38013 Chilver · Clinton, MI 48038

$40,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 276 Days on market

Built 2025 Good condition $43/sqft · 67% below 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

Step into 2026 with a sense of excitement and optimism in this inviting two bedroom, two bathroom home that is ready for all the good things ahead! Designed with comfort and flow in mind, the layout makes everyday living feel easy and enjoyable. The kitchen offers modern appliances and connects to a separate laundry area tucked just off to the side, keeping routines organized and out of the way. The space is functional and welcoming, perfect for both busy mornings and relaxed evenings. The primary bedroom features an ensuite bathroom and a walk in closet, creating a private place to recharge. A second bedroom and full bathroom provide additional flexibility, allowing each room to be styled to suit a variety of needs. Fresh, well arranged, and full of potential, this home is an ideal way to welcome the New Year. Schedule your showing today and discover a space that is ready to grow with you in 2026!

Key facts

• Built 2025
• Listed 275 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $41k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $41k).
• Recommended offer: $36k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.3% vs local median 3.5% 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); 268 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $283 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($36k) 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 $35,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.40% ✓
• Cap rate: 30.26%
• Cash-on-cash: 85.59%
• DSCR: 4.81
• GRM: 2.4

CMA / ARV

• ARV (median comp): $123,593
• List price: $40,900
• Delta: -66.91%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38021 Orleans St. St	0.08mi	3/2.0 (+1)	1,056 (+10%)	7mo	$41,000	$39	69
37539 Palmer Woods Blvd	0.70mi	2/1.0	884 (-8%)	10mo	$160,000	$181	42
37474 Utica Rd	0.70mi	3/1.0 (+1)	900 (-6%)	8mo	$178,818	$199	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 82.6%
• Equity multiple: 4.61×
• Total profit: $41,339
• Equity at exit: $6,098

10-year hold

• IRR: 85.2%
• Equity multiple: 8.62×
• Total profit: $87,310
• Equity at exit: $3,536

Cash invested: $11,452 (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: 268
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$214
• Tax est. 1.5%: −$51 /mo · $614/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $817

Break-even live

Break-even rent $358

Max offer price $40,900

Occupancy floor 36%

Sensitivity live

Price	-10% $845	-5% $831	+0% $817	+5% $803	+10% $789
Rent	-10% $707	-5% $762	+0% $817	+5% $872	+10% $927
Rate	-1.0pp $837	-0.5pp $827	base $817	+0.5pp $806	+1.0pp $795

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: $10,225
• Closing costs: $1,227
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.03mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	3d	1	0.09mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	14d	1	0.10mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	0.11mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	16d	1	0.12mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	0.13mi
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	1d	1	0.13mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.14mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	1d	1	0.14mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	3d	1	0.15mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	45d	1	0.15mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.15mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.16mi
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,329	$1.38	1d	1	0.17mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	4d	1	0.17mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	45d	1	0.19mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	45d	1	0.20mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	4d	1	0.21mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.22mi
16196 Notre Dame St Unit 210 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	1d	1	0.24mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	4d	1	0.25mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,369	$1.43	6d	1	0.29mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.29mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.32mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.33mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	45d	1	0.35mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	26d	1	0.38mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	4d	1	0.44mi
38271 Fairway Ct Clinton Township, MI	2.0	1.0	925	$1,188	$1.28	45d	2	0.69mi
38271 Fairway Ct Unit 100A Clinton Township, MI	2.0	1.0	925	$1,250	$1.35	26d	1	0.69mi
38280 Fairway Ct Unit 140B Clinton Township, MI	2.0	1.0	1000	$1,150	$1.15	45d	1	0.71mi
38290 Fairway Ct Clinton Township, MI	1.0	1.0	625	$912	$1.46	12d	2	0.73mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,250	$1.30	45d	2	0.75mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,325	$1.38	16d	2	0.75mi
38255 Fairway Ct Clinton Twp, MI	2.0	1.0	923	$1,250	$1.35	14d	1	0.76mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	45d	2	0.87mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,059	$2.05	0d	10	1.27mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	45d	1	1.31mi
16695 Washington Sq Clinton Twp, MI	1.0–2.0	1.0	760	$1,350	$1.78	45d	1	1.36mi

Listing history 17 events

1. 2026-06-16
   days on market $40,900 Active 276 DOM
2. 2026-06-15
   days on market $40,900 Active 275 DOM
3. 2026-06-13
   days on market $40,900 Active 273 DOM
4. 2026-06-13
   days on market $40,900 Active 272 DOM
5. 2026-06-09
   days on market $40,900 Active 269 DOM
6. 2026-06-08
   days on market $40,900 Active 268 DOM
7. 2026-06-07
   days on market $40,900 Active 267 DOM
8. 2026-06-04
   days on market $40,900 Active 264 DOM
9. 2026-06-03
   days on market $40,900 Active 263 DOM
10. 2026-06-02
    days on market $40,900 Active 262 DOM
11. 2026-06-01
    days on market $40,900 Active 261 DOM
12. 2026-05-31
    days on market $40,900 Active 260 DOM
13. 2026-03-22
    price $40,900 911-char remark

