21700 Elizabeth St · St. Clair Shores, MI 48080

$155,000

3 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 37 Days on market

Built 1955 0.26 ac lot $146/sqft · 33% below area Est $230k · 33% under

---

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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +5.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom ranch located with open layout is perfect for you! The beautiful kitchen has been updated with new cabinets and beautiful countertops. The large lot is ready for you to entertain and the new cement pad and driveway is perfect for your garage!

Key facts

• New driveway
• Large lot
• New cabinets

Tags

• UPDATED KITCHEN
• NEW CABINETS
• NEW COUNTERTOPS
• LARGE LOT
• NEW DRIVEWAY

Property features AI

Finance

• Other: Located in GSCHWIND'S MACK AVE GARDENS subdivision; Cross streets: E Harper and S 9 Mile
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Lot approximately 70 x 162 (0.26 acre); No pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.0% in St. Clair Shores — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• South Lake Schools (suburban): math 11% / reading 26% proficiency, ranked #470 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 167 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/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 $5k 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 37 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 23y 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 $86k; list at $155k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1955 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 7.2

CMA / ARV

• ARV (median comp): $229,922
• List price: $155,000
• Delta: -32.59%
• 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
21910 Englehardt St	0.17mi	2/1.0 (-1)	1,071 (+1%)	1mo	$242,000	$226	84
22118 Elizabeth St	0.29mi	3/1.0	1,071 (+1%)	1mo	$124,900	$117	84
21734 Colony St	0.26mi	3/1.5	1,007 (-5%)	1mo	$199,305	$198	77
21910 Elizabeth St	0.15mi	2/1.5 (-1)	984 (-7%)	1mo	$191,000	$194	73
20625 Avalon St	0.40mi	3/1.0	1,000 (-6%)	1mo	$161,445	$161	71
21712 Lakeview St	0.48mi	3/1.0	986 (-7%)	1mo	$116,000	$118	65
22425 Sunnyside St	0.58mi	3/2.0	1,100 (+4%)	0mo	$249,000	$226	62
22401 Gaukler St	0.47mi	2/1.0 (-1)	988 (-7%)	1mo	$170,000	$172	61
20631 Chalon St	0.66mi	3/1.0	1,001 (-6%)	1mo	$255,000	$255	59
21520 Harper Lake Ave	0.65mi	2/1.0 (-1)	1,117 (+5%)	2mo	$130,000	$116	54
22679 Oconnor St	0.73mi	3/2.0	1,000 (-6%)	2mo	$197,000	$197	51
20218 Shores St	0.69mi	3/1.5	1,189 (+12%)	1mo	$290,000	$244	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-17,228
• Equity at exit: $23,111

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-4,383
• Equity at exit: $13,402

Cash invested: $43,400 (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 48080

• Active inventory: 167
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,796 high
• Mortgage (P&I): −$813
• Tax from tax record: −$420 /mo · $5,044/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $121

Break-even live

Break-even rent $1,643

Max offer price $155,000

Occupancy floor 88%

Sensitivity live

Price	-10% $209	-5% $165	+0% $121	+5% $77	+10% $34
Rent	-10% $-21	-5% $50	+0% $121	+5% $192	+10% $263
Rate	-1.0pp $199	-0.5pp $161	base $121	+0.5pp $81	+1.0pp $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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21727 California St Saint Clair Shores, MI	3.0	2.0	1368	$1,925	$1.41	0d	1	0.17mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	45d	1	0.20mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	4d	1	0.37mi
23124 Grove St Saint Clair Shores, MI	3.0	1.0	1129	$2,000	$1.77	0d	1	0.37mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	12d	1	0.42mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	45d	1	0.49mi
22615 Maxine St Saint Clair Shores, MI	3.0	1.0	950	$1,495	$1.57	0d	1	0.60mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	0d	1	0.62mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	45d	1	0.98mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	11d	1	1.09mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	25d	1	1.12mi
20270 Hollywood St Harper Woods, MI	3.0	1.0	1228	$1,650	$1.34	0d	1	1.14mi
24000 Jefferson Ave Unit 218 St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	45d	1	1.14mi
401 Northshore Dr St Clair Shores, MI	2.0	1.0–1.5	970	$1,554	$1.60	0d	4	1.17mi
218 Riviera Dr St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	45d	1	1.18mi
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	45d	1	1.26mi
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,250	$1.79	0d	1	1.34mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,640	$1.69	0d	14	1.43mi
22464 Beach St Saint Clair Shores, MI	2.0	1.5	1316	$2,300	$1.75	0d	1	1.48mi

