17 Stapleton St · Mount Clemens, MI 48043

$150,000

4 bd · 4.0 ba · 2,072 sqft · SingleFamily public records · 88 Days on market

Built 1900 4,356 sqft lot $72/sqft · 39% below area Est $246k · 39% 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 +21.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.6/10.0
• DSCR +6.8/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional investment opportunity in Mount Clemens’ historic district. This three-unit multifamily property offers strong income potential with separate utilities, private entrances, and flexible occupancy options. The layout includes one 2-bedroom unit, one 1-bedroom unit, and one efficiency. Unit A – Ground Level (2 Bedroom, Vacant) • Freshly painted walls • New light fixtures • Includes refrigerator Unit B – Upper Level (1 Bedroom, Occupied) • Long-term tenant since 2022, pays on time • Month-to-month lease • Well-maintained and in good condition • Tenant willing to stay or vacate if needed Unit C – Ground Level (Efficiency, Vacant) • New flooring • New light fixtures • New backsplash • Freshly painted • Includes stove and refrigerator Additional highlights: • Rental certification in 2025 • Historic building in a charming, established neighborhood • Ideal for investors seeking cash flow or owner-occupants looking to live in one unit and rent the others This is a versatile, income-producing property with immediate upside—perfect for expanding or starting your rental portfolio.

Key facts

• Separate utilities
• Private entrances
• Historic district

Tags

• INVESTMENT OPPORTUNITY
• HISTORIC DISTRICT
• STRONG INCOME POTENTIAL
• SEPARATE UTILITIES
• PRIVATE ENTRANCES
• FLEXIBLE OCCUPANCY OPTIONS

🏷️ Possibly a rental listed for sale. The $150,000 price doesn't fit this home's estimated sale value (~$245,642) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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-.
• 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.
• Zoned schools: Seminole Academy (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 370 students, 94% FRL); Mount Clemens Middle School (math 2% / reading 12%, grade F, #481 of 493 statewide, top 98%, 151 students, 94% FRL); Mount Clemens High School (math 10% / reading 30%, grade F, #596 of 713 statewide, top 86%, 203 students, 90% FRL).
• Market conditions: Rents rising fast (+10.8%/yr); 69 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 44% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 + 8.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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 $80k; list at $150k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1900 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.28
• GRM: 6.6

CMA / ARV

• ARV (median comp): $245,642
• List price: $150,000
• Delta: -38.94%
• 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
146 North Ave	0.10mi	4/3.0	1,985 (-4%)	1mo	$295,000	$149	84
261 Jones St	0.19mi	4/2.0	2,198 (+6%)	2mo	$310,500	$141	71
219 N Walnut St	0.37mi	4/2.0	2,114 (+2%)	7mo	$175,000	$83	66
58 Kendrick St	0.26mi	3/1.5 (-1)	2,139 (+3%)	5mo	$255,000	$119	63
225 Euclid St	0.34mi	4/2.5	1,949 (-6%)	8mo	$285,000	$146	62
245 N Walnut St	0.44mi	3/2.0 (-1)	2,015 (-3%)	3mo	$230,000	$114	60
94 Kendrick St	0.35mi	4/2.5	2,370 (+14%)	4mo	$315,000	$133	50
95 High St	0.43mi	3/2.0 (-1)	1,906 (-8%)	7mo	$260,000	$136	48
59 Canfield Dr	0.64mi	3/2.0 (-1)	1,826 (-12%)	2mo	$245,000	$134	36
235 N Broadway St	0.54mi	3/1.0 (-1)	2,300 (+11%)	5mo	$145,000	$63	36
43 Rathbone St S	0.74mi	4/2.0	1,800 (-13%)	1mo	$266,000	$148	35
38 Riverside Dr	0.66mi	3/3.0 (-1)	1,800 (-13%)	5mo	$300,000	$167	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-324
• Equity at exit: $22,365

10-year hold

• IRR: 14.8%
• Equity multiple: 2.52×
• Total profit: $63,807
• Equity at exit: $12,969

Cash invested: $42,000 (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 48043

• Rents YoY: 10.8%
• Active inventory: 69
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,896 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$433 /mo · $5,192/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $216

Break-even live

Break-even rent $1,623

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $301	-5% $259	+0% $216	+5% $174	+10% $131
Rent	-10% $67	-5% $141	+0% $216	+5% $291	+10% $366
Rate	-1.0pp $292	-0.5pp $255	base $216	+0.5pp $178	+1.0pp $138

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Ferrin Pl Mount Clemens, MI	3.0	1.0	1400	$1,700	$1.21	0d	1	0.25mi
42510 Pinehurst Dr Clinton Twp, MI	3.0	2.5	1845	$2,600	$1.41	6d	1	1.36mi

