22053 Aberdeen Dr · Mount Clemens, MI 48042

$278,000

3 bd · 1.5 ba · 1,474 sqft · Condo public records · 82 Days on market

Built 2021 Good condition $189/sqft · 6% above area Est $261k · 7% over $300/mo HOA · 12% of rent

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Why this score? — see what drove the F 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 +9.0/30.0
• ARV discount +4.5/15.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +2.9/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOKING FOR THE NEXT OWNER FOR THIS AMAZING CONDO - MOTIVATED SELLER - OFFERING CONCESSIONS TO HELP GET YOU INTO THIS HOME! Built only 5 years ago, this light-filled raised ranch condo offers 3 spacious bedrooms, 2 full bathrooms, and an inviting open-concept layout. Vaulted ceilings create a bright and airy atmosphere throughout the main living area. The kitchen flows seamlessly into the dining and living spaces. The primary suite features generous closet space and a private full bath, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. An attached 2-car garage adds everyday convenience and extra storage. Enjoy low-maintenance living with an HOA of just $300/month, granting access to exceptional amenities—including a clubhouse with a workout facility, an in-ground pool, and a hot tub. Move-in ready and thoughtfully designed, this condo offers comfort, style, and convenience in one welcoming package. Don’t miss it!

Key facts

• In-ground pool
• Vaulted ceilings
• Private full bath

Tags

• OPEN-CONCEPT LAYOUT
• VAULTED CEILINGS
• GENEROUS CLOSET SPACE
• PRIVATE FULL BATH
• ATTACHED 2-CAR GARAGE
• IN-GROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $278k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-220 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (8.7% below list).
• Recommended offer: $239k (14.0% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.0% in Mount Clemens — 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 77/100 on livability (#120 in MI, #2,918 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, amenities D+, employment D-.
• New Haven Community Schools (suburban): math 25% / reading 39% proficiency, ranked #305 of 540 in MI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Haven High School (math 22% / reading 42%, grade F, #405 of 713 statewide, top 59%, 364 students, 55% FRL).
• Market conditions: 342 active listings in the ZIP; 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 $8k 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 82 days — a 6% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago 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 $214k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $239,213 (14.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.91% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 9.1

CMA / ARV

• ARV (median comp): $260,803
• List price: $278,000
• Delta: 6.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.9%
• Equity multiple: 0.24×
• Total profit: $-58,807
• Equity at exit: $41,451

10-year hold

• IRR: -15.5%
• Equity multiple: 0.12×
• Total profit: $-68,301
• Equity at exit: $24,036

Cash invested: $77,840 (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 48042

• Home prices YoY: -28.4%
• Active inventory: 342
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,538 medium
• Mortgage (P&I): −$1,458
• Tax from tax record: −$351 /mo · $4,214/yr
• Insurance: −$116
• HOA: −$300
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-220

Break-even live

Break-even rent $2,816

Max offer price $239,213

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-141	+0% $-220	+5% $-298	+10% $-377
Rent	-10% $-420	-5% $-320	+0% $-220	+5% $-119	+10% $-19
Rate	-1.0pp $-80	-0.5pp $-149	base $-220	+0.5pp $-292	+1.0pp $-365

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: $69,500
• Closing costs: $8,340
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-04-06
   price $278,000 977-char remark

   Show marketing remark (965 chars)

   LOOKING FOR THE NEXT OWNER FOR THIS AMAZING CONDO - MOTIVATED SELLER - OFFERING CONCESSIONS TO HELP GET YOU INTO THIS HOME! Built only 5 years ago, this light-filled raised ranch condo offers 3 spacious bedrooms, 2 full bathrooms, and an inviting open-concept layout. Vaulted ceilings create a bright and airy atmosphere throughout the main living area. The kitchen flows seamlessly into the dining and living spaces. The primary suite features generous closet space and a private full bath, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. An attached 2-car garage adds everyday convenience and extra storage. Enjoy low-maintenance living with an HOA of just $300/month, granting access to exceptional amenities-including a clubhouse with a workout facility, an in-ground pool, and a hot tub. Move-in ready and thoughtfully designed, this condo offers comfort, style, and convenience in one welcoming package. Don't miss it!

2. 2026-04-06
   price $278,000 965-char remark

   Show marketing remark (965 chars)

   LOOKING FOR THE NEXT OWNER FOR THIS AMAZING CONDO - MOTIVATED SELLER - OFFERING CONCESSIONS TO HELP GET YOU INTO THIS HOME! Built only 5 years ago, this light-filled raised ranch condo offers 3 spacious bedrooms, 2 full bathrooms, and an inviting open-concept layout. Vaulted ceilings create a bright and airy atmosphere throughout the main living area. The kitchen flows seamlessly into the dining and living spaces. The primary suite features generous closet space and a private full bath, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. An attached 2-car garage adds everyday convenience and extra storage. Enjoy low-maintenance living with an HOA of just $300/month, granting access to exceptional amenities-including a clubhouse with a workout facility, an in-ground pool, and a hot tub. Move-in ready and thoughtfully designed, this condo offers comfort, style, and convenience in one welcoming package. Don't miss it!

