20580 21 Mile Rd · Macomb, MI 48044

$309,900

4 bd · 1.0 ba · 1,486 sqft · SingleFamily public records · 138 Days on market

Built 1952 0.38 ac lot $209/sqft · 29% below area Est $436k · 29% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Schools +4.0/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated ranch-style home offering 4 bedrooms and 2 full bathrooms. This move-in-ready property features a spacious living room with a cozy fireplace, perfect for relaxing or entertaining. The updated interior provides modern finishes throughout while maintaining a warm and inviting feel. Enjoy the convenience of a dedicated laundry room and an attached 2-car garage. The expansive backyard offers plenty of room for outdoor activities, and a storage shed provides additional space for tools or equipment. This home combines comfort, functionality, and charm - schedule your showing today! Land contract available.

Key facts

• Storage shed
• Cozy fireplace
• Expansive backyard

Tags

• RENOVATED RANCH-STYLE HOME
• SPACIOUS LIVING ROOM
• COZY FIREPLACE
• DEDICATED LAUNDRY ROOM
• EXPANSIVE BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $259k (16.3% below list).
• Recommended offer: $259k (16.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 261 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 $2k of loan paydown is wiped out by about $9k 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 138 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 12 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 $160k; list at $310k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,426 (16.3% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 0.84% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (median comp): $435,704
• List price: $309,900
• Delta: -28.87%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47179 Southern Cross Dr	0.63mi	3/2.0 (-1)	1,319 (-11%)	5mo	$351,000	$266	39
47172 Ellie Dr	0.72mi	3/2.0 (-1)	1,387 (-7%)	14mo	$375,000	$270	34
46610 Le Grande Blvd	0.71mi	3/2.0 (-1)	1,568 (+6%)	21mo	$25,000	$16	31
47326 Southern Cross Dr	0.68mi	3/2.5 (-1)	1,579 (+6%)	21mo	$385,000	$244	29

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-42,291
• Equity at exit: $46,207

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-26,883
• Equity at exit: $26,794

Cash invested: $86,772 (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: 261
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,594 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $126

Break-even live

Break-even rent $2,435

Max offer price $309,900

Occupancy floor 90%

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: $77,475
• Closing costs: $9,297
• 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	$1,779	$1.63	2d	1	1.01mi

Listing history 41 events

1. 2026-06-17
   status $309,900 Pending 138 DOM
2. 2026-06-16
   days on market $309,900 Active 138 DOM
3. 2026-06-15
   days on market $309,900 Active 137 DOM
4. 2026-06-13
   days on market $309,900 Active 135 DOM
5. 2026-06-13
   days on market $309,900 Active 134 DOM
6. 2026-06-09
   days on market $309,900 Active 131 DOM
7. 2026-06-08
   days on market $309,900 Active 130 DOM
8. 2026-06-07
   days on market $309,900 Active 129 DOM
9. 2026-06-04
   days on market $309,900 Active 126 DOM
10. 2026-06-03
    days on market $309,900 Active 125 DOM
11. 2026-06-02
    days on market $309,900 Active 124 DOM
12. 2026-06-01
    days on market $309,900 Active 123 DOM
13. 2026-05-31
    days on market $309,900 Active 122 DOM
14. 2026-01-29
    listed $309,900 Active 629-char remark

    Show marketing remark (633 chars)

    Beautifully renovated ranch-style home offering 4 bedrooms and 2 full bathrooms. This move-in-ready property features a spacious living room with a cozy fireplace, perfect for relaxing or entertaining. The updated interior provides modern finishes throughout while maintaining a warm and inviting feel. Enjoy the convenience of a dedicated laundry room and an attached 2-car garage. The expansive backyard offers plenty of room for outdoor activities, and a storage shed provides additional space for tools or equipment. This home combines comfort, functionality, and charm—schedule your showing today! Land contract available.

