22449 Marine Ave · Eastpointe, MI 48021

$244,900

5 bd · 2.5 ba · 2,467 sqft · SingleFamily public records · 44 Days on market

Built 1941 10,454 sqft lot $99/sqft · 18% below area Est $299k · 18% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a unique living opportunity in Eastpointe! This single-family residence, constructed in 1941, offers a distinctive blend of historical character and modern potential, ready to become your next chapter. With five well-appointed bedrooms, this home provides ample space for personal retreats and flexible living arrangements. Each room offers a canvas for individual expression, ensuring comfort and privacy for all. Three full bathrooms (one of which is located in the Master suite) contribute to the home's functionality and convenience, designed to accommodate the rhythms of daily life. This inviting residence is more than just a house; it's a foundation for the life you envision. Schedule a showing today to experience the potential of this exceptional Eastpointe property.

Key facts

• 0.24 acre lot
• Garage
• Pool

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Vinyl siding
• Construction: Built with vinyl siding; Asphalt roof; Slab foundation
• Exterior features: Deck; Porch; Back yard fencing; Above-ground pool; Paved road access

Interior

• Kitchen: Microwave; Free-standing refrigerator; Gas water heater; Garbage disposal
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Gas water heater; Garbage disposal; Ceiling fan(s); Fireplace in great room and living room; Crawl space foundation
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (2.4% below list).
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#213 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, amenities D, employment D.
• 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: Rents rising (+3.5%/yr); 9 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• At $2,814/mo this rent would consume 54% of the median local household income ($62k/yr) (locally 1170% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 44 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 29y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $237,553 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.15% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 7.3

CMA / ARV

• ARV (median comp): $299,115
• List price: $244,900
• Delta: -18.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19136 Mott Ave	0.47mi	4/1.5 (-1)	2,294 (-7%)	5mo	$205,000	$89	54
19806 Shady Ln	0.43mi	4/2.5 (-1)	2,698 (+9%)	23mo	$279,900	$104	40
22808 Harmon St	0.74mi	4/3.0 (-1)	2,735 (+11%)	1mo	$440,000	$161	40

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.30×
• Total profit: $-48,030
• Equity at exit: $36,515

10-year hold

• IRR: -11.1%
• Equity multiple: 0.31×
• Total profit: $-47,458
• Equity at exit: $21,174

Cash invested: $68,572 (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 48021

• Rents YoY: 3.5%
• Active inventory: 9
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,814 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$996 /mo · $11,955/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $-159

Break-even live

Break-even rent $3,016

Max offer price $239,096

Occupancy floor —

Sensitivity live

Price	-10% $700	-5% $615	+0% $-159	+5% $-229	+10% $-298
Rent	-10% $-382	-5% $-271	+0% $-159	+5% $-48	+10% $63
Rate	-1.0pp $-36	-0.5pp $-97	base $-159	+0.5pp $-223	+1.0pp $-287

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19806 Shady Lane Ave Saint Clair Shores, MI	4.0	2.5	2700	$2,400	$0.89	0d	1	0.42mi
2002 Ridgemont Rd Grosse Pointe Woods, MI	6.0	3.5	2952	$6,500	$2.20	0d	1	1.40mi

Listing history 43 events

1. 2026-06-21
   days on market $244,900 Active 44 DOM
2. 2026-06-18
   days on market $244,900 Active 41 DOM
3. 2026-06-17
   days on market $244,900 Active 40 DOM
4. 2026-06-16
   days on market $244,900 Active 39 DOM
5. 2026-06-15
   price $244,900 Active 38 DOM

   Show marketing remark (787 chars)

   Discover a unique living opportunity in Eastpointe! This single-family residence, constructed in 1941, offers a distinctive blend of historical character and modern potential, ready to become your next chapter. With five well-appointed bedrooms, this home provides ample space for personal retreats and flexible living arrangements. Each room offers a canvas for individual expression, ensuring comfort and privacy for all. Three full bathrooms (one of which is located in the Master suite) contribute to the home's functionality and convenience, designed to accommodate the rhythms of daily life. This inviting residence is more than just a house; it's a foundation for the life you envision. Schedule a showing today to experience the potential of this exceptional Eastpointe property.

