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23207 fountain
B- Composite 68.11
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 +3.5/5.0
  • Rent growth +3.3/5.0
  • Condition / age +2.8/5.0
  • Schools +1.1/10.0
  • Appreciation +0.0/10.0

$74,900

23207 fountain · Clinton, MI 48036
3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 51 Days on market
Built 1978 Average condition $51/sqft · 64% below area ↓ 13% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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 MAINTAINEDENCAPSULATED CRAWLNEWER FURNACENEWER A/CCONVENIENTLY LOCATED

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

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 $604 ($7k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($1k rent vs $75k).
  • Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
  • Cap rate 16.0% vs local median 3.2% 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.
  • 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 (+3.1%/yr); 123 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 41d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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 ~4 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 51 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
  • 3 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 $72,653 (3.0% below list)

Questions for the listing agent

  1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
  2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  4. 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?
  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
1.90% ✓
Cap rate
15.98%
Cash-on-cash
34.58%
DSCR
2.54
GRM
4.4

CMA / ARV

ARV (median comp)
$206,805
List price
$74,900
Delta
-63.78%
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
33 High St 0.29mi 3/1.0 1,433 (-2%) 0mo $175,000 $122 80
254 Euclid St 0.39mi 4/2.0 (+1) 1,456 (0%) 4mo $192,500 $132 73
23592 Buckingham St 0.46mi 3/1.0 1,350 (-7%) 3mo $245,000 $181 60
111 Scott Blvd 0.39mi 4/2.0 (+1) 1,612 (+11%) 2mo $265,000 $164 57
40 Moser Pl 0.51mi 4/2.0 (+1) 1,593 (+9%) 2mo $200,000 $126 54
33 Gallup St 0.59mi 3/1.0 1,340 (-8%) 7mo $170,000 $127 49
76 Gallup St 0.58mi 3/1.5 1,260 (-14%) 1mo $245,000 $194 48
98 Gallup St 0.59mi 4/2.0 (+1) 1,639 (+13%) 0mo $170,000 $104 46
26 Hollywood Ct 0.54mi 3/1.0 1,260 (-14%) 3mo $170,500 $135 46
263 N Walnut St 0.73mi 3/1.5 1,325 (-9%) 4mo $132,000 $100 46
217 Jones St 0.67mi 3/1.0 1,330 (-9%) 6mo $141,000 $106 45
288 Jones St 0.72mi 3/1.5 1,308 (-10%) 8mo $169,900 $130 41

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
30.2%
Equity multiple
2.27×
Total profit
$26,548
Equity at exit
$11,168
10-year hold
IRR
37.5%
Equity multiple
4.50×
Total profit
$73,476
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 →
Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
5 active · 14 under contract
Months of supply
2.0 mo (50%/mo absorbed)
Median asking
$244,900 ($149/sqft)
Median days on market
66 d
This list price
lowest-priced of the active set
ARV vs active asking
-4.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48036

Home prices YoY
-29.2%
Rents YoY
3.1%
Active inventory
123
Price-to-rent
4.4×

Monthly cashflow live

Estimated rent
$1,420 high interval (Pro) →
Mortgage (P&I)
−$393
Tax est. 1.5%
−$94 /mo · $1,124/yr
Insurance
−$31
HOA
−$0
Vacancy / Maint / Mgmt
−$298
Net cashflow
$604

Break-even live

Break-even rent $655
Max offer price $74,900
Occupancy floor 52%

Sensitivity live

Price -10% $656 -5% $630 +0% $604 +5% $578 +10% $553
Rent -10% $492 -5% $548 +0% $604 +5% $660 +10% $717
Rate -1.0pp $642 -0.5pp $623 base $604 +0.5pp $585 +1.0pp $565

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
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 18 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
247 North Ave Mt Clemens, MI 2.0 1.0 900 $1,045 $1.16 18d 1 0.44mi
139 Gallup St Mount Clemens, MI 2.0 1.0 1050 $1,200 $1.14 0d 1 0.64mi
121 Jones St Unit 2 Mt Clemens, MI 2.0 1.0 1050 $1,600 $1.52 51d 1 0.70mi
121 Jones St Unit 1 Mt Clemens, MI 2.0 1.0 1080 $1,250 $1.16 17d 1 0.70mi
121 Jones St Unit 2 Mt Clemens, MI 2.0 1.0 1050 $1,250 $1.19 41d 1 0.70mi
40 Ferrin Pl Mount Clemens, MI 3.0 1.0 1400 $1,700 $1.21 46d 1 0.85mi
77 Hubbard St Mount Clemens, MI 4.0 1.0 1681 $1,800 $1.07 0d 1 0.88mi
176 N Christine Cir Unit 1 Mt Clemens, MI 2.0 1.5 1020 $1,300 $1.27 93d 1 0.91mi
133 S Christine Cir Unit 1 Mt Clemens, MI 3.0 1.5 1040 $1,500 $1.44 40d 1 0.94mi
64 New St Mt Clemens, MI 2.0 1.0 1100 $1,300 $1.18 23d 1 0.95mi
202 Hubbard St Mt Clemens, MI 2.0 1.0 925 $1,100 $1.19 28d 5 1.03mi
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 93d 1 1.16mi
16 Moross St Mount Clemens, MI 2.0 1.0 1512 $1,050 $0.69 0d 1 1.31mi
64 Crocker Blvd Mt Clemens, MI 2.0 1.0 950 $1,250 $1.32 93d 1 1.32mi
68 Crocker Blvd Mt Clemens, MI 2.0 1.0 950 $1,350 $1.42 9d 1 1.32mi
70 Crocker Blvd Mt Clemens, MI 2.0 1.0 950 $1,400 $1.47 59d 1 1.32mi
42510 Pinehurst Dr Clinton Twp, MI 3.0 2.5 1845 $2,600 $1.41 53d 1 1.36mi

