21525 Brys Dr · St. Clair Shores, MI 48080

$160,000

3 bd · 1.0 ba · 1,727 sqft · SingleFamily public records · 58 Days on market

Built 1950 5,663 sqft lot $93/sqft · 38% below area Est $240k · 33% 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 +18.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +5.9/10.0
• 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

Welcome to this beautiful 3 bedroom, 1.5 bathroom home in the heart of St. Clair Shores! Built in 1950 and thoughtfully updated in 2019, this charming residence blends classic character with modern conveniences. Offering 1,600 square feet of well designed living space, this home also features newer flooring on the first floor, creating a warm and inviting ambiance. The spacious kitchen is a true highlight, boasting stunning granite countertops, ample cabinet space, and included stainless steel appliances making it ideal for both everyday living and entertaining. The open concept layout flows seamlessly into the dining and living areas, providing plenty of natural light and flexible space for your lifestyle. Each of the three bedrooms offers generous proportions and closet space, while the updated full bath and convenient half bath enhance comfort and functionality for daily routines. Step outside to enjoy a fully fenced in backyard perfect for pets, play, or outdoor gatherings. The oversized 2 car garage provides secure parking and tons of extra storage. Situated just minutes from major shopping centers, expressways, and beautiful Lake St. Clair, this home delivers an unbeatable combination of location and value. Whether you're a first time buyer or looking to downsize without sacrificing style or convenience, this St. Clair Shores gem is a must see. Schedule your showing today!

Key facts

• Newer flooring
• Granite countertops
• Open concept layout

Tags

• NEWER FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OPEN CONCEPT LAYOUT
• FULLY FENCED BACKYARD
• OVERSIZED GARAGE

Property features AI

Finance

• Other: Subdivision: POST & BRYS SUB; Cross streets: 8 Mile Rd. and Harper
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces; On-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Single-family residence; Two stories
• Construction: Vinyl siding; Wood siding; Crawl space foundation
• Exterior features: Deck; Porch; Fenced yard; Paved road access (publicly maintained)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Eat-in kitchen; High-speed internet
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Zoned schools: Avalon Elementary School (313 students, 62% FRL); South Lake Middle School (math 7% / reading 23%, grade F, #451 of 493 statewide, top 92%, 299 students, 66% FRL); South Lake High School (math 2% / reading 27%, grade F, #640 of 713 statewide, top 91%, 516 students, 61% FRL).
• Market conditions: 167 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 35% 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 58 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 32y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1950 — 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: 1.23% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 6.8

CMA / ARV

• ARV (median comp): $239,589
• List price: $160,000
• Delta: -33.22%
• 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
20462 Hollywood St	0.39mi	2/2.0 (-1)	1,736 (+0%)	0mo	$145,000	$84	72
2073 Hawthorne Rd	0.41mi	3/1.5	1,640 (-5%)	0mo	$337,500	$206	70
20927 Hawthorne St	0.29mi	3/2.0	1,870 (+8%)	1mo	$222,000	$119	68
19915 Shady Lane Ave	0.57mi	3/1.5	1,683 (-2%)	1mo	$229,900	$137	67
22017 Rosedale St	0.54mi	4/2.0 (+1)	1,715 (-1%)	1mo	$215,000	$125	64
20219 Chalon St	0.32mi	3/2.0	1,906 (+10%)	1mo	$215,000	$113	63
22050 Mauer St	0.32mi	4/2.0 (+1)	1,500 (-13%)	1mo	$260,000	$173	53
22133 Rosedale St	0.60mi	3/1.5	1,556 (-10%)	1mo	$253,000	$163	53
1726 Hawthorne Rd	0.65mi	4/2.0 (+1)	1,638 (-5%)	0mo	$330,000	$201	52
20879 Beaufait St	0.60mi	4/2.0 (+1)	1,865 (+8%)	0mo	$215,000	$115	49
1677 Brys Dr	0.65mi	3/1.5	1,949 (+13%)	0mo	$290,500	$149	46
21520 Goethe Ave	0.69mi	4/2.5 (+1)	1,981 (+15%)	2mo	$400,000	$202	31

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-15,444
• Equity at exit: $23,857

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $619
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$839
• Tax from tax record: −$486 /mo · $5,829/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $161

Break-even live

Break-even rent $1,761

Max offer price $160,000

Occupancy floor 87%

Sensitivity live

Price	-10% $252	-5% $207	+0% $161	+5% $116	+10% $71
Rent	-10% $6	-5% $84	+0% $161	+5% $239	+10% $317
Rate	-1.0pp $242	-0.5pp $202	base $161	+0.5pp $120	+1.0pp $78