6. 2026-06-15
   days on market $249,900 Active 38 DOM

   Show marketing remark (787 chars)

   Discover a unique living opportunity in Eastpointe! This single-family residence, constructed in 1941, offers a distinctive blend of historical character and modern potential, ready to become your next chapter. With five well-appointed bedrooms, this home provides ample space for personal retreats and flexible living arrangements. Each room offers a canvas for individual expression, ensuring comfort and privacy for all. Three full bathrooms (one of which is located in the Master suite) contribute to the home's functionality and convenience, designed to accommodate the rhythms of daily life. This inviting residence is more than just a house; it's a foundation for the life you envision. Schedule a showing today to experience the potential of this exceptional Eastpointe property.

7. 2026-06-13
   days on market $249,900 Active 36 DOM
8. 2026-06-13
   days on market $249,900 Active 35 DOM
9. 2026-06-09
   days on market $249,900 Active 32 DOM
10. 2026-06-08
    days on market $249,900 Active 31 DOM
11. 2026-06-07
    days on market $249,900 Active 30 DOM
12. 2026-06-04
    days on market $249,900 Active 27 DOM
13. 2026-06-03
    days on market $249,900 Active 26 DOM
14. 2026-06-02
    days on market $249,900 Active 25 DOM
15. 2026-06-01
    days on market $249,900 Active 24 DOM
16. 2026-05-31
    pricedays on market $249,900 Active 23 DOM
17. 2026-05-16
    price $259,900 787-char remark

    Show marketing remark (787 chars)

    Discover a unique living opportunity in Eastpointe! This single-family residence, constructed in 1941, offers a distinctive blend of historical character and modern potential, ready to become your next chapter. With five well-appointed bedrooms, this home provides ample space for personal retreats and flexible living arrangements. Each room offers a canvas for individual expression, ensuring comfort and privacy for all. Three full bathrooms (one of which is located in the Master suite) contribute to the home's functionality and convenience, designed to accommodate the rhythms of daily life. This inviting residence is more than just a house; it's a foundation for the life you envision. Schedule a showing today to experience the potential of this exceptional Eastpointe property.

18. 2026-05-15
    price $259,900 787-char remark
19. 2026-05-09
    listed $265,000 Active 787-char remark

    Show marketing remark (787 chars)

    Discover a unique living opportunity in Eastpointe! This single-family residence, constructed in 1941, offers a distinctive blend of historical character and modern potential, ready to become your next chapter. With five well-appointed bedrooms, this home provides ample space for personal retreats and flexible living arrangements. Each room offers a canvas for individual expression, ensuring comfort and privacy for all. Three full bathrooms (one of which is located in the Master suite) contribute to the home's functionality and convenience, designed to accommodate the rhythms of daily life. This inviting residence is more than just a house; it's a foundation for the life you envision. Schedule a showing today to experience the potential of this exceptional Eastpointe property.

20. 2026-05-09
    listed $265,000 Active 787-char remark

    Show marketing remark (787 chars)

    Discover a unique living opportunity in Eastpointe! This single-family residence, constructed in 1941, offers a distinctive blend of historical character and modern potential, ready to become your next chapter. With five well-appointed bedrooms, this home provides ample space for personal retreats and flexible living arrangements. Each room offers a canvas for individual expression, ensuring comfort and privacy for all. Three full bathrooms (one of which is located in the Master suite) contribute to the home's functionality and convenience, designed to accommodate the rhythms of daily life. This inviting residence is more than just a house; it's a foundation for the life you envision. Schedule a showing today to experience the potential of this exceptional Eastpointe property.

