23207 Fountain Dr · Mount Clemens, MI 48036

$74,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 3 Days on market

Built 1978 Average condition 400 sqft lot

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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
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.8/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to downsize and affordable living? Need one level? Check out this cute 3 bed 2 bath home. Home has been well maintained throughout the year. Crawl has been encapsulated and the bigger items such as the furnace and A/C are newer. Come check her out. Conveniently located in Clinton Township.

Key facts

• Encapsulated crawl
• Newer furnace
• Newer a/c

Tags

• WELL MAINTAINED
• ENCAPSULATED CRAWL
• NEWER FURNACE
• NEWER A/C
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Natural gas heating fuel; Public water
• Home design: Residential single-story home; Built in 1978
• Construction: Crawl foundation
• Exterior features: Vinyl siding; Private road access; Frontage approximately 20'

Interior

• Kitchen: Range/Oven; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on entry level (Bedroom sizes: one about 12', one about 10')
• Bathrooms: Two full bathrooms on entry level
• Heating & cooling: Forced air heating
• Interior features: Living room fireplace; Total of 5 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 17.6% 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: schools D+, crime D+, amenities 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.
• Market conditions: Rents rising (+3.1%/yr); 117 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $74,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.06% ✓
• Cap rate: 17.55%
• Cash-on-cash: 40.21%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $192,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23149 Egnew Dr. Dr	0.30mi	3/2.0	1,456 (0%)	7mo	$52,000	$36	80
254 Euclid St	0.39mi	4/2.0 (+1)	1,456 (0%)	3mo	$192,500	$132	74
33 Canfield Dr	0.17mi	3/1.0	1,352 (-7%)	7mo	$195,000	$144	71
23353 Easy St	0.34mi	3/1.5	1,533 (+5%)	6mo	$289,900	$189	68
23592 Buckingham St	0.46mi	3/1.0	1,350 (-7%)	1mo	$245,000	$181	62
111 Scott Blvd	0.39mi	4/2.0 (+1)	1,612 (+11%)	1mo	$265,000	$164	58
40 Moser Pl	0.51mi	4/2.0 (+1)	1,593 (+9%)	1mo	$200,000	$126	55
33 Gallup St	0.59mi	3/1.0	1,340 (-8%)	6mo	$170,000	$127	50
26 Hollywood Ct	0.54mi	3/1.0	1,260 (-14%)	1mo	$170,500	$135	48
263 N Walnut St	0.73mi	3/1.5	1,325 (-9%)	3mo	$132,000	$100	47
217 Jones St	0.67mi	3/1.0	1,330 (-9%)	4mo	$141,000	$106	46
288 Jones St	0.72mi	3/1.5	1,308 (-10%)	6mo	$169,900	$130	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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 2.57×
• Total profit: $32,835
• Equity at exit: $11,168

10-year hold

• IRR: 43.5%
• Equity multiple: 5.15×
• Total profit: $87,092
• Equity at exit: $6,476

Cash invested: $20,972 (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: 117
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $703

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 50%

Sensitivity live

Price	-10% $755	-5% $729	+0% $703	+5% $677	+10% $651
Rent	-10% $581	-5% $642	+0% $703	+5% $764	+10% $825
Rate	-1.0pp $741	-0.5pp $722	base $703	+0.5pp $683	+1.0pp $664

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0d	1	0.70mi
121 Jones St Unit 2 Mt Clemens, MI	2.0	1.0	1050	$1,600	$1.52	3d	1	0.70mi
40 Ferrin Pl Mount Clemens, MI	3.0	1.0	1400	$1,700	$1.21	0d	1	0.85mi
176 N Christine Cir Unit 1 Mt Clemens, MI	2.0	1.5	1020	$1,300	$1.27	45d	1	0.91mi
133 S Christine Cir Unit 1 Mt Clemens, MI	3.0	1.5	1040	$1,500	$1.44	0d	1	0.94mi
277 N Rose St Mt Clemens, MI	1.0–2.0	1.0	755	$1,434	$1.90	0d	2	1.13mi
15 Washington St Unit 2 Mt Clemens, MI	3.0	1.0	1396	$1,400	$1.00	45d	1	1.16mi
64 Crocker Blvd Mt Clemens, MI	2.0	1.0	950	$1,250	$1.32	45d	1	1.32mi
70 Crocker Blvd Mt Clemens, MI	2.0	1.0	950	$1,400	$1.47	11d	1	1.32mi
42510 Pinehurst Dr Clinton Twp, MI	3.0	2.5	1845	$2,600	$1.41	5d	1	1.36mi

Listing history 3 events

1. 2026-06-21
   statusdays on marketlisting id $74,900 Active 3 DOM
2. 2026-06-18
   remarks 298-char remark
3. 2026-06-18
   listed $74,900 Coming Soon 1 DOM

ⓘ 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: $18,538
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$2,179
• Taxable income: $7,699
• Est. tax owed @ 24.0%: −$1,848
• After-tax cash flow: $6,586/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 · 1 photo

Average 55/100 Cosmetic rehab

This single-family home is in average condition with some cosmetic repairs needed. Painting the exterior and trimming the landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Minor exterior siding — Slight discoloration
• Minor landscaping — Overgrown grass and debris

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both landscaping — Improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Slight discoloration	Minor	$500–3,000
landscaping · Overgrown grass and debris	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both landscaping — Improves curb appeal and 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 — 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

• County: Macomb County · 638,552 people
• City population: 15,429
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-19 Listed $74,900 MiRealSource-MiMLS
• 2026-06-19 Listed $74,900 REALCOMP
• 2026-06-18 Coming Soon $74,900 MiRealSource-MiMLS