21712 Lakeview St · St. Clair Shores, MI 48080

$119,900

2 bd · 1.0 ba · 998 sqft · SingleFamily public records · 35 Days on market

Built 1940 6,098 sqft lot $120/sqft · 34% below area Est $179k · 33% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Check out this great buy on a beautiful tree-lined street in St. Clair Shores! This 3-bedroom home offers a functional layout, with the third bedroom as a walk-through-perfect for a home office or nursery. Home features central air, a fenced yard, and a shed for extra storage. While the home could use some updating, it offers incredible potential in a fantastic location. Just 1 mile from Lake St. Clair and the popular Nautical Mile, with access to a wonderful city waterfront park with a pool! Walking distance to schools and close to shopping, dining, and entertainment. Don't miss this opportunity to make it your own!

Key facts

• Fenced yard
• Extra storage
• City waterfront park

Tags

• FENCED YARD
• EXTRA STORAGE
• CITY WATERFRONT PARK
• WALKING DISTANCE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 B — 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: 167 active listings in the ZIP; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $18k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $120k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1940 — 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. 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: 1.27% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.48%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (median comp): $179,465
• List price: $119,900
• Delta: -33.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21712 Lakeview St	0.00mi	3/1.0 (+1)	986 (-1%)	1mo	$116,000	$118	92
21734 Colony St	0.23mi	3/1.5 (+1)	1,007 (+1%)	1mo	$199,305	$198	80
21910 Elizabeth St	0.50mi	2/1.5	984 (-1%)	1mo	$191,000	$194	72
21520 Harper Lake Ave	0.19mi	2/1.0	1,117 (+12%)	2mo	$130,000	$116	70
21910 Englehardt St	0.44mi	2/1.0	1,071 (+7%)	1mo	$242,000	$226	66
21601 Kramer St	0.65mi	3/1.0 (+1)	1,025 (+3%)	2mo	$172,500	$168	58
22415 Stephens St	0.57mi	2/1.0	910 (-9%)	2mo	$114,000	$125	57
22118 Elizabeth St	0.57mi	3/1.0 (+1)	1,071 (+7%)	1mo	$124,900	$117	56
22679 Oconnor St	0.74mi	3/2.0 (+1)	1,000 (+0%)	2mo	$197,000	$197	55
22628 O'connor St	0.68mi	3/1.0 (+1)	922 (-8%)	2mo	$185,000	$201	49
22328 Trombly St	0.70mi	3/1.0 (+1)	1,089 (+9%)	1mo	$255,000	$234	47
22417 Maxine St	0.72mi	3/1.0 (+1)	1,100 (+10%)	2mo	$173,900	$158	43

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $6,368
• Equity at exit: $17,877

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $38,772
• Equity at exit: $10,367

Cash invested: $33,572 (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: 167
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$629
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $405

Break-even live

Break-even rent $1,008

Max offer price $119,900

Occupancy floor 68%

Sensitivity live

Price	-10% $473	-5% $439	+0% $405	+5% $371	+10% $337
Rent	-10% $285	-5% $345	+0% $405	+5% $465	+10% $525
Rate	-1.0pp $465	-0.5pp $435	base $405	+0.5pp $374	+1.0pp $342

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23742 Greater Mack Ave St Clair Shores, MI	1.0	1.0	850	$1,700	$2.00	0d	1	0.37mi
22843 Grove St #47 Saint Clair Shores, MI	1.0	1.0	700	$1,100	$1.57	20d	1	0.46mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	44d	1	0.50mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	44d	1	0.51mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	0d	1	0.64mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	3d	1	0.67mi
22615 Maxine St Saint Clair Shores, MI	3.0	1.0	950	$1,495	$1.57	0d	1	0.79mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	11d	1	0.79mi
401 Northshore Dr St Clair Shores, MI	2.0	1.0–1.5	970	$1,554	$1.60	0d	4	0.86mi
21601 E 10 Mile Rd St Clair Shores, MI	1.0	1.0	750	$985	$1.31	25d	1	0.90mi
24000 Jefferson Ave Unit 218 St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	44d	1	0.93mi
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,250	$1.79	0d	1	0.94mi
218 Riviera Dr St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	44d	1	0.97mi
21633 Greater Mack Ave St Clair Shores, MI	1.0	1.0	990	$1,212	$1.22	0d	1	1.02mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	24d	1	1.19mi
26324 Harper Unit 4 St Clair Shores, MI	2.0	1.0	700	$1,195	$1.71	25d	1	1.36mi
26324 Harper Ave Unit 7 St Clair Shores, MI	1.0	1.0	700	$1,095	$1.56	25d	1	1.36mi
26324 Harper Ave Unit 6 St Clair Shores, MI	3.0	1.0	1100	$1,345	$1.22	25d	1	1.36mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	44d	1	1.42mi