15. 2026-01-29
    listed $309,900 Active 633-char remark

    Show marketing remark (633 chars)

    Beautifully renovated ranch-style home offering 4 bedrooms and 2 full bathrooms. This move-in-ready property features a spacious living room with a cozy fireplace, perfect for relaxing or entertaining. The updated interior provides modern finishes throughout while maintaining a warm and inviting feel. Enjoy the convenience of a dedicated laundry room and an attached 2-car garage. The expansive backyard offers plenty of room for outdoor activities, and a storage shed provides additional space for tools or equipment. This home combines comfort, functionality, and charm—schedule your showing today! Land contract available.

16. 2025-10-15
    soldstatus $160,000 Closed
17. 2025-10-15
    soldstatus $160,000 Closed
18. 2025-10-06
    status Pending
19. 2025-10-06
    status Pending
20. 2025-09-26
    listed $209,900 Active
21. 2025-09-25
    listed $209,900 Active
22. 2025-09-25
    historical
23. 2025-09-25
    historical
24. 2025-08-05
    listed $209,900 Active
25. 2025-08-04
    listed $209,900 Active
26. 2025-08-04
    historical
27. 2025-08-04
    historical
28. 2025-07-09
    listed $219,900 Active
29. 2025-07-09
    historical
30. 2025-07-09
    historical
31. 2025-07-08
    listed $219,900 Active
32. 2025-06-26
    price $224,900
33. 2025-06-26
    price $224,900
34. 2025-06-25
    listed $199,900 Active
35. 2025-06-24
    listed $199,900 Active
36. 2025-05-12
    soldstatus $125,000 Closed
37. 2025-05-12
    soldstatus $125,000 Closed
38. 2025-05-09
    status Pending
39. 2025-05-09
    status Pending
40. 2025-05-09
    listed $125,000 Active
41. 2025-05-09
    listed $125,000 Active

ⓘ 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: $2,031 · $169/mo
• Projected year-2 tax: $3,402 · $283/mo
• Expected delta: +$1,371/yr (+$114/mo · 67.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,131
• − Mortgage interest: −$17,359
• − Property taxes: −$2,031
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − Depreciation: −$9,015
• Taxable loss: −$3,805
• Est. tax savings @ 24.0%: +$913
• After-tax cash flow: $2,424/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: 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 — Macomb

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Macomb County · 638,552 people
• City population: 58,754
• 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

+147.9% since first listed

28 events — show timeline

• 2026-01-29 Listed $309,900 REALCOMP
• 2026-01-29 Listed $309,900 MiRealSource-MiMLS
• 2025-10-15 Sold (MLS) $160,000 REALCOMP
• 2025-10-15 Sold (MLS) $160,000 MiRealSource-MiMLS
• 2025-10-06 Pending — REALCOMP
• 2025-10-06 Pending — MiRealSource-MiMLS
• 2025-09-26 Listed $209,900 REALCOMP
• 2025-09-25 Listing Removed — REALCOMP
• 2025-09-25 Listing Removed — MiRealSource-MiMLS
• 2025-09-25 Listed $209,900 MiRealSource-MiMLS
• 2025-08-05 Listed $209,900 REALCOMP
• 2025-08-04 Listing Removed — MiRealSource-MiMLS
• 2025-08-04 Listing Removed — REALCOMP
• 2025-08-04 Listed $209,900 MiRealSource-MiMLS
• 2025-07-09 Listed $219,900 REALCOMP
• 2025-07-09 Listing Removed — REALCOMP
• 2025-07-09 Listing Removed — MiRealSource-MiMLS
• 2025-07-08 Listed $219,900 MiRealSource-MiMLS
• 2025-06-26 Price Changed $224,900 MiRealSource-MiMLS
• 2025-06-26 Price Changed $224,900 REALCOMP
• 2025-06-25 Listed $199,900 REALCOMP
• 2025-06-24 Listed $199,900 MiRealSource-MiMLS
• 2025-05-12 Sold (MLS) $125,000 MiRealSource-MiMLS
• 2025-05-12 Sold (MLS) $125,000 REALCOMP
• 2025-05-09 Pending — MiRealSource-MiMLS
• 2025-05-09 Pending — REALCOMP
• 2025-05-09 Listed $125,000 MiRealSource-MiMLS
• 2025-05-09 Listed $125,000 REALCOMP

Property tax history

+3.5%/yr

Latest (2025): $2,031 · +2.6% YoY. Source: county tax records.