Property features AI

Exterior

Parking
Driveway (no garage)
Utilities
Public waterPublic sewer
Home design
Single-family residenceOne storyGround-level entry with steps
Construction
Vinyl siding
Exterior features
Private maintained roadPrivate road frontageLot approximately 20 x 20 acres

Interior

Kitchen
Free-standing gas rangeFree-standing refrigeratorDishwasher
Bathrooms
2 full bathrooms
Heating & cooling
Forced air heating (natural gas)No central cooling
Interior features
Living room fireplaceCrawl space basement3 total rooms
Laundry & utility
WasherDryer

Listing history 42 events

  1. 2026-08-08
    days on market $74,900 Active 51 DOM
  2. 2026-08-06
    days on market $74,900 Active 49 DOM
  3. 2026-08-05
    days on market $74,900 Active 48 DOM
  4. 2026-08-04
    days on market $74,900 Active 47 DOM
  5. 2026-08-03
    days on market $74,900 Active 46 DOM
  6. 2026-07-31
    days on market $74,900 Active 43 DOM
  7. 2026-07-30
    days on market $74,900 Active 41 DOM
  8. 2026-07-28
    days on market $74,900 Active 40 DOM
  9. 2026-07-26
    days on market $74,900 Active 38 DOM
  10. 2026-07-24
    days on market $74,900 Active 36 DOM
  11. 2026-07-23
    pricelisting id $74,900 Active 35 DOM
  12. 2026-07-23
    days on market $65,000 Active 35 DOM
  13. 2026-07-22
    days on market $65,000 Active 34 DOM
  14. 2026-07-21
    days on market $65,000 Active 33 DOM
  15. 2026-07-20
    days on market $65,000 Active 32 DOM
  16. 2026-07-18
    days on market $65,000 Active 30 DOM
  17. 2026-07-18
    days on market $65,000 Active 29 DOM
  18. 2026-07-16
    days on market $65,000 Active 28 DOM
  19. 2026-07-15
    days on market $65,000 Active 27 DOM
  20. 2026-07-14
    days on market $65,000 Active 26 DOM
    Show marketing remark (298 chars)

    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.

  21. 2026-07-13
    pricedays on market $65,000 Active 25 DOM
    Show marketing remark (298 chars)

    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.

  22. 2026-07-13
    pricedays on market $69,000 Active 24 DOM
    Show marketing remark (298 chars)

    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.

  23. 2026-07-11
    days on market $69,999 Active 23 DOM
  24. 2026-07-10
    days on market $69,999 Active 22 DOM
  25. 2026-07-09
    days on market $69,999 Active 21 DOM
  26. 2026-07-07
    days on market $69,999 Active 19 DOM
    Show marketing remark (298 chars)

    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.

  27. 2026-07-06
    pricedays on market $69,999 Active 18 DOM
  28. 2026-07-06
    days on market $74,900 Active 17 DOM
  29. 2026-07-05
    days on market $74,900 Active 16 DOM
  30. 2026-07-03
    days on market $74,900 Active 15 DOM
  31. 2026-07-02
    days on market $74,900 Active 14 DOM
  32. 2026-07-01
    days on market $74,900 Active 13 DOM
  33. 2026-06-30
    days on market $74,900 Active 12 DOM
  34. 2026-06-29
    days on market $74,900 Active 11 DOM
  35. 2026-06-28
    days on market $74,900 Active 10 DOM
  36. 2026-06-27
    days on market $74,900 Active 9 DOM
  37. 2026-06-26
    days on market $74,900 Active 8 DOM
  38. 2026-06-24
    days on market $74,900 Active 6 DOM
  39. 2026-06-22
    days on market $74,900 Active 4 DOM
  40. 2026-06-21
    statusdays on marketlisting id $74,900 Active 3 DOM
  41. 2026-06-18
    remarks 298-char remark
    Show marketing remark (298 chars)

    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.

  42. 2026-06-18
    listed $74,900 Coming Soon 1 DOM
    Show marketing remark (298 chars)

    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.

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$17,043
− Mortgage interest
−$4,196
− Property taxes
−$1,124
− Insurance
−$374
− Repairs & maintenance
−$1,363
− Management
−$1,363
− Depreciation
−$2,179
Taxable income
$6,443
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,546
After-tax cash flow
$5,706/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 Est. rehab $7,280–$21,840 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 11/100

Zoned Schools

Elementary Seminole Academy F MI #1,325/1,397 Nat'l #40,579/41,679 Middle Mount Clemens Middle School F MI #481/493 Nat'l #13,663/14,009 High Mount Clemens High School F MI #596/713 Nat'l #14,027/17,239

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
B Composite livability gradescore 70/100

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 · 925,296 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
13% of renters

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
—

Price history

-13.2% since first listed
10 events — show timeline
  • 2026-07-14 Price Changed $65,000 MiRealSource-MiMLS
  • 2026-07-13 Price Changed $69,000 MiRealSource-MiMLS
  • 2026-07-13 Price Changed $65,000 REALCOMP
  • 2026-07-12 Price Changed $69,000 REALCOMP
  • 2026-07-07 Price Changed $69,999 MiRealSource-MiMLS
  • 2026-07-06 Price Changed $69,999 REALCOMP
  • 2026-06-19 Listed $74,900 MiRealSource-MiMLS
  • 2026-06-19 Listed $74,900 REALCOMP
  • 2026-06-18 Coming Soon $74,900 MiRealSource-MiMLS
  • 2026-06-18 Listed $74,900 MiRealSource-MiMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…