21. 2026-05-06
    historical $265,000 787-char remark

    Show marketing remark (787 chars)

    Discover a unique living opportunity in Eastpointe! This single-family residence, constructed in 1941, offers a distinctive blend of historical character and modern potential, ready to become your next chapter. With five well-appointed bedrooms, this home provides ample space for personal retreats and flexible living arrangements. Each room offers a canvas for individual expression, ensuring comfort and privacy for all. Three full bathrooms (one of which is located in the Master suite) contribute to the home's functionality and convenience, designed to accommodate the rhythms of daily life. This inviting residence is more than just a house; it's a foundation for the life you envision. Schedule a showing today to experience the potential of this exceptional Eastpointe property.

22. 2022-10-06
    soldstatus $242,400
23. 2022-10-04
    status Pending

    Show marketing remark (431 chars)

    A unique property that offers you plenty of space, the ability to make it your own, all while having features + recent updates. Some recent updates include: New Carpet, New Paint, Newer Furnace, & Bathroom Updates. Other Features Include: Large Bedrooms, LARGE family room with fireplace, Patio, Pool W/ Deck, Appliances, Anderson Windows, 2 Furnaces, Appealing Front Porch, & More! This is a one of a kind home. Welcome!

24. 2022-10-04
    soldstatus $242,400 Closed

    Show marketing remark (431 chars)

    A unique property that offers you plenty of space, the ability to make it your own, all while having features + recent updates. Some recent updates include: New Carpet, New Paint, Newer Furnace, & Bathroom Updates. Other Features Include: Large Bedrooms, LARGE family room with fireplace, Patio, Pool W/ Deck, Appliances, Anderson Windows, 2 Furnaces, Appealing Front Porch, & More! This is a one of a kind home. Welcome!

25. 2022-10-04
    soldstatus $242,400

    Show marketing remark (431 chars)

    A unique property that offers you plenty of space, the ability to make it your own, all while having features + recent updates. Some recent updates include: New Carpet, New Paint, Newer Furnace, & Bathroom Updates. Other Features Include: Large Bedrooms, LARGE family room with fireplace, Patio, Pool W/ Deck, Appliances, Anderson Windows, 2 Furnaces, Appealing Front Porch, & More! This is a one of a kind home. Welcome!

26. 2022-06-29
    historical Keep Showing-Contgcy Appl

    Show marketing remark (431 chars)

    A unique property that offers you plenty of space, the ability to make it your own, all while having features + recent updates. Some recent updates include: New Carpet, New Paint, Newer Furnace, & Bathroom Updates. Other Features Include: Large Bedrooms, LARGE family room with fireplace, Patio, Pool W/ Deck, Appliances, Anderson Windows, 2 Furnaces, Appealing Front Porch, & More! This is a one of a kind home. Welcome!

27. 2022-06-24
    listed $249,900 Active

    Show marketing remark (431 chars)

    A unique property that offers you plenty of space, the ability to make it your own, all while having features + recent updates. Some recent updates include: New Carpet, New Paint, Newer Furnace, & Bathroom Updates. Other Features Include: Large Bedrooms, LARGE family room with fireplace, Patio, Pool W/ Deck, Appliances, Anderson Windows, 2 Furnaces, Appealing Front Porch, & More! This is a one of a kind home. Welcome!

28. 2022-06-24
    listed $249,900

    Show marketing remark (431 chars)

    A unique property that offers you plenty of space, the ability to make it your own, all while having features + recent updates. Some recent updates include: New Carpet, New Paint, Newer Furnace, & Bathroom Updates. Other Features Include: Large Bedrooms, LARGE family room with fireplace, Patio, Pool W/ Deck, Appliances, Anderson Windows, 2 Furnaces, Appealing Front Porch, & More! This is a one of a kind home. Welcome!

