15369 Cartier Dr · Clinton, MI 48038

$49,500

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 54 Days on market

Built 2022 Good condition $45/sqft · 98% above area

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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
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully maintained 2022 manufactured home in the vibrant community of Rivers Edge, where modern living meets comfort. Step into a spacious kitchen that features essential appliances, including a refrigerator, stove, and dishwasher, complemented by stylish new countertops and a convenient barstool seating area. The home boasts thoughtful updates throughout, including fresh paint, new toilets, and upgraded waterlines, ensuring both style and functionality. The primary bedroom offers a luxurious en suite bathroom with double sinks and mirrors, providing a serene retreat. With ample cabinetry for storage and a built-in coat rack that enhances both aesthetics and organization, this home is designed for convenience and comfort. A dedicated laundry area further simplifies your daily routine. As a resident of Rivers Edge, you’ll enjoy a wealth of community amenities, including two playgrounds, refreshing swimming pools, pavilions with barbecue areas for outdoor gatherings, and a clubhouse featuring an exercise room and gym. Additionally, you can unwind in the game room or stay active on the basketball court. Don’t miss the chance to make this stunning home your own and embrace the vibrant lifestyle that Rivers Edge has to offer!

Key facts

• Built 2022
• Listed 54 days

Property features AI

Finance

• Other: Located in Rivers Edge subdivision
• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story
• Construction: Pillar/post/pier foundation
• Exterior features: No pool

Interior

• Kitchen: Dishwasher; Disposal; Oven; Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fans; Forced air heating (natural gas)
• Interior features: Dishwasher; Disposal; Oven; Refrigerator; Range; Ceiling fan(s); Central air; Forced air heating; Natural gas heating

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.6% 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.
• 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: Rents soft (-0.9%/yr); 257 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $342 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($48k) 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.

Recommended offer $48,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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: 2.91% ✓
• Cap rate: 25.58%
• Cash-on-cash: 68.90%
• DSCR: 4.07
• GRM: 2.9

CMA / ARV

• ARV (median comp): $25,000
• List price: $49,500
• Delta: 98.00%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15949 Charlemagne Ave	0.34mi	2/2.0	1,100 (0%)	1mo	$25,000	$23	83
38086 Saint Tropez Dr	0.08mi	3/2.0 (+1)	1,056 (-4%)	6mo	$20,000	$19	79
15312 Cartier St	0.11mi	2/2.0	1,092 (-1%)	20mo	$9,900	$9	77
15326 Danseur Dr	0.15mi	3/2.0 (+1)	1,056 (-4%)	18mo	$49,000	$46	66
38010 St Tropez St	0.18mi	3/2.0 (+1)	1,216 (+10%)	10mo	$29,900	$25	60
16107 Normandy St	0.36mi	3/1.0 (+1)	1,200 (+9%)	8mo	$7,500	$6	52
16131 Normandy St	0.41mi	2/1.0	980 (-11%)	20mo	$13,500	$14	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 64.9%
• Equity multiple: 3.78×
• Total profit: $38,464
• Equity at exit: $7,381

10-year hold

• IRR: 68.3%
• Equity multiple: 6.95×
• Total profit: $82,533
• Equity at exit: $4,280

Cash invested: $13,860 (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 48038

• Rents YoY: -0.9%
• Active inventory: 257
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $796