Listing history 50 events

1. 2026-06-21
   days on market $155,000 Active 37 DOM
2. 2026-06-18
   days on market $155,000 Active 34 DOM
3. 2026-06-17
   days on market $155,000 Active 33 DOM
4. 2026-06-16
   days on market $155,000 Active 32 DOM
5. 2026-06-15
   days on market $155,000 Active 31 DOM
6. 2026-06-13
   days on market $155,000 Active 29 DOM
7. 2026-06-13
   days on market $155,000 Active 28 DOM
8. 2026-06-09
   days on market $155,000 Active 25 DOM
9. 2026-06-08
   days on market $155,000 Active 24 DOM
10. 2026-06-07
    days on market $155,000 Active 23 DOM
11. 2026-06-04
    days on market $155,000 Active 20 DOM
12. 2026-06-03
    days on market $155,000 Active 19 DOM
13. 2026-06-02
    days on market $155,000 Active 18 DOM
14. 2026-06-01
    days on market $155,000 Active 17 DOM
15. 2026-05-31
    days on market $155,000 Active 16 DOM
16. 2026-05-15
    listed $155,000 Active 257-char remark

    Show marketing remark (257 chars)

    This 3 bedroom ranch located with open layout is perfect for you! The beautiful kitchen has been updated with new cabinets and beautiful countertops. The large lot is ready for you to entertain and the new cement pad and driveway is perfect for your garage!

17. 2026-05-15
    listed $155,000 Active 257-char remark

    Show marketing remark (257 chars)

    This 3 bedroom ranch located with open layout is perfect for you! The beautiful kitchen has been updated with new cabinets and beautiful countertops. The large lot is ready for you to entertain and the new cement pad and driveway is perfect for your garage!

18. 2026-04-14
    historical
19. 2026-03-11
    price $169,900
20. 2026-03-10
    price $169,900
21. 2026-02-25
    price $174,900
22. 2026-02-25
    price $174,900
23. 2026-01-28
    listed $179,900 Active
24. 2026-01-28
    listed $179,900 Active
25. 2024-11-27
    soldstatus $86,000
26. 2024-11-26
    soldstatus $86,000 Sold
27. 2024-11-26
    soldstatus $86,000 Closed
28. 2024-11-11
    status Pending
29. 2024-11-11
    status Pending
30. 2024-10-28
    listed $80,000 Active
31. 2024-10-28
    listed $80,000 Active
32. 2021-03-03
    historical
33. 2021-03-03
    historical
34. 2021-02-17
    listed $157,900 Active
35. 2021-02-17
    listed $157,900 Active
36. 2020-09-17
    soldstatus $58,000
37. 2020-09-17
    soldstatus $58,000 Closed
38. 2020-09-17
    soldstatus $58,000
39. 2020-08-11
    status Pending
40. 2020-08-08
    price $59,900
41. 2020-08-04
    price $60,000
42. 2020-07-30
    status Active
43. 2020-07-24
    status Pending
44. 2020-07-17
    price $64,900
45. 2020-07-13
    price $65,000
46. 2020-07-08
    price $68,900
47. 2020-07-06
    price $69,900
48. 2020-06-30
    listed $59,900
49. 2020-06-30
    listed $73,000 Active
50. 2004-01-12
    soldstatus $78,000