Listing history 20 events

1. 2026-05-15
   status Pending 624-char remark

   Show marketing remark (636 chars)

   Check out this great buy on a beautiful tree-lined street in St. Clair Shores! This 3-bedroom home offers a functional layout, with the third bedroom as a walk-through—perfect for a home office or nursery. Home features central air, a fenced yard, and a shed for extra storage. While the home could use some updating, it offers incredible potential in a fantastic location. Just 1 mile from Lake St. Clair and the popular Nautical Mile, with access to a wonderful city waterfront park with a pool! Walking distance to schools and close to shopping, dining, and entertainment. Don’t miss this opportunity to make it your own!

2. 2026-05-15
   status Pending 636-char remark

   Show marketing remark (636 chars)

   Check out this great buy on a beautiful tree-lined street in St. Clair Shores! This 3-bedroom home offers a functional layout, with the third bedroom as a walk-through—perfect for a home office or nursery. Home features central air, a fenced yard, and a shed for extra storage. While the home could use some updating, it offers incredible potential in a fantastic location. Just 1 mile from Lake St. Clair and the popular Nautical Mile, with access to a wonderful city waterfront park with a pool! Walking distance to schools and close to shopping, dining, and entertainment. Don’t miss this opportunity to make it your own!

3. 2026-05-02
   price $119,900 636-char remark

   Show marketing remark (624 chars)

   Check out this great buy on a beautiful tree-lined street in St. Clair Shores! This 3-bedroom home offers a functional layout, with the third bedroom as a walk-through-perfect for a home office or nursery. Home features central air, a fenced yard, and a shed for extra storage. While the home could use some updating, it offers incredible potential in a fantastic location. Just 1 mile from Lake St. Clair and the popular Nautical Mile, with access to a wonderful city waterfront park with a pool! Walking distance to schools and close to shopping, dining, and entertainment. Don't miss this opportunity to make it your own!

4. 2026-05-02
   price $119,900 624-char remark

   Show marketing remark (624 chars)

   Check out this great buy on a beautiful tree-lined street in St. Clair Shores! This 3-bedroom home offers a functional layout, with the third bedroom as a walk-through-perfect for a home office or nursery. Home features central air, a fenced yard, and a shed for extra storage. While the home could use some updating, it offers incredible potential in a fantastic location. Just 1 mile from Lake St. Clair and the popular Nautical Mile, with access to a wonderful city waterfront park with a pool! Walking distance to schools and close to shopping, dining, and entertainment. Don't miss this opportunity to make it your own!

5. 2026-04-27
   price $124,900 636-char remark

   Show marketing remark (624 chars)

   Check out this great buy on a beautiful tree-lined street in St. Clair Shores! This 3-bedroom home offers a functional layout, with the third bedroom as a walk-through-perfect for a home office or nursery. Home features central air, a fenced yard, and a shed for extra storage. While the home could use some updating, it offers incredible potential in a fantastic location. Just 1 mile from Lake St. Clair and the popular Nautical Mile, with access to a wonderful city waterfront park with a pool! Walking distance to schools and close to shopping, dining, and entertainment. Don't miss this opportunity to make it your own!

6. 2026-04-27
   price $124,900 624-char remark

   Show marketing remark (624 chars)

   Check out this great buy on a beautiful tree-lined street in St. Clair Shores! This 3-bedroom home offers a functional layout, with the third bedroom as a walk-through-perfect for a home office or nursery. Home features central air, a fenced yard, and a shed for extra storage. While the home could use some updating, it offers incredible potential in a fantastic location. Just 1 mile from Lake St. Clair and the popular Nautical Mile, with access to a wonderful city waterfront park with a pool! Walking distance to schools and close to shopping, dining, and entertainment. Don't miss this opportunity to make it your own!

