04
    listed $74,500
41. 2003-05-02
    soldstatus $84,500
42. 2003-01-31
    historical
43. 2002-12-30
    listed $84,900
44. 1995-06-16
    soldstatus $51,250
45. 1995-05-12
    historical
46. 1995-04-13
    listed $52,500

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

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: $17,054
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − HOA: −$2,700
• − Depreciation: −$3,779
• Taxable loss: −$2,028
• Est. tax savings @ 24.0%: +$487
• After-tax cash flow: $487/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 move-in condition condo is in excellent condition with new finishes throughout, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Re-grouting the tile in the kitchen and bathrooms — Improves appearance and functionality.
• Both Installing new light fixtures in the kitchen and bathrooms — Enhances lighting and aesthetics.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Re-grouting the tile in the kitchen and bathrooms — Improves appearance and functionality. ↑
• Both Installing new light fixtures in the kitchen and bathrooms — Enhances lighting and aesthetics. ↑

ⓘ 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: Lake Shore Public Schools (Macomb)
• NCES district ID: 2632670
• Math proficiency: 22% ▼ -16.00%
• Reading proficiency: 40% ▼ -9.00%
• Median HH income: $53,782
• Composite: 27.32/100
• National rank: #6993
• State rank: #334 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
• City population: 58,217
• Population (ZIP): 16,164

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 (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 17% Lithuanian 5% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▼ -258.52%
• Current HPI: 213.6022
• Rent YoY: —
• Metro: —
• 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

-97.3% since first listed

30 events — show timeline

• 2026-05-18 Rental Removed $1,400 REALSOURCE
• 2026-05-18 Listed $139,900 REALCOMP
• 2026-05-18 Listed $139,900 SW Michigan MLS
• 2026-05-18 Listed $139,900 MiRealSource-MiMLS
• 2026-04-27 Listed for Rent $1,400 REALSOURCE
• 2024-06-29 Rental Removed $1,400 SWMMLS
• 2024-06-06 Listed for Rent $1,400 SWMMLS
• 2024-06-06 Rental Removed $1,400 AAMLS
• 2024-05-07 Listed for Rent $1,400 AAMLS
• 2023-11-20 Rental Removed $1,300 REALCOMP
• 2023-11-13 Listed for Rent $1,300 REALCOMP
• 2011-09-09 Sold (MLS) $16,000 MiRealSource-MiMLS
• 2011-09-07 Listing Removed — MiRealSource-MiMLS
• 2011-07-11 Listed $19,800 MiRealSource-MiMLS
• 2011-06-02 Listing Removed — MiRealSource-MiMLS
• 2011-06-01 Listing Removed — REALCOMP
• 2010-12-04 Listed $19,900 REALCOMP
• 2010-12-04 Listed $19,800 MiRealSource-MiMLS
• 2009-08-13 Listing Removed — MiRealSource-MiMLS
• 2009-08-13 Listing Removed — REALCOMP
• 2009-02-17 Listed $39,900 REALCOMP
• 2009-02-16 Listed $39,900 MiRealSource-MiMLS
• 2008-06-23 Listing Removed — MiRealSource-MiMLS
• 2007-04-04 Listed $74,500 MiRealSource-MiMLS
• 2003-05-02 Sold (MLS) $84,500 MiRealSource-MiMLS
• 2003-01-31 Listing Removed — MiRealSource-MiMLS
• 2002-12-30 Listed $84,900 MiRealSource-MiMLS
• 1995-06-16 Sold (MLS) $51,250 MiRealSource-MiMLS
• 1995-05-12 Listing Removed — MiRealSource-MiMLS
• 1995-04-13 Listed $52,500 MiRealSource-MiMLS