2 Bed 1 Bath Single Section Plan · Clinton, MI 48038

$44,900

2 bd · 1.0 ba · 768 sqft · Manufactured · 326 Days on market

Average condition $58/sqft · 74% below area ↓ 8% since listing

---

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 MLS

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 love the proximity to golf courses and beautiful parks. Discover affordability and convenience at Rivers Edge. Schedule your private tour of our stunning brand-new homes today. Welcome to the perfect place to live!

Key facts

• Barbecue areas
• Swimming pools
• Playgrounds

Tags

• CLINTON RIVER
• BASKETBALL COURT
• BARBECUE AREAS
• PLAYGROUNDS
• SWIMMING POOLS
• HASSLE-FREE SNOW REMOVAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.2% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 $310 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 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: 3.08% ✓
• Cap rate: 27.17%
• Cash-on-cash: 74.56%
• DSCR: 4.32
• GRM: 2.7

CMA / ARV

• ARV (median comp): $170,754
• List price: $44,900
• Delta: -73.70%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 71.0%
• Equity multiple: 4.06×
• Total profit: $38,449
• Equity at exit: $6,695

10-year hold

• IRR: 74.1%
• Equity multiple: 7.52×
• Total profit: $81,982
• Equity at exit: $3,882

Cash invested: $12,572 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $781

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 38%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	43d	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	1d	1	0.14mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	12d	1	0.15mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	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	43d	1	0.17mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	1d	1	0.18mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	43d	1	0.20mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.20mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.20mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.20mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	2d	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	2d	1	0.25mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	43d	1	0.25mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	2d	1	0.30mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.32mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	43d	1	0.37mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	1d	1	0.38mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	43d	1	0.39mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	24d	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	24d	1	0.64mi
38271 Fairway Ct Clinton Township, MI	2.0	1.0	925	$1,188	$1.28	43d	2	0.64mi
38280 Fairway Ct Unit 140B Clinton Township, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.67mi
38290 Fairway Ct Clinton Township, MI	1.0	1.0	625	$912	$1.46	11d	2	0.68mi
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	43d	2	0.71mi
38255 Fairway Ct Clinton Twp, MI	2.0	1.0	923	$1,250	$1.35	12d	1	0.71mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	43d	2	0.83mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	43d	1	1.28mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,052	$2.05	1d	9	1.29mi
16695 Washington Sq Clinton Twp, MI	1.0–2.0	1.0	760	$1,350	$1.78	43d	1	1.34mi

Listing history 18 events

1. 2026-06-18
   days on market $44,900 Active 326 DOM
2. 2026-06-17
   pricedays on market $44,900 Active 325 DOM
3. 2026-06-09
   days on market $54,900 Active 321 DOM
4. 2026-06-08
   days on market $54,900 Active 320 DOM
5. 2026-06-07
   days on market $54,900 Active 319 DOM
6. 2026-06-04
   days on market $54,900 Active 316 DOM
7. 2026-06-03
   days on market $54,900 Active 315 DOM
8. 2026-06-02
   days on market $54,900 Active 314 DOM
9. 2026-06-01
   days on market $54,900 Active 313 DOM
10. 2026-05-31
    days on market $54,900 Active 312 DOM
11. 2026-03-22
    price $54,900 910-char remark

    Show marketing remark (910 chars)

    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 love the proximity to golf courses and beautiful parks. Discover affordability and convenience at Rivers Edge. Schedule your private tour of our stunning brand-new homes today. Welcome to the perfect place to live!

12. 2026-02-10
    price $51,900 910-char remark

    Show marketing remark (910 chars)

    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 love the proximity to golf courses and beautiful parks. Discover affordability and convenience at Rivers Edge. Schedule your private tour of our stunning brand-new homes today. Welcome to the perfect place to live!

13. 2026-01-08
    price $60,900 910-char remark

    Show marketing remark (910 chars)

    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 love the proximity to golf courses and beautiful parks. Discover affordability and convenience at Rivers Edge. Schedule your private tour of our stunning brand-new homes today. Welcome to the perfect place to live!

14. 2025-09-09
    status Active 910-char remark

    Show marketing remark (910 chars)

    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 love the proximity to golf courses and beautiful parks. Discover affordability and convenience at Rivers Edge. Schedule your private tour of our stunning brand-new homes today. Welcome to the perfect place to live!

15. 2025-09-09
    price $61,900 910-char remark

    Show marketing remark (910 chars)

    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 love the proximity to golf courses and beautiful parks. Discover affordability and convenience at Rivers Edge. Schedule your private tour of our stunning brand-new homes today. Welcome to the perfect place to live!

16. 2025-05-01
    historical 910-char remark

    Show marketing remark (910 chars)

    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 love the proximity to golf courses and beautiful parks. Discover affordability and convenience at Rivers Edge. Schedule your private tour of our stunning brand-new homes today. Welcome to the perfect place to live!

17. 2025-04-08
    price $55,900 910-char remark

    Show marketing remark (910 chars)

    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 love the proximity to golf courses and beautiful parks. Discover affordability and convenience at Rivers Edge. Schedule your private tour of our stunning brand-new homes today. Welcome to the perfect place to live!

18. 2025-03-15
    listed $59,900 Active 910-char remark

    Show marketing remark (910 chars)

    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 love the proximity to golf courses and beautiful parks. Discover affordability and convenience at Rivers Edge. Schedule your private tour of our stunning brand-new homes today. Welcome to the perfect place to live!

ⓘ 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: $16,579
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$1,306
• Taxable income: $9,207
• Est. tax owed @ 24.0%: −$2,210
• After-tax cash flow: $7,164/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 · 2 photos

Average 55/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. A fresh coat of paint and some landscaping improvements would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Trim and bushes — Improves landscaping and enhances curb appeal
• Both Inspect and clean gutters — Prevents water damage and improves drainage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Trim and bushes — Improves landscaping and enhances curb appeal ↑
• Both Inspect and clean gutters — Prevents water damage and improves drainage ↑

ⓘ 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

-8.3% since first listed

8 events — show timeline

• 2026-03-22 Price Changed $54,900 Zillow
• 2026-02-10 Price Changed $51,900 Zillow
• 2026-01-08 Price Changed $60,900 Zillow
• 2025-09-09 Price Changed $61,900 Zillow
• 2025-09-09 Relisted — Zillow
• 2025-05-01 Delisted — Zillow
• 2025-04-08 Price Changed $55,900 Zillow
• 2025-03-15 Listed $59,900 Zillow