7. 2026-04-14
   price $129,900 636-char remark

   Show marketing remark (636 chars)

   Check out this great buy on a beautiful tree-lined street in St. Clair Shores! This 3-bedroom home offers a functional layout, with the third bedroom as a walk-through—perfect for a home office or nursery. Home features central air, a fenced yard, and a shed for extra storage. While the home could use some updating, it offers incredible potential in a fantastic location. Just 1 mile from Lake St. Clair and the popular Nautical Mile, with access to a wonderful city waterfront park with a pool! Walking distance to schools and close to shopping, dining, and entertainment. Don’t miss this opportunity to make it your own!

8. 2026-04-13
   price $129,900 624-char remark

   Show marketing remark (624 chars)

   Check out this great buy on a beautiful tree-lined street in St. Clair Shores! This 3-bedroom home offers a functional layout, with the third bedroom as a walk-through-perfect for a home office or nursery. Home features central air, a fenced yard, and a shed for extra storage. While the home could use some updating, it offers incredible potential in a fantastic location. Just 1 mile from Lake St. Clair and the popular Nautical Mile, with access to a wonderful city waterfront park with a pool! Walking distance to schools and close to shopping, dining, and entertainment. Don't miss this opportunity to make it your own!

9. 2026-04-10
   listed $137,900 Active 624-char remark

   Show marketing remark (636 chars)

   Check out this great buy on a beautiful tree-lined street in St. Clair Shores! This 3-bedroom home offers a functional layout, with the third bedroom as a walk-through—perfect for a home office or nursery. Home features central air, a fenced yard, and a shed for extra storage. While the home could use some updating, it offers incredible potential in a fantastic location. Just 1 mile from Lake St. Clair and the popular Nautical Mile, with access to a wonderful city waterfront park with a pool! Walking distance to schools and close to shopping, dining, and entertainment. Don’t miss this opportunity to make it your own!

10. 2026-04-10
    listed $137,900 Active 636-char remark

    Show marketing remark (636 chars)

    Check out this great buy on a beautiful tree-lined street in St. Clair Shores! This 3-bedroom home offers a functional layout, with the third bedroom as a walk-through—perfect for a home office or nursery. Home features central air, a fenced yard, and a shed for extra storage. While the home could use some updating, it offers incredible potential in a fantastic location. Just 1 mile from Lake St. Clair and the popular Nautical Mile, with access to a wonderful city waterfront park with a pool! Walking distance to schools and close to shopping, dining, and entertainment. Don’t miss this opportunity to make it your own!

11. 2013-01-14
    soldstatus $40,000
12. 2012-12-13
    soldstatus $40,000
13. 2012-12-13
    soldstatus $40,000
14. 2012-11-01
    historical
15. 2012-10-12
    listed $39,900
16. 2012-10-12
    listed $39,900
17. 2009-02-08
    historical
18. 2008-09-20
    listed $59,900
19. 2008-09-18
    historical
20. 2008-03-26
    listed $74,900

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$217/yr (+$18/mo · 15.4%)

ⓘ 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: $18,249
• − Mortgage interest: −$6,716
• − Property taxes: −$1,412
• − Insurance: −$600
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$3,488
• Taxable income: $3,113
• Est. tax owed @ 24.0%: −$747
• After-tax cash flow: $4,113/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

+60.1% since first listed

20 events — show timeline

• 2026-05-15 Pending — REALCOMP
• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-02 Price Changed $119,900 MiRealSource-MiMLS
• 2026-05-02 Price Changed $119,900 REALCOMP
• 2026-04-27 Price Changed $124,900 MiRealSource-MiMLS
• 2026-04-27 Price Changed $124,900 REALCOMP
• 2026-04-14 Price Changed $129,900 MiRealSource-MiMLS
• 2026-04-13 Price Changed $129,900 REALCOMP
• 2026-04-10 Listed $137,900 REALCOMP
• 2026-04-10 Listed $137,900 MiRealSource-MiMLS
• 2013-01-14 Sold (Public Records) $40,000 Public Records
• 2012-12-13 Sold (MLS) $40,000 REALCOMP
• 2012-12-13 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2012-11-01 Listing Removed — MiRealSource-MiMLS
• 2012-10-12 Listed $39,900 REALCOMP
• 2012-10-12 Listed $39,900 MiRealSource-MiMLS
• 2009-02-08 Listing Removed — MiRealSource-MiMLS
• 2008-09-20 Listed $59,900 MiRealSource-MiMLS
• 2008-09-18 Listing Removed — MiRealSource-MiMLS
• 2008-03-26 Listed $74,900 MiRealSource-MiMLS

Property tax history

+3.0%/yr

Latest (2025): $1,412 · +4.8% YoY. Source: county tax records.