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 40%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	2d	1	0.08mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	43d	1	0.09mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	1d	1	0.11mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	24d	1	0.13mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.14mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	2d	1	0.14mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	43d	1	0.15mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	43d	1	0.17mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	2d	1	0.18mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.19mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.21mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.22mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	5d	1	0.22mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.22mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	1d	1	0.23mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	1d	1	0.26mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	5d	1	0.26mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	12d	1	0.26mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.30mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.30mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	15d	1	0.40mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	43d	1	0.42mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.44mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,369	$1.43	5d	1	0.57mi
14357 Shadywood Dr Sterling Heights, MI	2.0	2.0	1500	$2,100	$1.40	3d	1	0.80mi
14273 Shadywood Dr Sterling Heights, MI	2.0	2.0	1373	$2,100	$1.53	43d	1	0.87mi
38271 Fairway Ct Unit 100A Clinton Township, MI	2.0	1.0	925	$1,250	$1.35	24d	1	0.96mi
38271 Fairway Ct Clinton Township, MI	2.0	1.0	925	$1,188	$1.28	43d	2	0.96mi
38280 Fairway Ct Unit 140B Clinton Township, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.99mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,250	$1.30	43d	2	1.02mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,325	$1.38	15d	2	1.02mi
38255 Fairway Ct Clinton Twp, MI	2.0	1.0	923	$1,250	$1.35	12d	1	1.03mi
38227 Schoenherr Rd Sterling Heights, MI	2.0	1.5	1250	$1,830	$1.46	1d	1	1.14mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	43d	2	1.16mi
13429 Denver Cir S Sterling Heights, MI	3.0	1.5	1216	$2,100	$1.73	43d	1	1.19mi
38177 Jamestown Dr Sterling Heights, MI	3.0	2.0	1300	$1,850	$1.42	5d	1	1.22mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,052	$2.05	1d	9	1.28mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	43d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $49,500 Active 54 DOM
2. 2026-06-17
   days on market $49,500 Active 53 DOM
3. 2026-06-16
   days on market $49,500 Active 52 DOM
4. 2026-06-15
   days on market $49,500 Active 51 DOM
5. 2026-06-13
   days on market $49,500 Active 49 DOM
6. 2026-06-13
   days on market $49,500 Active 48 DOM
7. 2026-06-09
   days on market $49,500 Active 45 DOM
8. 2026-06-08
   days on market $49,500 Active 44 DOM
9. 2026-06-07
   pricedays on market $49,500 Active 43 DOM

   Show marketing remark (1270 chars)

   Discover this beautifully maintained 2022 manufactured home in the vibrant community of Rivers Edge, where modern living meets comfort. Step into a spacious kitchen that features essential appliances, including a refrigerator, stove, and dishwasher, complemented by stylish new countertops and a convenient barstool seating area. The home boasts thoughtful updates throughout, including fresh paint, new toilets, and upgraded waterlines, ensuring both style and functionality. The primary bedroom offers a luxurious en suite bathroom with double sinks and mirrors, providing a serene retreat. With ample cabinetry for storage and a built-in coat rack that enhances both aesthetics and organization, this home is designed for convenience and comfort. A dedicated laundry area further simplifies your daily routine. As a resident of Rivers Edge, you’ll enjoy a wealth of community amenities, including two playgrounds, refreshing swimming pools, pavilions with barbecue areas for outdoor gatherings, and a clubhouse featuring an exercise room and gym. Additionally, you can unwind in the game room or stay active on the basketball court. Don’t miss the chance to make this stunning home your own and embrace the vibrant lifestyle that Rivers Edge has to offer!

10. 2026-06-04
    days on market $49,999 Active 40 DOM
11. 2026-06-03
    days on market $49,999 Active 39 DOM
12. 2026-06-02
    days on market $49,999 Active 38 DOM
13. 2026-06-01
    days on market $49,999 Active 37 DOM
14. 2026-05-31
    days on market $49,999 Active 36 DOM
15. 2026-04-25
    listed $49,999 Active 1258-char remark

    Show marketing remark (1270 chars)

    Discover this beautifully maintained 2022 manufactured home in the vibrant community of Rivers Edge, where modern living meets comfort. Step into a spacious kitchen that features essential appliances, including a refrigerator, stove, and dishwasher, complemented by stylish new countertops and a convenient barstool seating area. The home boasts thoughtful updates throughout, including fresh paint, new toilets, and upgraded waterlines, ensuring both style and functionality. The primary bedroom offers a luxurious en suite bathroom with double sinks and mirrors, providing a serene retreat. With ample cabinetry for storage and a built-in coat rack that enhances both aesthetics and organization, this home is designed for convenience and comfort. A dedicated laundry area further simplifies your daily routine. As a resident of Rivers Edge, you’ll enjoy a wealth of community amenities, including two playgrounds, refreshing swimming pools, pavilions with barbecue areas for outdoor gatherings, and a clubhouse featuring an exercise room and gym. Additionally, you can unwind in the game room or stay active on the basketball court. Don’t miss the chance to make this stunning home your own and embrace the vibrant lifestyle that Rivers Edge has to offer!