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	45d	1	0.29mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	12d	1	0.47mi
20270 Hollywood St Harper Woods, MI	3.0	1.0	1228	$1,650	$1.34	0d	1	0.49mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	13d	1	0.58mi
21727 California St Saint Clair Shores, MI	3.0	2.0	1368	$1,925	$1.41	0d	1	0.60mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	45d	1	0.76mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,640	$1.69	0d	14	0.78mi
1423 Hollywood Ave Grosse Pointe Woods, MI	2.0	1.5	2050	$2,100	$1.02	0d	1	0.93mi
1883 Lochmoor Blvd Grosse Pointe Woods, MI	3.0	2.5	1744	$2,900	$1.66	0d	1	1.01mi
23124 Grove St Saint Clair Shores, MI	3.0	1.0	1129	$2,000	$1.77	0d	1	1.08mi
1150 Anita Ave Grosse Pointe Woods, MI	3.0	1.5	1829	$2,600	$1.42	45d	1	1.19mi
1150 Anita Ave Grosse Pointe Woods, MI	3.0	1.5	1129	$2,600	$2.30	12d	1	1.19mi

Listing history 50 events

1. 2026-06-21
   days on market $160,000 Active 58 DOM
2. 2026-06-18
   days on market $160,000 Active 55 DOM
3. 2026-06-17
   days on market $160,000 Active 54 DOM
4. 2026-06-16
   days on market $160,000 Active 53 DOM
5. 2026-06-15
   days on market $160,000 Active 52 DOM
6. 2026-06-13
   days on market $160,000 Active 50 DOM
7. 2026-06-13
   days on market $160,000 Active 49 DOM
8. 2026-06-09
   days on market $160,000 Active 46 DOM
9. 2026-06-08
   days on market $160,000 Active 45 DOM
10. 2026-06-07
    days on market $160,000 Active 44 DOM
11. 2026-06-04
    days on market $160,000 Active 41 DOM
12. 2026-06-03
    days on market $160,000 Active 40 DOM
13. 2026-06-02
    days on market $160,000 Active 39 DOM
14. 2026-06-01
    days on market $160,000 Active 38 DOM
15. 2026-05-31
    days on market $160,000 Active 37 DOM
16. 2026-04-24
    listed $160,000 Active 1401-char remark

    Show marketing remark (1401 chars)

    Welcome to this beautiful 3 bedroom, 1.5 bathroom home in the heart of St. Clair Shores! Built in 1950 and thoughtfully updated in 2019, this charming residence blends classic character with modern conveniences. Offering 1,600 square feet of well designed living space, this home also features newer flooring on the first floor, creating a warm and inviting ambiance. The spacious kitchen is a true highlight, boasting stunning granite countertops, ample cabinet space, and included stainless steel appliances making it ideal for both everyday living and entertaining. The open concept layout flows seamlessly into the dining and living areas, providing plenty of natural light and flexible space for your lifestyle. Each of the three bedrooms offers generous proportions and closet space, while the updated full bath and convenient half bath enhance comfort and functionality for daily routines. Step outside to enjoy a fully fenced in backyard perfect for pets, play, or outdoor gatherings. The oversized 2 car garage provides secure parking and tons of extra storage. Situated just minutes from major shopping centers, expressways, and beautiful Lake St. Clair, this home delivers an unbeatable combination of location and value. Whether you're a first time buyer or looking to downsize without sacrificing style or convenience, this St. Clair Shores gem is a must see. Schedule your showing today!

17. 2026-04-24
    listed $160,000 Active 1401-char remark

    Show marketing remark (1401 chars)

    Welcome to this beautiful 3 bedroom, 1.5 bathroom home in the heart of St. Clair Shores! Built in 1950 and thoughtfully updated in 2019, this charming residence blends classic character with modern conveniences. Offering 1,600 square feet of well designed living space, this home also features newer flooring on the first floor, creating a warm and inviting ambiance. The spacious kitchen is a true highlight, boasting stunning granite countertops, ample cabinet space, and included stainless steel appliances making it ideal for both everyday living and entertaining. The open concept layout flows seamlessly into the dining and living areas, providing plenty of natural light and flexible space for your lifestyle. Each of the three bedrooms offers generous proportions and closet space, while the updated full bath and convenient half bath enhance comfort and functionality for daily routines. Step outside to enjoy a fully fenced in backyard perfect for pets, play, or outdoor gatherings. The oversized 2 car garage provides secure parking and tons of extra storage. Situated just minutes from major shopping centers, expressways, and beautiful Lake St. Clair, this home delivers an unbeatable combination of location and value. Whether you're a first time buyer or looking to downsize without sacrificing style or convenience, this St. Clair Shores gem is a must see. Schedule your showing today!

