43605 Teal Cir · Clinton, MI 48036

$33,000

2 bd · 2.0 ba · 1,070 sqft · Manufactured · 38 Days on market

Built 1994 Good condition ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained and move-in ready manufactured home featuring an open floor plan perfect for everyday living and entertaining. The spacious kitchen offers beautiful cabinetry, stylish backsplash, island seating, and flows seamlessly into the dining area. The living room features new carpet, while durable laminate flooring runs throughout the remainder of the home. This home includes 2 spacious bedrooms and 2 full bathrooms, including a primary ensuite with double sinks. All appliances are included for added convenience. Enjoy relaxing in the bright and inviting sunroom, perfect for morning coffee or unwinding at the end of the day. Exterior features include attractive c

Key facts

• Open floor plan
• Island seating
• New carpet

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• BEAUTIFUL CABINETRY
• STYLISH BACKSPLASH
• ISLAND SEATING
• NEW CARPET

Property features AI

Finance

• Other: Pets allowed: cats and dogs
• HOA & community: Homeowners association with monthly fee; HOA amenities include clubhouse, park, playground, pool; HOA fees cover water, sewer, and trash

Exterior

• Parking: Assigned parking
• Utilities: Public water; Shared septic
• Home design: Manufactured home; One level; Vinyl siding
• Construction: Pillar/post/pier foundation
• Exterior features: Community pool; Clubhouse; Park; Playground; Paved public road

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: High-speed internet; Walk-in closets
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $33k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Recommended offer: $32k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.7% 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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $228 of loan paydown is wiped out by about $990 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 + 3.1% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $32,010 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.87% ✓
• Cap rate: 34.65%
• Cash-on-cash: 101.29%
• DSCR: 5.51
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.82×
• Total profit: $44,499
• Equity at exit: $4,920

10-year hold

• IRR: —
• Equity multiple: 12.19×
• Total profit: $103,423
• Equity at exit: $2,853

Cash invested: $9,240 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $495/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $780

Break-even live

Break-even rent $289

Max offer price $33,000

Occupancy floor 34%

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24128 Avon Ln Clinton Twp, MI	2.0	1.0	827	$1,400	$1.69	1d	1	0.92mi
247 North Ave Mt Clemens, MI	1.0	1.0	700	$952	$1.36	43d	1	0.96mi
121 Jones St Unit 2 Mt Clemens, MI	2.0	1.0	1050	$1,600	$1.52	2d	1	1.01mi
121 Jones St Unit 1 Mt Clemens, MI	2.0	1.0	1080	$1,400	$1.30	1d	1	1.01mi
177 N Walnut St Unit 1 Mt Clemens, MI	1.0	1.0	700	$900	$1.29	43d	1	1.10mi
76 Park St Unit 177 Mt Clemens, MI	1.0	1.0	700	$850	$1.21	43d	1	1.11mi
135 N River Rd Mount Clemens, MI	1.0	1.0	800	$905	$1.13	12d	2	1.21mi
20 Lincoln St Unit 225 Mt Clemens, MI	2.0	1.0	816	$1,200	$1.47	43d	1	1.30mi
40 Ferrin Pl Mount Clemens, MI	3.0	1.0	1400	$1,700	$1.21	1d	1	1.32mi
45313 Marketplace Blvd Chesterfield, MI	2.0	2.0	940	$1,625	$1.73	1d	9	1.33mi
176 N Christine Cir Unit 1 Mt Clemens, MI	2.0	1.5	1020	$1,300	$1.27	43d	1	1.42mi
133 S Christine Cir Unit 1 Mt Clemens, MI	3.0	1.5	1040	$1,500	$1.44	1d	1	1.46mi

Listing history 15 events

1. 2026-06-17
   days on market $33,000 Active 38 DOM
2. 2026-06-16
   days on market $33,000 Active 37 DOM
3. 2026-06-15
   days on market $33,000 Active 36 DOM
4. 2026-06-13
   days on market $33,000 Active 34 DOM
5. 2026-06-13
   pricedays on market $33,000 Active 33 DOM
6. 2026-06-09
   days on market $38,000 Active 30 DOM
7. 2026-06-08
   days on market $38,000 Active 29 DOM
8. 2026-06-07
   days on market $38,000 Active 28 DOM
9. 2026-06-04
   days on market $38,000 Active 25 DOM
10. 2026-06-03
    days on market $38,000 Active 24 DOM
11. 2026-06-02
    days on market $38,000 Active 23 DOM
12. 2026-06-01
    days on market $38,000 Active 22 DOM
13. 2026-05-31
    days on market $38,000 Active 21 DOM
14. 2026-05-11
    listed $38,000 Active 910-char remark
15. 2026-05-10
    listed $38,000 Active 910-char remark

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

Taxation est. · year 1

• Rental income: $15,311
• − Mortgage interest: −$1,849
• − Property taxes: −$495
• − Insurance: −$165
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$960
• Taxable income: $9,393
• Est. tax owed @ 24.0%: −$2,254
• After-tax cash flow: $7,105/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 · 14 photos

Good 75/100 Cosmetic rehab

This well-maintained and move-in ready manufactured home features an open floor plan with good condition throughout. Minor updates to exterior and interior can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and adds value.
• Both Replace carpet in living room — Fresh carpet improves aesthetics and comfort.
• Both Install new window treatments — Enhances curb appeal and adds value.
• Both Upgrade kitchen backsplash — Modernizes the kitchen and adds value.
• Both Replace bathroom fixtures — Modernizes bathrooms and adds value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and adds value. ↑
• Both Replace carpet in living room — Fresh carpet improves aesthetics and comfort. ↑
• Both Install new window treatments — Enhances curb appeal and adds value. ↑
• Both Upgrade kitchen backsplash — Modernizes the kitchen and adds value. ↑
• Both Replace bathroom fixtures — Modernizes bathrooms and adds value. ↑

ⓘ 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: 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

-13.2% since first listed

5 events — show timeline

• 2026-06-17 Listing Removed — MiRealSource-MiMLS
• 2026-06-12 Price Changed $33,000 MiRealSource-MiMLS
• 2026-06-12 Price Changed $33,000 REALCOMP
• 2026-05-11 Listed $38,000 REALCOMP
• 2026-05-10 Listed $38,000 MiRealSource-MiMLS