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

$74,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 2 Days on market

Average condition $67/sqft · 51% below area Est $144k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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. Plus, outdoor enthusiasts will lov

Key facts

• Barbecue areas
• Swimming pools
• Playgrounds

Tags

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

Property features AI

Finance

• Financial info: List price $69,900

Exterior

• Home design: Single-section home; 3 bed / 2 bath floor plan
• Exterior features: Living area of 1,120

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open plan single-section layout

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 $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 16.7% vs local median 3.3% 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); 257 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $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 + 0.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $74,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.97% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.08%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (median comp): $143,816
• List price: $74,900
• Delta: -49.31%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 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%)	7mo	$41,000	$39	83
38181 Hayes Rd	0.60mi	3/1.5	1,124 (+0%)	1mo	$305,000	$271	68
15317 Cartier Dr	0.47mi	3/2.0	1,216 (+9%)	0mo	$22,000	$18	63
15941 Charlemange Ave W	0.04mi	2/2.0 (-1)	1,216 (+9%)	24mo	$54,000	$44	59

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: 29.5%
• Equity multiple: 2.18×
• Total profit: $24,834
• Equity at exit: $11,168

10-year hold

• IRR: 35.1%
• Equity multiple: 3.77×
• Total profit: $58,151
• 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 →

ZIP-level market 48038

• Rents YoY: -0.9%
• Active inventory: 257
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $648

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 51%

Sensitivity live

Price	-10% $700	-5% $674	+0% $648	+5% $622	+10% $596
Rent	-10% $531	-5% $590	+0% $648	+5% $706	+10% $765
Rate	-1.0pp $686	-0.5pp $667	base $648	+0.5pp $629	+1.0pp $609

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: —

Rent comps 40 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	44d	1	0.07mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	15d	1	0.09mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	2d	1	0.14mi
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,329	$1.38	0d	1	0.14mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	13d	1	0.15mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.15mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	5d	1	0.15mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	5d	1	0.15mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	44d	1	0.17mi
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	0d	1	0.17mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	2d	1	0.18mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	0d	1	0.19mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	44d	1	0.20mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.20mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.20mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.20mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	3d	1	0.21mi
16196 Notre Dame St Unit 210 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	0d	1	0.21mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,369	$1.43	5d	1	0.25mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.25mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	44d	1	0.25mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	3d	1	0.30mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.32mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.37mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	2d	1	0.38mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	44d	1	0.39mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	25d	1	0.43mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.49mi
38271 Fairway Ct Unit 100A Clinton Township, MI	2.0	1.0	925	$1,250	$1.35	25d	1	0.64mi
38271 Fairway Ct Clinton Township, MI	2.0	1.0	925	$1,188	$1.28	44d	2	0.64mi
38280 Fairway Ct Unit 140B Clinton Township, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.67mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,325	$1.38	15d	2	0.71mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,250	$1.30	44d	2	0.71mi
38255 Fairway Ct Clinton Twp, MI	2.0	1.0	923	$1,250	$1.35	13d	1	0.71mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	44d	2	0.83mi
14357 Shadywood Dr Sterling Heights, MI	2.0	2.0	1500	$2,100	$1.40	3d	1	1.09mi
14273 Shadywood Dr Sterling Heights, MI	2.0	2.0	1373	$2,100	$1.53	44d	1	1.16mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	44d	1	1.28mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,059	$2.05	0d	10	1.29mi
16695 Washington Sq Clinton Twp, MI	1.0–2.0	1.0	760	$1,350	$1.78	44d	1	1.34mi

Listing history 50 events

1. 2026-06-19
   price $74,900 Active 2 DOM
2. 2026-06-18
   days on market $69,900 Active 2 DOM
3. 2026-06-17
   pricedays on marketlisting id $69,900 Active 1 DOM
4. 2026-06-09
   days on market $72,900 Active 937 DOM
5. 2026-06-08
   days on market $72,900 Active 936 DOM
6. 2026-06-07
   days on market $72,900 Active 935 DOM
7. 2026-06-04
   days on market $72,900 Active 932 DOM
8. 2026-06-03
   days on market $72,900 Active 931 DOM
9. 2026-06-02
   days on market $72,900 Active 930 DOM
10. 2026-06-01
    days on market $72,900 Active 929 DOM
11. 2026-05-31
    days on market $72,900 Active 928 DOM
12. 2026-05-02
    price $72,900 910-char remark
13. 2026-04-14
    price $74,900 910-char remark
14. 2026-03-22
    price $78,900 910-char remark
15. 2026-03-07
    price $73,900 910-char remark
16. 2026-02-01
    price $71,900 910-char remark
17. 2026-01-29
    price $73,900 910-char remark
18. 2025-11-23
    price $76,900 910-char remark
19. 2025-11-08
    price $73,900 910-char remark
20. 2025-09-13
    price $75,900 910-char remark
21. 2025-09-13
    price $66,900 910-char remark
22. 2025-09-12
    price $58,900 910-char remark
23. 2025-08-29
    price $69,900 910-char remark
24. 2025-08-28
    price $75,900 910-char remark
25. 2025-05-03
    price $76,900 910-char remark
26. 2025-04-23
    price $69,900 910-char remark
27. 2025-04-10
    price $59,900 910-char remark
28. 2025-03-21
    price $74,900 910-char remark
29. 2025-03-15
    price $77,900 910-char remark
30. 2025-03-02
    price $83,900 910-char remark
31. 2025-02-18
    price $77,900 910-char remark
32. 2025-01-28
    price $74,900 910-char remark
33. 2025-01-08
    price $69,900 910-char remark
34. 2024-12-19
    price $82,900 910-char remark
35. 2024-12-04
    price $78,900 910-char remark
36. 2024-11-20
    price $75,900 910-char remark
37. 2024-10-23
    price $79,900 910-char remark
38. 2024-10-11
    price $103,900 910-char remark
39. 2024-10-02
    price $102,900 910-char remark
40. 2024-08-22
    price $68,900 910-char remark
41. 2024-08-07
    price $67,900 910-char remark
42. 2024-08-02
    price $1,499 910-char remark
43. 2024-04-02
    price $67,900 910-char remark
44. 2024-03-15
    price $79,900 910-char remark
45. 2024-02-27
    price $67,900 910-char remark
46. 2024-02-08
    price $84,900 910-char remark
47. 2024-01-11
    status Active 910-char remark
48. 2024-01-11
    price $82,900 910-char remark
49. 2024-01-03
    historical 910-char remark
50. 2023-12-19
    price $79,900 910-char remark

ⓘ 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: $17,706
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$2,179
• Taxable income: $7,001
• Est. tax owed @ 24.0%: −$1,680
• After-tax cash flow: $6,096/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Driveway · Some cracks and discoloration	Minor	$500–3,000
Patio · Some cracks and discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• 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 ↑

ⓘ 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