3. 2026-02-27
   listed $282,900 Active 977-char remark

   Show marketing remark (965 chars)

   LOOKING FOR THE NEXT OWNER FOR THIS AMAZING CONDO - MOTIVATED SELLER - OFFERING CONCESSIONS TO HELP GET YOU INTO THIS HOME! Built only 5 years ago, this light-filled raised ranch condo offers 3 spacious bedrooms, 2 full bathrooms, and an inviting open-concept layout. Vaulted ceilings create a bright and airy atmosphere throughout the main living area. The kitchen flows seamlessly into the dining and living spaces. The primary suite features generous closet space and a private full bath, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. An attached 2-car garage adds everyday convenience and extra storage. Enjoy low-maintenance living with an HOA of just $300/month, granting access to exceptional amenities-including a clubhouse with a workout facility, an in-ground pool, and a hot tub. Move-in ready and thoughtfully designed, this condo offers comfort, style, and convenience in one welcoming package. Don't miss it!

4. 2026-02-27
   listed $282,900 Active 965-char remark

   Show marketing remark (965 chars)

   LOOKING FOR THE NEXT OWNER FOR THIS AMAZING CONDO - MOTIVATED SELLER - OFFERING CONCESSIONS TO HELP GET YOU INTO THIS HOME! Built only 5 years ago, this light-filled raised ranch condo offers 3 spacious bedrooms, 2 full bathrooms, and an inviting open-concept layout. Vaulted ceilings create a bright and airy atmosphere throughout the main living area. The kitchen flows seamlessly into the dining and living spaces. The primary suite features generous closet space and a private full bath, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. An attached 2-car garage adds everyday convenience and extra storage. Enjoy low-maintenance living with an HOA of just $300/month, granting access to exceptional amenities-including a clubhouse with a workout facility, an in-ground pool, and a hot tub. Move-in ready and thoughtfully designed, this condo offers comfort, style, and convenience in one welcoming package. Don't miss it!

5. 2026-02-27
   historical

   Show marketing remark (965 chars)

   LOOKING FOR THE NEXT OWNER FOR THIS AMAZING CONDO - MOTIVATED SELLER - OFFERING CONCESSIONS TO HELP GET YOU INTO THIS HOME! Built only 5 years ago, this light-filled raised ranch condo offers 3 spacious bedrooms, 2 full bathrooms, and an inviting open-concept layout. Vaulted ceilings create a bright and airy atmosphere throughout the main living area. The kitchen flows seamlessly into the dining and living spaces. The primary suite features generous closet space and a private full bath, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. An attached 2-car garage adds everyday convenience and extra storage. Enjoy low-maintenance living with an HOA of just $300/month, granting access to exceptional amenities-including a clubhouse with a workout facility, an in-ground pool, and a hot tub. Move-in ready and thoughtfully designed, this condo offers comfort, style, and convenience in one welcoming package. Don't miss it!

6. 2025-12-19
   price $285,000
7. 2025-12-19
   price $285,000
8. 2025-11-22
   listed $289,900 Active
9. 2025-11-22
   listed $289,900 Active
10. 2025-11-20
    historical
11. 2022-01-28
    soldstatus $214,087
12. 2021-06-03
    listed $214,087

ⓘ 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: $4,214 · $351/mo
• Projected year-2 tax: $4,248 · $354/mo
• Expected delta: +$34/yr (+$3/mo · 0.8%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,460
• − Mortgage interest: −$15,572
• − Property taxes: −$4,214
• − Insurance: −$1,390
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − HOA: −$3,600
• − Depreciation: −$8,087
• Taxable loss: −$7,277
• Est. tax savings @ 24.0%: +$1,746
• After-tax cash flow: $-888/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, light-filled condo is in excellent condition with minimal repairs needed. It offers a spacious layout and is ready for a new owner.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Resale Replace carpeted stairs — Improves flow and adds value
• Resale Replace kitchen appliances — Modernizes the space and adds value
• Resale Replace bathroom fixtures — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace carpeted stairs — Improves flow and adds value ↑
• Resale Replace kitchen appliances — Modernizes the space and adds value ↑
• Resale Replace bathroom fixtures — Modernizes the space 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: New Haven Community Schools
• NCES district ID: 2625230
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $64,247
• Composite: 29.17/100
• National rank: #6575
• State rank: #305 of 540 in MI

Livability — Mount Clemens

• Score: 77/100
• State rank: #120
• US rank: #2918

Category grades

Amenities D+ Commute A+ Cost of living A+ Crime D+ Employment D- Housing A+ Health & safety B- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,429
• Population (ZIP): 33,303

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 19% English 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 84% English-only · Other Indo-European 7% 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: ▼ -87.07%
• Current HPI: 219.778
• Rent YoY: —
• Metro: —
• 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

+29.9% since first listed

12 events — show timeline

• 2026-04-06 Price Changed $278,000 MiRealSource-MiMLS
• 2026-04-06 Price Changed $278,000 REALCOMP
• 2026-02-27 Listing Removed — MiRealSource-MiMLS
• 2026-02-27 Listed $282,900 REALCOMP
• 2026-02-27 Listed $282,900 MiRealSource-MiMLS
• 2025-12-19 Price Changed $285,000 MiRealSource-MiMLS
• 2025-12-19 Price Changed $285,000 REALCOMP
• 2025-11-22 Listed $289,900 REALCOMP
• 2025-11-22 Listed $289,900 MiRealSource-MiMLS
• 2025-11-20 Coming Soon — MiRealSource-MiMLS
• 2022-01-28 Sold (MLS) $214,087 REALCOMP
• 2021-06-03 Listed $214,087 REALCOMP

Property tax history

+66.8%/yr

Latest (2025): $4,214 · +2.6% YoY. Source: county tax records.