16. 2026-04-25
    listed $49,999 Active 1270-char remark

    Show marketing remark (1270 chars)

    Discover this beautifully maintained 2022 manufactured home in the vibrant community of Rivers Edge, where modern living meets comfort. Step into a spacious kitchen that features essential appliances, including a refrigerator, stove, and dishwasher, complemented by stylish new countertops and a convenient barstool seating area. The home boasts thoughtful updates throughout, including fresh paint, new toilets, and upgraded waterlines, ensuring both style and functionality. The primary bedroom offers a luxurious en suite bathroom with double sinks and mirrors, providing a serene retreat. With ample cabinetry for storage and a built-in coat rack that enhances both aesthetics and organization, this home is designed for convenience and comfort. A dedicated laundry area further simplifies your daily routine. As a resident of Rivers Edge, you’ll enjoy a wealth of community amenities, including two playgrounds, refreshing swimming pools, pavilions with barbecue areas for outdoor gatherings, and a clubhouse featuring an exercise room and gym. Additionally, you can unwind in the game room or stay active on the basketball court. Don’t miss the chance to make this stunning home your own and embrace the vibrant lifestyle that Rivers Edge has to offer!

ⓘ 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: $17,284
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$1,440
• Taxable income: $9,316
• Est. tax owed @ 24.0%: −$2,236
• After-tax cash flow: $7,314/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 2022 manufactured home in Rivers Edge is in good condition with modern updates and a well-maintained exterior. It offers a good investment opportunity with minor updates that can significantly increase its value.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Replace worn-out flooring — New flooring improves the home's overall appearance and functionality.
• Rental Clean and maintain HVAC system — A well-maintained HVAC system ensures comfort and energy efficiency, attracting renters.
• Both Landscaping improvements — A well-maintained lawn and landscaping enhance curb appeal and attract both buyers and renters.
• Both Add smart home features — Smart home features improve convenience and energy efficiency, enhancing both resale and rental value.
• Resale Update kitchen countertops — Modern countertops can add value and appeal to potential buyers.
• Rental Add smart thermostat — A smart thermostat can help reduce energy costs and attract eco-conscious renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Replace worn-out flooring — New flooring improves the home's overall appearance and functionality. ↑
• Rental Clean and maintain HVAC system — A well-maintained HVAC system ensures comfort and energy efficiency, attracting renters. ↑
• Both Landscaping improvements — A well-maintained lawn and landscaping enhance curb appeal and attract both buyers and renters. ↑
• Both Add smart home features — Smart home features improve convenience and energy efficiency, enhancing both resale and rental value. ↑
• Resale Update kitchen countertops — Modern countertops can add value and appeal to potential buyers. ↑
• Rental Add smart thermostat — A smart thermostat can help reduce energy costs and attract eco-conscious renters. ↑

ⓘ 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: 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 — 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): 44,422
• Household income: $78,567
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1788.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 7% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 16% Lithuanian 3% Iranian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 86% English-only · Other Indo-European 5% Russian/Polish/Slavic 2% 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: ▼ -212.31%
• Current HPI: 261.3877
• Rent YoY: ▼ -0.92%
• 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

-1.0% since first listed

4 events — show timeline

• 2026-06-07 Price Changed $49,500 MiRealSource-MiMLS
• 2026-06-07 Price Changed $49,500 REALCOMP
• 2026-04-25 Listed $49,999 REALCOMP
• 2026-04-25 Listed $49,999 MiRealSource-MiMLS