24570 Quad Park Ln · Clinton, MI 48035

$152,900

2 bd · 1.5 ba · 1,532 sqft · Condo · 149 Days on market

Built 1975 Good condition $100/sqft · at area comps Est $154k · at est. $266/mo HOA · 17% of rent

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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).

• Cash flow +11.0/30.0
• ARV discount +7.7/15.0
• 1% rule +5.4/10.0
• Condition / age +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 2-bedroom , 1.5 bath condo featuring a lean fuctional floor plan designed for comfortable everyday living. Ideally located in Clinton Township within the L'Anse Creuse Public School district. Enjoy convenient access to shopping, dining, and expressways, all while being just minutes from Metro Beach park. Amotorized stair lift is included, providing easy access to the second level and adding long tem convenience ana accessibility. This is a probate sale and subject to court approval. A great opportunity for buyers seeking value in a prime location. Whether your a first-time home buyer or downsizer, this hidden gem offers comfort, location, and great potential. Schedule your showing today!

Key facts

• $266 HOA
• Garage
• Built 1975

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $153k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-65 ($-779/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (6.1% below list).
• Meets the 1% rule at list price ($2k rent vs $153k).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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.
• L'Anse Creuse Public Schools (suburban): math 31% / reading 51% proficiency, ranked #184 of 540 in MI (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.2%/yr); 169 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 149 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $17k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $134,552 (12.0% 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 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 8.0

CMA / ARV

• ARV (median comp): $153,683
• List price: $152,900
• Delta: -0.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-26,695
• Equity at exit: $22,798

10-year hold

• IRR: -6.5%
• Equity multiple: 0.55×
• Total profit: $-19,272
• Equity at exit: $13,220

Cash invested: $42,812 (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 48035

• Home prices YoY: -29.1%
• Rents YoY: 4.2%
• Active inventory: 169
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$802
• Tax est. 1.5%: −$191 /mo · $2,294/yr
• Insurance: −$64
• HOA: −$266
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-65

Break-even live

Break-even rent $1,674

Max offer price $143,510

Occupancy floor 99%

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: $38,225
• Closing costs: $4,587
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23654 Whitley Dr Clinton Twp, MI	3.0	1.0	1513	$1,850	$1.22	24d	1	0.59mi
25675 Maritime Cir N Harrison Twp, MI	2.0	2.5	1335	$1,800	$1.35	22d	1	0.62mi
25656 Maritime Cir N Harrison Twp, MI	2.0	2.0	1077	$1,650	$1.53	44d	1	0.62mi
25855 Ashby Dr Harrison Township, MI	2.0	2.0–2.5	1405	$2,180	$1.55	2d	3	0.63mi
25169 Orchid St Harrison Twp, MI	2.0	1.5	1100	$1,000	$0.91	20d	1	1.01mi
25199 Orchid St Unit 1 Harrison Township, MI	2.0	1.5	1100	$1,000	$0.91	20d	1	1.04mi
26905 Carrington Pl Harrison Charter Township, MI	2.0	2.0	1600	$2,150	$1.34	5d	1	1.12mi

HOA detail condo

• Monthly dues: $266 · $3,192/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $152,900 Active 149 DOM
2. 2026-06-17
   days on market $152,900 Active 148 DOM
3. 2026-06-16
   days on market $152,900 Active 147 DOM
4. 2026-06-15
   days on market $152,900 Active 146 DOM
5. 2026-06-13
   days on market $152,900 Active 144 DOM
6. 2026-06-13
   days on market $152,900 Active 143 DOM
7. 2026-06-09
   days on market $152,900 Active 140 DOM
8. 2026-06-08
   days on market $152,900 Active 139 DOM
9. 2026-06-07
   days on market $152,900 Active 138 DOM
10. 2026-06-04
    days on market $152,900 Active 135 DOM
11. 2026-06-03
    days on market $152,900 Active 134 DOM
12. 2026-06-02
    days on market $152,900 Active 133 DOM
13. 2026-06-01
    days on market $152,900 Active 132 DOM
14. 2026-05-31
    days on market $152,900 Active 131 DOM
15. 2026-03-18
    price $164,900 728-char remark

    Show marketing remark (729 chars)

    Welcome to this well-maintained 2-bedroom , 1.5 bath condo featuring a lean fuctional floor plan designed for comfortable everyday living. Ideally located in Clinton Township within the L'Anse Creuse Public School district. Enjoy convenient access to shopping, dining, and expressways, all while being just minutes from Metro Beach park. Amotorized stair lift is included, providing easy access to the second level and adding long tem convenience ana accessibility. This is a probate sale and subject to court approval. A great opportunity for buyers seeking value in a prime location. Whether your a first-time home buyer or downsizer, this hidden gem offers comfort, location, and great potential. Schedule your showing today!

