3 Bed 2 Bath Single Section Plan · Clinton, MI 48038

$65,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 53 Days on market

Average condition $59/sqft · 57% 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
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect place to call home at Rivers Edge, nestled along the serene northern shore of the Clinton River in Clinton Township, Michigan. Our community offers an array of first-class amenities, including an activity center, indoor and outdoor basketball court, barbecue areas, pavilions, playgrounds, and swimming pools. Residents also enjoy organized activities, hassle-free snow removal in common areas, well-lit streets, all in a pet-friendly neighborhood. With major shopping centers just five miles away and easy access to highways and public transportation, convenience is at your doorstep. Located in the top-rated Chippewa Valley School District.

Key facts

• Barbecue areas
• Swimming pools
• Playgrounds

Tags

• INDOOR BASKETBALL COURT
• OUTDOOR BASKETBALL COURT
• BARBECUE AREAS
• PAVILIONS
• PLAYGROUNDS
• SWIMMING POOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $66k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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.
• 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); 259 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $456 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 + 0.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,923 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.10% ✓
• Cap rate: 17.93%
• Cash-on-cash: 41.56%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (median comp): $143,816
• List price: $65,900
• Delta: -49.31%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38021 Orleans St. St	0.04mi	3/2.0	1,056 (-6%)	9mo	$41,000	$39	81
38181 Hayes Rd	0.60mi	3/1.5	1,124 (+0%)	3mo	$305,000	$271	67
15317 Cartier Dr	0.47mi	3/2.0	1,216 (+9%)	2mo	$22,000	$18	62
15329 Cartier Drive Dr	0.45mi	3/2.0	1,344 (+20%)	4mo	$52,000	$39	51
37474 Utica Rd	0.76mi	3/1.0	900 (-20%)	10mo	$178,818	$199	28

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: 34.7%
• Equity multiple: 2.41×
• Total profit: $25,983
• Equity at exit: $9,826

10-year hold

• IRR: 39.9%
• Equity multiple: 4.22×
• Total profit: $59,430
• Equity at exit: $5,698

Cash invested: $18,452 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 1 under contract
• Months of supply: 60.0 mo (2%/mo absorbed)
• Median asking: $56,900 ($56/sqft)
• Median days on market: 109 d
• This list price: 63% of active listings are priced below it
• ARV vs active asking: +130.2% above current asking $/sqft

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

ZIP-level market 48038

• Rents YoY: -0.9%
• Active inventory: 259
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $988/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $639

Break-even live

Break-even rent $576

Max offer price $65,900

Occupancy floor 49%

Sensitivity live

Price	-10% $685	-5% $662	+0% $639	+5% $616	+10% $594
Rent	-10% $530	-5% $584	+0% $639	+5% $694	+10% $748
Rate	-1.0pp $672	-0.5pp $656	base $639	+0.5pp $622	+1.0pp $605

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: $16,475
• Closing costs: $1,977
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38017 Le Chateau Blvd Unit 285 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	0d	1	0.05mi
38003 Chilver Ave Unit 383 Clinton Township, MI	3.0	2.0	1152	$1,249	$1.08	8d	1	0.06mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.07mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	41d	1	0.09mi
16158 Frontenac Ave Unit 144 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	8d	1	0.14mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.14mi
38060 Leverette Ave Unit 435 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	14d	1	0.14mi
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	41d	1	0.14mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.15mi
38105 Orleans St Unit 114 Clinton Township, MI	2.0	2.0	960	$1,219	$1.27	0d	1	0.15mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.15mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	41d	1	0.15mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.15mi
16172 Frontenac Ave Unit 147 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.16mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	15d	1	0.17mi
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.17mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.18mi
38099 Johannes Dr Unit 550 Clinton Township, MI	3.0	2.0	924	$1,399	$1.51	0d	1	0.18mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.19mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	93d	1	0.20mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.20mi
16218 Frontenac Ave Unit 162 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	14d	1	0.20mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.20mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.20mi
16137 Normandy St Unit 98 Clinton Township, MI	2.0	2.0	1056	$1,229	$1.16	17d	1	0.21mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,199	$1.56	26d	1	0.21mi
16196 Notre Dame St Unit 210 Clinton Township, MI	3.0	2.0	1056	$1,449	$1.37	41d	1	0.21mi
38044 Marlene Dr Unit 564 Clinton Township, MI	3.0	2.0	1152	$1,429	$1.24	0d	1	0.22mi
38089 Marlene Dr Unit 581 Clinton Township, MI	3.0	2.0	1152	$1,429	$1.24	14d	1	0.22mi
16208 Notre Dame St Unit 213 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	0d	1	0.23mi
15962 Villaire Ave Unit 448 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	14d	1	0.23mi
15929 Villaire Ave Unit 668 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	21d	1	0.24mi
16161 Normandy St Unit 92 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	0d	1	0.25mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.25mi
38049 Ducharme Dr Unit 608 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	0d	1	0.25mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.25mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	93d	1	0.25mi
15881 Villaire Ave Unit 658 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.26mi
15882 Villaire Ave Unit 455 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	0d	1	0.28mi
38010 Saint Tropez Dr Unit 692 Clinton Township, MI	3.0	2.0	1216	$1,249	$1.03	14d	1	0.28mi