18. 2025-11-13
    historical
19. 2025-11-13
    historical
20. 2025-10-18
    price $175,000
21. 2025-10-17
    price $175,000
22. 2025-10-03
    price $185,000
23. 2025-10-02
    price $185,000
24. 2025-07-01
    price $219,900
25. 2025-06-30
    price $219,900
26. 2025-06-07
    price $229,900
27. 2025-06-06
    price $229,900
28. 2025-05-16
    listed $244,900 Active
29. 2025-05-16
    listed $244,900 Active
30. 2019-05-14
    soldstatus $183,000
31. 2019-05-10
    soldstatus $189,000 Sold
32. 2019-05-10
    soldstatus $189,000 Closed
33. 2019-04-15
    status Pending
34. 2019-04-15
    status Pending
35. 2019-03-30
    price $179,900
36. 2019-03-29
    price $179,900
37. 2018-12-24
    listed $189,900 Active
38. 2018-12-24
    listed $189,900 Active
39. 2011-07-15
    soldstatus $25,000
40. 2011-07-15
    soldstatus $25,000
41. 2011-05-21
    historical
42. 2010-11-02
    listed $25,900
43. 2010-11-02
    listed $25,900
44. 2010-06-29
    soldstatus $13,501
45. 2010-06-29
    soldstatus $13,501
46. 2010-04-26
    historical
47. 2010-04-09
    listed $15,000
48. 2010-04-09
    listed $15,000
49. 2001-12-04
    soldstatus $87,000
50. 2001-11-02
    soldstatus $87,000

ⓘ 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: $5,829 · $486/mo
• Projected year-2 tax: $5,829 · $486/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $23,587
• − Mortgage interest: −$8,962
• − Property taxes: −$5,829
• − Insurance: −$800
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$4,655
• Taxable loss: −$433
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $2,040/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

+326.7% since first listed

47 events — show timeline

• 2026-04-24 Listed $160,000 REALCOMP
• 2026-04-24 Listed $160,000 MiRealSource-MiMLS
• 2025-11-13 Listing Removed — REALCOMP
• 2025-11-13 Listing Removed — MiRealSource-MiMLS
• 2025-10-18 Price Changed $175,000 MiRealSource-MiMLS
• 2025-10-17 Price Changed $175,000 REALCOMP
• 2025-10-03 Price Changed $185,000 MiRealSource-MiMLS
• 2025-10-02 Price Changed $185,000 REALCOMP
• 2025-07-01 Price Changed $219,900 MiRealSource-MiMLS
• 2025-06-30 Price Changed $219,900 REALCOMP
• 2025-06-07 Price Changed $229,900 MiRealSource-MiMLS
• 2025-06-06 Price Changed $229,900 REALCOMP
• 2025-05-16 Listed $244,900 REALCOMP
• 2025-05-16 Listed $244,900 MiRealSource-MiMLS
• 2019-05-14 Sold (Public Records) $183,000 Public Records
• 2019-05-10 Sold (MLS) $189,000 MiRealSource-MiMLS
• 2019-05-10 Sold (MLS) $189,000 REALCOMP
• 2019-04-15 Pending — MiRealSource-MiMLS
• 2019-04-15 Pending — REALCOMP
• 2019-03-30 Price Changed $179,900 MiRealSource-MiMLS
• 2019-03-29 Price Changed $179,900 REALCOMP
• 2018-12-24 Listed $189,900 MiRealSource-MiMLS
• 2018-12-24 Listed $189,900 REALCOMP
• 2011-07-15 Sold (MLS) $25,000 REALCOMP
• 2011-07-15 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2011-05-21 Listing Removed — MiRealSource-MiMLS
• 2010-11-02 Listed $25,900 REALCOMP
• 2010-11-02 Listed $25,900 MiRealSource-MiMLS
• 2010-06-29 Sold (MLS) $13,501 MiRealSource-MiMLS
• 2010-06-29 Sold (MLS) $13,501 REALCOMP
• 2010-04-26 Listing Removed — MiRealSource-MiMLS
• 2010-04-09 Listed $15,000 MiRealSource-MiMLS
• 2010-04-09 Listed $15,000 REALCOMP
• 2001-12-04 Sold (Public Records) $87,000 Public Records
• 2001-11-02 Sold (MLS) $87,000 MiRealSource-MiMLS
• 2001-09-19 Listing Removed — MiRealSource-MiMLS
• 2001-08-02 Listed $89,900 MiRealSource-MiMLS
• 2000-03-15 Sold (Public Records) $72,900 Public Records
• 1994-11-04 Sold (Public Records) $52,000 Public Records
• 1994-10-28 Listing Removed — MiRealSource-MiMLS
• 1994-10-28 Listing Removed — MiRealSource-MiMLS
• 1994-10-27 Sold (MLS) $52,000 MiRealSource-MiMLS
• 1994-10-27 Sold (MLS) $52,000 MiRealSource-MiMLS
• 1994-09-23 Listed $53,500 MiRealSource-MiMLS
• 1994-05-06 Listed $54,500 MiRealSource-MiMLS
• 1991-02-05 Sold (Public Records) $48,500 Public Records
• 1988-11-18 Sold (Public Records) $37,500 Public Records

Property tax history

+20.6%/yr

Latest (2025): $5,829 · +7.8% YoY. Source: county tax records.