ⓘ 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: $5,044 · $420/mo
• Projected year-2 tax: $5,044 · $420/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,554
• − Mortgage interest: −$8,682
• − Property taxes: −$5,044
• − Insurance: −$775
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$4,509
• Taxable loss: −$905
• Est. tax savings @ 24.0%: +$217
• After-tax cash flow: $1,672/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: South Lake Schools
• NCES district ID: 2632220
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $51,594
• Composite: 16.76/100
• National rank: #9159
• State rank: #470 of 540 in MI

Livability — St. Clair Shores

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Clair Shores, MI
• County: Macomb County · 638,552 people
• City population: 58,217
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 21,561
• Household income: $66,986
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 530.0

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 (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 14% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Other Indo-European 3% 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: ▼ -236.99%
• Current HPI: 231.507
• Rent YoY: —
• 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

+76.1% since first listed

42 events — show timeline

• 2026-05-28 Relisted — REALCOMP
• 2026-05-28 Relisted — MiRealSource-MiMLS
• 2026-05-18 Contingent — REALCOMP
• 2026-05-18 Contingent — MiRealSource-MiMLS
• 2026-05-15 Listed $155,000 REALCOMP
• 2026-05-15 Listed $155,000 MiRealSource-MiMLS
• 2026-04-14 Listing Removed — MiRealSource-MiMLS
• 2026-03-11 Price Changed $169,900 MiRealSource-MiMLS
• 2026-03-10 Price Changed $169,900 REALCOMP
• 2026-02-25 Price Changed $174,900 MiRealSource-MiMLS
• 2026-02-25 Price Changed $174,900 REALCOMP
• 2026-01-28 Listed $179,900 REALCOMP
• 2026-01-28 Listed $179,900 MiRealSource-MiMLS
• 2024-11-27 Sold (Public Records) $86,000 Public Records
• 2024-11-26 Sold (MLS) $86,000 MiRealSource-MiMLS
• 2024-11-26 Sold (MLS) $86,000 REALCOMP
• 2024-11-11 Pending — REALCOMP
• 2024-11-11 Pending — MiRealSource-MiMLS
• 2024-10-28 Listed $80,000 MiRealSource-MiMLS
• 2024-10-28 Listed $80,000 REALCOMP
• 2021-03-03 Listing Removed — REALCOMP
• 2021-03-03 Listing Removed — MiRealSource-MiMLS
• 2021-02-17 Listed $157,900 MiRealSource-MiMLS
• 2021-02-17 Listed $157,900 REALCOMP
• 2020-09-17 Sold (Public Records) $58,000 Public Records
• 2020-09-17 Sold (MLS) $58,000 MiRealSource-MiMLS
• 2020-09-17 Sold (MLS) $58,000 REALCOMP
• 2020-08-11 Pending — MiRealSource-MiMLS
• 2020-08-08 Price Changed $59,900 MiRealSource-MiMLS
• 2020-08-04 Price Changed $60,000 MiRealSource-MiMLS
• 2020-07-30 Relisted — MiRealSource-MiMLS
• 2020-07-24 Pending — MiRealSource-MiMLS
• 2020-07-17 Price Changed $64,900 MiRealSource-MiMLS
• 2020-07-13 Price Changed $65,000 MiRealSource-MiMLS
• 2020-07-08 Price Changed $68,900 MiRealSource-MiMLS
• 2020-07-06 Price Changed $69,900 MiRealSource-MiMLS
• 2020-06-30 Listed $73,000 MiRealSource-MiMLS
• 2020-06-30 Listed $59,900 REALCOMP
• 2004-01-12 Sold (Public Records) $78,000 Public Records
• 2003-12-12 Sold (MLS) $78,000 MiRealSource-MiMLS
• 2003-12-08 Listing Removed — MiRealSource-MiMLS
• 2003-08-26 Listed $88,000 MiRealSource-MiMLS

Property tax history

+12.5%/yr

Latest (2025): $5,044 · +27.6% YoY. Source: county tax records.