Property features AI

Finance

• Financial info: List price $74,900

Exterior

• Home design: Single section, 3 bed 2 bath planNew construction plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1120

Listing history 50 events

1. 2026-08-08
   days on market $65,900 Active 53 DOM
2. 2026-08-06
   days on market $65,900 Active 51 DOM
3. 2026-08-05
   days on market $65,900 Active 50 DOM
4. 2026-08-04
   days on market $65,900 Active 49 DOM
5. 2026-08-03
   days on market $65,900 Active 48 DOM
6. 2026-07-31
   days on market $65,900 Active 45 DOM
7. 2026-07-30
   days on market $65,900 Active 43 DOM
8. 2026-07-28
   days on market $65,900 Active 42 DOM
9. 2026-07-26
   days on market $65,900 Active 40 DOM
10. 2026-07-24
    days on market $65,900 Active 38 DOM
11. 2026-07-23
    days on market $65,900 Active 37 DOM
12. 2026-07-22
    days on market $65,900 Active 36 DOM
13. 2026-07-21
    days on market $65,900 Active 35 DOM
14. 2026-07-20
    days on market $65,900 Active 34 DOM
15. 2026-07-18
    days on market $65,900 Active 32 DOM
16. 2026-07-18
    pricedays on market $65,900 Active 31 DOM
17. 2026-07-16
    days on market $59,900 Active 30 DOM
18. 2026-07-15
    days on market $59,900 Active 29 DOM
19. 2026-07-14
    days on market $59,900 Active 28 DOM
20. 2026-07-13
    days on market $59,900 Active 27 DOM
21. 2026-07-13
    days on market $59,900 Active 26 DOM
22. 2026-07-11
    days on market $59,900 Active 25 DOM
23. 2026-07-10
    days on market $59,900 Active 24 DOM
24. 2026-07-09
    pricedays on market $59,900 Active 23 DOM
25. 2026-07-07
    days on market $69,900 Active 21 DOM
26. 2026-07-06
    days on market $69,900 Active 20 DOM
27. 2026-07-06
    days on market $69,900 Active 19 DOM
28. 2026-07-05
    days on market $69,900 Active 18 DOM
29. 2026-07-03
    days on market $69,900 Active 17 DOM
30. 2026-07-02
    days on market $69,900 Active 16 DOM
31. 2026-07-01
    days on market $69,900 Active 15 DOM
32. 2026-06-30
    days on market $69,900 Active 14 DOM
33. 2026-06-29
    days on market $69,900 Active 13 DOM
34. 2026-06-28
    days on market $69,900 Active 12 DOM
35. 2026-06-27
    pricedays on market $69,900 Active 11 DOM
36. 2026-06-26
    days on market $74,900 Active 10 DOM
37. 2026-06-24
    days on market $74,900 Active 8 DOM
38. 2026-06-22
    days on market $74,900 Active 6 DOM
39. 2026-06-21
    days on market $74,900 Active 5 DOM
40. 2026-06-19
    price $74,900 Active 2 DOM
41. 2026-06-18
    days on market $69,900 Active 2 DOM
42. 2026-06-17
    pricedays on marketlisting id $69,900 Active 1 DOM
43. 2026-06-09
    days on market $72,900 Active 937 DOM
44. 2026-06-08
    days on market $72,900 Active 936 DOM
45. 2026-06-07
    days on market $72,900 Active 935 DOM
46. 2026-06-04
    days on market $72,900 Active 932 DOM
47. 2026-06-03
    days on market $72,900 Active 931 DOM
48. 2026-06-02
    days on market $72,900 Active 930 DOM
49. 2026-06-01
    days on market $72,900 Active 929 DOM
50. 2026-05-31
    days on market $72,900 Active 928 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: $16,625
• − Mortgage interest: −$3,691
• − Property taxes: −$988
• − Insurance: −$330
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$1,917
• Taxable income: $7,038
• Est. tax owed @ 24.0%: −$1,689
• After-tax cash flow: $5,979/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 · 4 photos

Average 55/100 Cosmetic rehab Est. rehab $5,600–$16,800 screening

This single-section mobile home has average condition with some cosmetic repairs needed. Painting the exterior and improving landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Driveway — Some cracks and discoloration
• Minor Patio — Some cracks and discoloration

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Driveway and patio repairs — Fixes minor cracks and enhances property 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.

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

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): 44,422
• Household income: $78,567
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 10% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $74,900

Exterior

• Home design: Single section, 3 bed 2 bath planNew construction plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1120