16. 2026-03-18
    price $164,900 729-char remark

    Show marketing remark (729 chars)

    Welcome to this well-maintained 2-bedroom , 1.5 bath condo featuring a lean fuctional floor plan designed for comfortable everyday living. Ideally located in Clinton Township within the L'Anse Creuse Public School district. Enjoy convenient access to shopping, dining, and expressways, all while being just minutes from Metro Beach park. Amotorized stair lift is included, providing easy access to the second level and adding long tem convenience ana accessibility. This is a probate sale and subject to court approval. A great opportunity for buyers seeking value in a prime location. Whether your a first-time home buyer or downsizer, this hidden gem offers comfort, location, and great potential. Schedule your showing today!

17. 2026-01-21
    listed $169,900 Active 728-char remark

    Show marketing remark (729 chars)

    Welcome to this well-maintained 2-bedroom , 1.5 bath condo featuring a lean fuctional floor plan designed for comfortable everyday living. Ideally located in Clinton Township within the L'Anse Creuse Public School district. Enjoy convenient access to shopping, dining, and expressways, all while being just minutes from Metro Beach park. Amotorized stair lift is included, providing easy access to the second level and adding long tem convenience ana accessibility. This is a probate sale and subject to court approval. A great opportunity for buyers seeking value in a prime location. Whether your a first-time home buyer or downsizer, this hidden gem offers comfort, location, and great potential. Schedule your showing today!

18. 2026-01-21
    listed $169,900 Active 729-char remark

    Show marketing remark (729 chars)

    Welcome to this well-maintained 2-bedroom , 1.5 bath condo featuring a lean fuctional floor plan designed for comfortable everyday living. Ideally located in Clinton Township within the L'Anse Creuse Public School district. Enjoy convenient access to shopping, dining, and expressways, all while being just minutes from Metro Beach park. Amotorized stair lift is included, providing easy access to the second level and adding long tem convenience ana accessibility. This is a probate sale and subject to court approval. A great opportunity for buyers seeking value in a prime location. Whether your a first-time home buyer or downsizer, this hidden gem offers comfort, location, and great potential. Schedule your showing today!

19. 2026-01-19
    historical $169,900 728-char remark

    Show marketing remark (728 chars)

    Welcome to this well-maintained 2-bedroom , 1.5 bath condo featuring a lean fuctional floor plan designed for comfortable everyday living. Ideally located in Clinton Township within the L'Anse Creuse Public School district. Enjoy convenient access to shopping, dining, and expressways, all while being just minutes from Metro Beach park. Amotorized stair lift is included, providing easy access to the second level and adding long tem convenience ana accessibility. This is a probate sale and subject to court approval. A great opportunity for buyers seeking value in a prime location. Whether your a first-time home buyer or downsizer, this hidden gem offers comfort, location, and great potential. Schedule your showing today!

20. 2015-10-20
    historical
21. 2015-10-14
    historical
22. 2015-08-28
    listed $64,999 Active
23. 2015-08-28
    listed $64,999 Active
24. 2015-08-24
    historical
25. 2015-07-24
    listed $44,900
26. 2015-07-24
    historical
27. 2015-07-24
    historical
28. 2015-07-24
    listed $44,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,105
• − Mortgage interest: −$8,565
• − Property taxes: −$2,294
• − Insurance: −$764
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − HOA: −$3,192
• − Depreciation: −$4,448
• Taxable loss: −$3,214
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $-7/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom condo is in good condition with minimal repairs needed. It offers a great opportunity for buyers seeking value in a prime location.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Interior paint touch-up — Fresh paint can make a home more appealing
• Both Window treatments — Improves aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Interior paint touch-up — Fresh paint can make a home more appealing ↑
• Both Window treatments — Improves aesthetics and energy efficiency ↑

ⓘ 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: L'Anse Creuse Public Schools
• NCES district ID: 2621870
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $57,757
• Composite: 35.99/100
• National rank: #4790
• State rank: #184 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): 33,569
• Household income: $73,015
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 978.0

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 (68%)
• Race & ethnicity: White 68% Black 21% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 14% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

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: ▼ -148.36%
• Current HPI: 362.1471
• Rent YoY: ▲ 4.25%
• 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

+267.3% since first listed

14 events — show timeline

• 2026-03-18 Price Changed $164,900 MiRealSource-MiMLS
• 2026-03-18 Price Changed $164,900 REALCOMP
• 2026-01-21 Listed $169,900 MiRealSource-MiMLS
• 2026-01-21 Listed $169,900 REALCOMP
• 2026-01-19 Coming Soon $169,900 MiRealSource-MiMLS
• 2015-10-20 Listing Removed — REALCOMP
• 2015-10-14 Listing Removed — MiRealSource-MiMLS
• 2015-08-28 Listed $64,999 REALCOMP
• 2015-08-28 Listed $64,999 MiRealSource-MiMLS
• 2015-08-24 Listing Removed — REALCOMP
• 2015-07-24 Listed $44,900 MiRealSource-MiMLS
• 2015-07-24 Listing Removed — MiRealSource-MiMLS
• 2015-07-24 Listing Removed — MiRealSource-MiMLS
• 2015-07-24 Listed $44,900 REALCOMP