Listing history 30 events

1. 2026-06-21
   days on market $150,000 Active 88 DOM
2. 2026-06-18
   days on market $150,000 Active 85 DOM
3. 2026-06-17
   days on market $150,000 Active 84 DOM
4. 2026-06-16
   days on market $150,000 Active 83 DOM
5. 2026-06-15
   days on market $150,000 Active 82 DOM
6. 2026-06-13
   days on market $150,000 Active 80 DOM
7. 2026-06-13
   days on market $150,000 Active 79 DOM
8. 2026-06-09
   days on market $150,000 Active 76 DOM
9. 2026-06-08
   days on market $150,000 Active 75 DOM
10. 2026-06-07
    days on market $150,000 Active 74 DOM
11. 2026-06-04
    days on market $150,000 Active 71 DOM
12. 2026-06-03
    days on market $150,000 Active 70 DOM
13. 2026-06-02
    days on market $150,000 Active 69 DOM
14. 2026-06-01
    days on market $150,000 Active 68 DOM
15. 2026-05-31
    days on market $150,000 Active 67 DOM
16. 2026-03-25
    listed $150,000 Active 1201-char remark

    Show marketing remark (1425 chars)

    Exceptional investment opportunity in Mount Clemens' historic district. This three-unit multifamily property offers strong income potential with separate utilities, private entrances, and flexible occupancy options. The layout includes one 2-bedroom unit, one 1-bedroom unit, and one efficiency. Unit A – Ground Level (2 Bedroom, Vacant) • Freshly painted walls • New light fixtures • Includes refrigerator Unit B – Upper Level (1 Bedroom, Occupied) • Long-term tenant since 2022, pays on time • Month-to-month lease • Well-maintained and in good condition • Tenant willing to stay or vacate if needed Unit C – Ground Level (Efficiency, Vacant) • New flooring • New light fixtures • New backsplash • Freshly painted • Includes stove and refrigerator Additional highlights: • Rental certification in 2025 • Historic building in a charming, established neighborhood • Ideal for investors seeking cash flow or owner-occupants looking to live in one unit and rent the others This is a versatile, income-producing property with immediate upside - perfect for expanding or starting your rental portfolio.

17. 2026-03-25
    listed $150,000 Active 1425-char remark

    Show marketing remark (1425 chars)

    Exceptional investment opportunity in Mount Clemens' historic district. This three-unit multifamily property offers strong income potential with separate utilities, private entrances, and flexible occupancy options. The layout includes one 2-bedroom unit, one 1-bedroom unit, and one efficiency. Unit A – Ground Level (2 Bedroom, Vacant) • Freshly painted walls • New light fixtures • Includes refrigerator Unit B – Upper Level (1 Bedroom, Occupied) • Long-term tenant since 2022, pays on time • Month-to-month lease • Well-maintained and in good condition • Tenant willing to stay or vacate if needed Unit C – Ground Level (Efficiency, Vacant) • New flooring • New light fixtures • New backsplash • Freshly painted • Includes stove and refrigerator Additional highlights: • Rental certification in 2025 • Historic building in a charming, established neighborhood • Ideal for investors seeking cash flow or owner-occupants looking to live in one unit and rent the others This is a versatile, income-producing property with immediate upside - perfect for expanding or starting your rental portfolio.

18. 2019-03-12
    soldstatus $80,000
19. 2019-03-06
    soldstatus $80,000 Closed
20. 2019-03-06
    soldstatus $80,000
21. 2019-01-22
    status Pending
22. 2018-12-26
    listed $85,000 Active
23. 2018-12-26
    listed $85,000
24. 2018-12-26
    historical
25. 2018-12-26
    historical
26. 2018-10-05
    price $90,000
27. 2018-10-04
    status Active
28. 2018-09-25
    status Pending
29. 2018-08-14
    listed $95,000 Active
30. 2018-08-14
    listed $90,000

ⓘ 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: $5,192 · $433/mo
• Projected year-2 tax: $5,192 · $433/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 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,757
• − Mortgage interest: −$8,402
• − Property taxes: −$5,192
• − Insurance: −$750
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$4,364
• Taxable income: $408
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $2,499/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 — 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

• Census place: Mount Clemens, MI
• County: Macomb County · 638,552 people
• City population: 15,429
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 15,429
• Household income: $52,161
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 610.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 22% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · 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: ▼ -194.74%
• Current HPI: 260.7139
• Rent YoY: ▲ 10.82%
• 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

+57.9% since first listed

15 events — show timeline

• 2026-03-25 Listed $150,000 MiRealSource-MiMLS
• 2026-03-25 Listed $150,000 REALCOMP
• 2019-03-12 Sold (Public Records) $80,000 Public Records
• 2019-03-06 Sold (MLS) $80,000 REALCOMP
• 2019-03-06 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2019-01-22 Pending — MiRealSource-MiMLS
• 2018-12-26 Listing Removed — REALCOMP
• 2018-12-26 Listing Removed — MiRealSource-MiMLS
• 2018-12-26 Listed $85,000 REALCOMP
• 2018-12-26 Listed $85,000 MiRealSource-MiMLS
• 2018-10-05 Price Changed $90,000 MiRealSource-MiMLS
• 2018-10-04 Relisted — MiRealSource-MiMLS
• 2018-09-25 Pending — MiRealSource-MiMLS
• 2018-08-14 Listed $90,000 REALCOMP
• 2018-08-14 Listed $95,000 MiRealSource-MiMLS

Property tax history

+7.5%/yr

Latest (2025): $5,192 · +0.9% YoY. Source: county tax records.