    Show marketing remark (911 chars)

    Step into 2026 with a sense of excitement and optimism in this inviting two bedroom, two bathroom home that is ready for all the good things ahead! Designed with comfort and flow in mind, the layout makes everyday living feel easy and enjoyable. The kitchen offers modern appliances and connects to a separate laundry area tucked just off to the side, keeping routines organized and out of the way. The space is functional and welcoming, perfect for both busy mornings and relaxed evenings. The primary bedroom features an ensuite bathroom and a walk in closet, creating a private place to recharge. A second bedroom and full bathroom provide additional flexibility, allowing each room to be styled to suit a variety of needs. Fresh, well arranged, and full of potential, this home is an ideal way to welcome the New Year. Schedule your showing today and discover a space that is ready to grow with you in 2026!

14. 2025-11-04
    price $36,000 911-char remark

    Show marketing remark (911 chars)

    Step into 2026 with a sense of excitement and optimism in this inviting two bedroom, two bathroom home that is ready for all the good things ahead! Designed with comfort and flow in mind, the layout makes everyday living feel easy and enjoyable. The kitchen offers modern appliances and connects to a separate laundry area tucked just off to the side, keeping routines organized and out of the way. The space is functional and welcoming, perfect for both busy mornings and relaxed evenings. The primary bedroom features an ensuite bathroom and a walk in closet, creating a private place to recharge. A second bedroom and full bathroom provide additional flexibility, allowing each room to be styled to suit a variety of needs. Fresh, well arranged, and full of potential, this home is an ideal way to welcome the New Year. Schedule your showing today and discover a space that is ready to grow with you in 2026!

15. 2025-10-31
    status Active 911-char remark

    Show marketing remark (911 chars)

    Step into 2026 with a sense of excitement and optimism in this inviting two bedroom, two bathroom home that is ready for all the good things ahead! Designed with comfort and flow in mind, the layout makes everyday living feel easy and enjoyable. The kitchen offers modern appliances and connects to a separate laundry area tucked just off to the side, keeping routines organized and out of the way. The space is functional and welcoming, perfect for both busy mornings and relaxed evenings. The primary bedroom features an ensuite bathroom and a walk in closet, creating a private place to recharge. A second bedroom and full bathroom provide additional flexibility, allowing each room to be styled to suit a variety of needs. Fresh, well arranged, and full of potential, this home is an ideal way to welcome the New Year. Schedule your showing today and discover a space that is ready to grow with you in 2026!

16. 2025-10-31
    historical 911-char remark

    Show marketing remark (911 chars)

    Step into 2026 with a sense of excitement and optimism in this inviting two bedroom, two bathroom home that is ready for all the good things ahead! Designed with comfort and flow in mind, the layout makes everyday living feel easy and enjoyable. The kitchen offers modern appliances and connects to a separate laundry area tucked just off to the side, keeping routines organized and out of the way. The space is functional and welcoming, perfect for both busy mornings and relaxed evenings. The primary bedroom features an ensuite bathroom and a walk in closet, creating a private place to recharge. A second bedroom and full bathroom provide additional flexibility, allowing each room to be styled to suit a variety of needs. Fresh, well arranged, and full of potential, this home is an ideal way to welcome the New Year. Schedule your showing today and discover a space that is ready to grow with you in 2026!

17. 2025-09-13
    listed $39,900 Active 911-char remark

    Show marketing remark (911 chars)

    Step into 2026 with a sense of excitement and optimism in this inviting two bedroom, two bathroom home that is ready for all the good things ahead! Designed with comfort and flow in mind, the layout makes everyday living feel easy and enjoyable. The kitchen offers modern appliances and connects to a separate laundry area tucked just off to the side, keeping routines organized and out of the way. The space is functional and welcoming, perfect for both busy mornings and relaxed evenings. The primary bedroom features an ensuite bathroom and a walk in closet, creating a private place to recharge. A second bedroom and full bathroom provide additional flexibility, allowing each room to be styled to suit a variety of needs. Fresh, well arranged, and full of potential, this home is an ideal way to welcome the New Year. Schedule your showing today and discover a space that is ready to grow with you in 2026!

ⓘ 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: $16,701
• − Mortgage interest: −$2,291
• − Property taxes: −$614
• − Insurance: −$204
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$1,190
• Taxable income: $9,730
• Est. tax owed @ 24.0%: −$2,335
• After-tax cash flow: $7,467/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 · 13 photos

Good 80/100 Cosmetic rehab

This two-bedroom, two-bathroom home is in good condition with modern appliances and hardwood floors. It's ready for immediate move-in and would benefit from a fresh exterior paint job and gutter cleaning to enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Clean gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ 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

+2.5% since first listed

5 events — show timeline

• 2026-03-22 Price Changed $40,900 Zillow
• 2025-11-04 Price Changed $36,000 Zillow
• 2025-10-31 Relisted — Zillow
• 2025-10-31 Delisted — Zillow
• 2025-09-13 Listed $39,900 Zillow