22835 Grove Rd · St. Clair Shores, MI 48080

$78,000

1 bd · 1.0 ba · 654 sqft · Condo public records · 21 Days on market

Built 1973 $250/mo HOA · 21% of rent

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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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 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

Enjoy easy, one-level living in this inviting end-unit condo located in the heart of St. Clair Shores. Updated Kitchen and Bathroom. Newer Wallside Windows and much more! Perfectly positioned just minutes from the vibrant Nautical Mile/Business District and the scenic shores of Lake St. Clair. This home offers comfort and convenience. Step outside and enjoy nearby dining, shopping, marinas, and waterfront parks—everything that makes St. Clair Shores a sought-after lakeside community. Features You'll Love: Single level living, carport, stove, refrigerator, new garbage disposal. and beautiful sunsets from the living room window. Association fee of $250 includes gas, water, outside maintenance and trash. Don’t miss this opportunity to own an affordable, low-maintenance home in a prime location. Schedule your private showing today!

Key facts

• Waterfront parks
• One level living
• Prime location

Tags

• ONE LEVEL LIVING
• END UNIT CONDO
• WATERFRONT PARKS
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Homeowners association with a $250 monthly association fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condominium; One level
• Construction: Built with other construction materials; Slab foundation
• Exterior features: Paved road access; No pool

Interior

• Kitchen: Includes microwave, oven, range, refrigerator, and disposal
• Bedrooms: 3 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Disposal; Microwave; Oven; Refrigerator; Range

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $78k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 C — 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $539 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 + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($77k) 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.
• Current owner paid $54k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $76,830 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.51% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 5.5

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $105
• Equity at exit: $11,630

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $16,877
• Equity at exit: $6,744

Cash invested: $21,840 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$32
• HOA: −$250
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $198

Break-even live

Break-even rent $925

Max offer price $78,000

Occupancy floor 78%

Sensitivity live

Price	-10% $242	-5% $220	+0% $198	+5% $176	+10% $154
Rent	-10% $105	-5% $152	+0% $198	+5% $244	+10% $291
Rate	-1.0pp $237	-0.5pp $218	base $198	+0.5pp $178	+1.0pp $157

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22843 Grove St #47 Saint Clair Shores, MI	1.0	1.0	700	$1,100	$1.57	20d	1	0.04mi
21601 E 10 Mile Rd St Clair Shores, MI	1.0	1.0	750	$985	$1.31	25d	1	1.31mi
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,250	$1.79	0d	1	1.43mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: watertrashgas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-01
   status Pending

   Show marketing remark (851 chars)

   Enjoy easy, one-level living in this inviting end-unit condo located in the heart of St. Clair Shores. Updated Kitchen and Bathroom. Newer Wallside Windows and much more! Perfectly positioned just minutes from the vibrant Nautical Mile/Business District and the scenic shores of Lake St. Clair. This home offers comfort and convenience. Step outside and enjoy nearby dining, shopping, marinas, and waterfront parks—everything that makes St. Clair Shores a sought-after lakeside community. Features You'll Love: Single level living, carport, stove, refrigerator, new garbage disposal. and beautiful sunsets from the living room window. Association fee of $250 includes gas, water, outside maintenance and trash. Don’t miss this opportunity to own an affordable, low-maintenance home in a prime location. Schedule your private showing today!

2. 2026-05-01
   status Pending 851-char remark

   Show marketing remark (851 chars)

   Enjoy easy, one-level living in this inviting end-unit condo located in the heart of St. Clair Shores. Updated Kitchen and Bathroom. Newer Wallside Windows and much more! Perfectly positioned just minutes from the vibrant Nautical Mile/Business District and the scenic shores of Lake St. Clair. This home offers comfort and convenience. Step outside and enjoy nearby dining, shopping, marinas, and waterfront parks—everything that makes St. Clair Shores a sought-after lakeside community. Features You'll Love: Single level living, carport, stove, refrigerator, new garbage disposal. and beautiful sunsets from the living room window. Association fee of $250 includes gas, water, outside maintenance and trash. Don’t miss this opportunity to own an affordable, low-maintenance home in a prime location. Schedule your private showing today!

3. 2026-04-11
   price $78,000 851-char remark

   Show marketing remark (851 chars)

   Enjoy easy, one-level living in this inviting end-unit condo located in the heart of St. Clair Shores. Updated Kitchen and Bathroom. Newer Wallside Windows and much more! Perfectly positioned just minutes from the vibrant Nautical Mile/Business District and the scenic shores of Lake St. Clair. This home offers comfort and convenience. Step outside and enjoy nearby dining, shopping, marinas, and waterfront parks—everything that makes St. Clair Shores a sought-after lakeside community. Features You'll Love: Single level living, carport, stove, refrigerator, new garbage disposal. and beautiful sunsets from the living room window. Association fee of $250 includes gas, water, outside maintenance and trash. Don’t miss this opportunity to own an affordable, low-maintenance home in a prime location. Schedule your private showing today!

4. 2026-04-10
   listed $78,000 Active

   Show marketing remark (851 chars)

   Enjoy easy, one-level living in this inviting end-unit condo located in the heart of St. Clair Shores. Updated Kitchen and Bathroom. Newer Wallside Windows and much more! Perfectly positioned just minutes from the vibrant Nautical Mile/Business District and the scenic shores of Lake St. Clair. This home offers comfort and convenience. Step outside and enjoy nearby dining, shopping, marinas, and waterfront parks—everything that makes St. Clair Shores a sought-after lakeside community. Features You'll Love: Single level living, carport, stove, refrigerator, new garbage disposal. and beautiful sunsets from the living room window. Association fee of $250 includes gas, water, outside maintenance and trash. Don’t miss this opportunity to own an affordable, low-maintenance home in a prime location. Schedule your private showing today!

5. 2026-04-10
   listed $78,000,000 Active 851-char remark

   Show marketing remark (851 chars)

   Enjoy easy, one-level living in this inviting end-unit condo located in the heart of St. Clair Shores. Updated Kitchen and Bathroom. Newer Wallside Windows and much more! Perfectly positioned just minutes from the vibrant Nautical Mile/Business District and the scenic shores of Lake St. Clair. This home offers comfort and convenience. Step outside and enjoy nearby dining, shopping, marinas, and waterfront parks—everything that makes St. Clair Shores a sought-after lakeside community. Features You'll Love: Single level living, carport, stove, refrigerator, new garbage disposal. and beautiful sunsets from the living room window. Association fee of $250 includes gas, water, outside maintenance and trash. Don’t miss this opportunity to own an affordable, low-maintenance home in a prime location. Schedule your private showing today!

6. 2003-04-07
   soldstatus $54,000
7. 1990-06-22
   soldstatus $35,900
8. 1990-01-03
   soldstatus $30,000

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $834 · $70/mo
• Expected delta: +$367/yr (+$31/mo · 78.6%)

ⓘ 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 ≥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: $14,103
• − Mortgage interest: −$4,369
• − Property taxes: −$467
• − Insurance: −$390
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − HOA: −$3,000
• − Depreciation: −$2,269
• Taxable income: $1,351
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $2,051/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

+160.0% since first listed

8 events — show timeline

• 2026-05-01 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-04-11 Price Changed $78,000 MiRealSource-MiMLS
• 2026-04-10 Listed $78,000 REALCOMP
• 2026-04-10 Listed $78,000,000 MiRealSource-MiMLS
• 2003-04-07 Sold (Public Records) $54,000 Public Records
• 1990-06-22 Sold (Public Records) $35,900 Public Records
• 1990-01-03 Sold (Public Records) $30,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $467 · +0.3% YoY. Source: county tax records.