29. 2018-11-16
    soldstatus $134,900
30. 2018-11-15
    soldstatus $134,900
31. 2018-11-15
    soldstatus $134,900 Closed
32. 2018-10-04
    status Pending
33. 2018-10-03
    status Active
34. 2018-09-25
    status Pending
35. 2018-09-06
    listed $134,900
36. 2018-09-06
    listed $134,900 Active
37. 1997-05-20
    soldstatus $128,000
38. 1997-05-09
    soldstatus $128,000
39. 1997-05-09
    soldstatus $128,000
40. 1997-04-21
    historical
41. 1997-04-21
    historical
42. 1997-03-15
    listed $131,900
43. 1997-03-15
    listed $131,900

ⓘ 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: $11,955 · $996/mo
• Projected year-2 tax: $11,955 · $996/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $33,770
• − Mortgage interest: −$13,718
• − Property taxes: −$11,955
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,702
• − Management: −$2,702
• − Depreciation: −$7,124
• Taxable loss: −$5,655
• Est. tax savings @ 24.0%: +$1,357
• After-tax cash flow: $-555/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 — Eastpointe

• Score: 73/100
• State rank: #213
• US rank: #5265

Category grades

Amenities D Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety D+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eastpointe, MI
• County: Macomb County · 638,552 people
• City population: 33,982
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 33,982
• Household income: $62,325
• Rent vs Own: 29.7% rent · 70.3% own
• Severe rent burden: 1170.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 53% White 39% Two or more races 7%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada

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: ▼ -211.64%
• Current HPI: 197.1905
• Rent YoY: ▲ 3.47%
• 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

+85.7% since first listed

31 events — show timeline

• 2026-06-15 Price Changed $244,900 MiRealSource-MiMLS
• 2026-06-15 Price Changed $244,900 REALCOMP
• 2026-05-30 Price Changed $249,900 MiRealSource-MiMLS
• 2026-05-30 Price Changed $249,900 REALCOMP
• 2026-05-16 Price Changed $259,900 MiRealSource-MiMLS
• 2026-05-15 Price Changed $259,900 REALCOMP
• 2026-05-09 Listed $265,000 MiRealSource-MiMLS
• 2026-05-09 Listed $265,000 REALCOMP
• 2026-05-06 Coming Soon $265,000 MiRealSource-MiMLS
• 2022-10-06 Sold (Public Records) $242,400 Public Records
• 2022-10-04 Pending — MiRealSource-MiMLS
• 2022-10-04 Sold (MLS) $242,400 REALCOMP
• 2022-10-04 Sold (MLS) $242,400 MiRealSource-MiMLS
• 2022-06-29 Contingent — MiRealSource-MiMLS
• 2022-06-24 Listed $249,900 REALCOMP
• 2022-06-24 Listed $249,900 MiRealSource-MiMLS
• 2018-11-16 Sold (Public Records) $134,900 Public Records
• 2018-11-15 Sold (MLS) $134,900 MiRealSource-MiMLS
• 2018-11-15 Sold (MLS) $134,900 REALCOMP
• 2018-10-04 Pending — MiRealSource-MiMLS
• 2018-10-03 Relisted — MiRealSource-MiMLS
• 2018-09-25 Pending — MiRealSource-MiMLS
• 2018-09-06 Listed $134,900 MiRealSource-MiMLS
• 2018-09-06 Listed $134,900 REALCOMP
• 1997-05-20 Sold (Public Records) $128,000 Public Records
• 1997-05-09 Sold (MLS) $128,000 MiRealSource-MiMLS
• 1997-05-09 Sold (MLS) $128,000 MiRealSource-MiMLS
• 1997-04-21 Listing Removed — MiRealSource-MiMLS
• 1997-04-21 Listing Removed — MiRealSource-MiMLS
• 1997-03-15 Listed $131,900 MiRealSource-MiMLS
• 1997-03-15 Listed $131,900 MiRealSource-MiMLS

Property tax history

+12.9%/yr

Latest (2025): $11,955 · +29.0% YoY. Source: county tax records.