42550 La Croix St St · Clinton, MI 48036

$129,000

3 bd · 1.0 ba · 1,417 sqft · SingleFamily public records · 62 Days on market

Built 1923 0.76 ac lot $91/sqft · 28% below area Est $179k · 28% under

---

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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +5.1/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with endless potential! This 3-bedroom, 2-bath home in desirable Clinton Township sits on a generously sized lot, offering plenty of space for expansion, outdoor living, or future improvements. With solid bones and a functional layout, this property is perfect for investors, flippers, or buyers looking to build equity with a little vision and TLC. Conveniently located near shopping, dining, and major roadways. Don’t miss this opportunity to transform this home into something truly special!

Key facts

• Generously sized lot
• Functional layout
• Outdoor living

Tags

• GENEROUSLY SIZED LOT
• OUTDOOR LIVING
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $74 ($891/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.3% in Clinton — 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 70/100 on livability (#315 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Mount Clemens Community School District (suburban): math 4% / reading 11% proficiency, ranked #532 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 116 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $892 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 62 days — a 6% lower offer ($121k) 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 $30k; list at $129k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.15% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 7.2

CMA / ARV

• ARV (median comp): $179,446
• List price: $129,000
• Delta: -28.11%
• 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
23592 Buckingham St	0.39mi	3/1.0	1,350 (-5%)	1mo	$245,000	$181	73
263 N Walnut St	0.31mi	3/1.5	1,325 (-6%)	3mo	$132,000	$100	70
22 Ahrens St	0.62mi	3/2.0	1,428 (+1%)	8mo	$105,000	$74	59
33 Canfield Dr	0.68mi	3/1.0	1,352 (-5%)	6mo	$195,000	$144	55
33 Gallup St	0.69mi	3/1.0	1,340 (-5%)	6mo	$170,000	$127	54
254 Euclid St	0.69mi	4/2.0 (+1)	1,456 (+3%)	3mo	$192,500	$132	52
36 High St	0.65mi	3/2.0	1,320 (-7%)	9mo	$223,000	$169	47
193 Euclid St	0.51mi	2/1.5 (-1)	1,557 (+10%)	7mo	$181,000	$116	47
40 Moser Pl	0.67mi	4/2.0 (+1)	1,593 (+12%)	1mo	$200,000	$126	38
43585 Cardinal Dr	0.68mi	3/2.0	1,585 (+12%)	8mo	$28,500	$18	38
50 Riverview Dr	0.71mi	2/1.0 (-1)	1,259 (-11%)	8mo	$110,000	$87	36
57 High St	0.70mi	3/1.5	1,237 (-13%)	10mo	$206,000	$167	36

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-15,847
• Equity at exit: $19,234

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-6,367
• Equity at exit: $11,154

Cash invested: $36,120 (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 48036

• Home prices YoY: -29.2%
• Rents YoY: 3.1%
• Active inventory: 116
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$676
• Tax from tax record: −$368 /mo · $4,415/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $74

Break-even live

Break-even rent $1,390

Max offer price $129,000

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Jones St Unit 1 Mt Clemens, MI	2.0	1.0	1080	$1,400	$1.30	2d	1	0.62mi
121 Jones St Unit 2 Mt Clemens, MI	2.0	1.0	1050	$1,600	$1.52	2d	1	0.62mi
64 Crocker Blvd Mt Clemens, MI	2.0	1.0	950	$1,250	$1.32	44d	1	0.99mi
70 Crocker Blvd Mt Clemens, MI	2.0	1.0	950	$1,400	$1.47	10d	1	0.99mi
40 Ferrin Pl Mount Clemens, MI	3.0	1.0	1400	$1,700	$1.21	2d	1	1.08mi
15 Washington St Unit 2 Mt Clemens, MI	3.0	1.0	1396	$1,400	$1.00	44d	1	1.31mi

Listing history 17 events

1. 2026-06-18
   days on market $129,000 Active 62 DOM
2. 2026-06-17
   days on market $129,000 Active 61 DOM
3. 2026-06-16
   days on market $129,000 Active 60 DOM
4. 2026-06-15
   days on market $129,000 Active 59 DOM
5. 2026-06-13
   days on market $129,000 Active 57 DOM
6. 2026-06-13
   days on market $129,000 Active 56 DOM
7. 2026-06-09
   days on market $129,000 Active 53 DOM
8. 2026-06-08
   days on market $129,000 Active 52 DOM
9. 2026-06-07
   days on market $129,000 Active 51 DOM
10. 2026-06-04
    days on market $129,000 Active 48 DOM
11. 2026-06-03
    days on market $129,000 Active 47 DOM
12. 2026-06-02
    days on market $129,000 Active 46 DOM
13. 2026-06-01
    days on market $129,000 Active 45 DOM
14. 2026-05-31
    days on market $129,000 Active 44 DOM
15. 2026-04-16
    listed $129,000 Active 517-char remark

    Show marketing remark (511 chars)

    Investor special with endless potential! This 3-bedroom, 2-bath home in desirable Clinton Township sits on a generously sized lot, offering plenty of space for expansion, outdoor living, or future improvements. With solid bones and a functional layout, this property is perfect for investors, flippers, or buyers looking to build equity with a little vision and TLC. Conveniently located near shopping, dining, and major roadways. Don't miss this opportunity to transform this home into something truly special!

16. 2026-04-16
    listed $129,000 Active 511-char remark

    Show marketing remark (511 chars)

    Investor special with endless potential! This 3-bedroom, 2-bath home in desirable Clinton Township sits on a generously sized lot, offering plenty of space for expansion, outdoor living, or future improvements. With solid bones and a functional layout, this property is perfect for investors, flippers, or buyers looking to build equity with a little vision and TLC. Conveniently located near shopping, dining, and major roadways. Don't miss this opportunity to transform this home into something truly special!

17. 1990-11-16
    soldstatus $29,800

ⓘ 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: $4,415 · $368/mo
• Projected year-2 tax: $4,415 · $368/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 5/10 Major FEMA zone X (unshaded) · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 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: $17,808
• − Mortgage interest: −$7,226
• − Property taxes: −$4,415
• − Insurance: −$645
• − Repairs & maintenance: −$1,425
• − Management: −$1,425
• − Depreciation: −$3,753
• Taxable loss: −$1,080
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $1,150/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: Mount Clemens Community School District
• NCES district ID: 2624690
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $36,632
• Composite: 6.25/100
• National rank: #10005
• State rank: #532 of 540 in MI

Livability — Clinton

• Score: 70/100
• State rank: #315
• US rank: #7703

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,538
• Household income: $70,071
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 514.0

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 (65%)
• Race & ethnicity: White 65% Black 21% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 13% Lithuanian 3% English 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Chinese 1% Other Indo-European 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: ▼ -111.99%
• Current HPI: 270.9126
• Rent YoY: ▲ 3.12%
• 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

+332.9% since first listed

3 events — show timeline

• 2026-04-16 Listed $129,000 REALCOMP
• 2026-04-16 Listed $129,000 MiRealSource-MiMLS
• 1990-11-16 Sold (Public Records) $29,800 Public Records

Property tax history

+14.8%/yr

Latest (2025): $4,415 · +1.5% YoY. Source: county tax records.