42552 Beverly Way · Clinton, MI 48038

$179,900

2 bd · 1.5 ba · 1,330 sqft · Townhouse · 85 Days on market

Built 1979 Good condition Garage $135/sqft · 22% above area Est $215k · 16% under $393/mo HOA · 25% 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).

• ARV discount +14.9/15.0
• Cash flow +5.1/30.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.3/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for a spacious home with low maintenance? This condo is perfect for anyone who wants comfort without the upkeep of a single-family property. Step into the large living room featuring a cozy fireplace and plenty of space for gatherings, along with a door wall that opens to a private patio — ideal for sunny afternoons or quiet mornings. Enjoy a well-appointed kitchen with ample counter space and newer appliances that stay. Upstairs, you’ll find two generously sized bedrooms connected by a convenient Jack-and-Jill bathroom layout, each with its own private vanity area. The large open basement offers endless possibilities — storage, home office, workout space, or playroom. A truly move-in-ready home designed for easy, low-maintenance living.

Key facts

• $393 HOA
• Garage
• Built 1979

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-412 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (33.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (13.9% below list).
• Recommended offer: $120k (33.2% below list) — sets the bar for cash-flow.

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; 20 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $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 85 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $147k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $120,258 (33.2% 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 85 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.86% ✗
• Cap rate: 3.54%
• Cash-on-cash: -9.82%
• DSCR: 0.56
• GRM: 9.7

CMA / ARV

• ARV (median comp): $215,158
• List price: $179,900
• Delta: -14.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42649 Jeanette Cir	0.07mi	2/1.0	1,288 (-3%)	2mo	$180,000	$140	87
42374 Lochmoor St	0.18mi	2/1.0	1,211 (-9%)	0mo	$169,000	$140	75
42372 Lochmoor St	0.18mi	2/1.0	1,198 (-10%)	3mo	$147,000	$123	71
42699 Jonathan Pl	0.14mi	2/1.5	1,522 (+14%)	2mo	$185,000	$122	68
42744 Sheldon Pl #151	0.17mi	2/2.0	1,138 (-14%)	1mo	$115,000	$101	65
16705 Kyla Dr Unit 25 / 9	0.64mi	2/2.5	1,308 (-2%)	2mo	$190,000	$145	62
43042 W Kirkwood Dr	0.37mi	2/2.0	1,478 (+11%)	2mo	$285,000	$193	61
16999 Cristina Ct	0.41mi	2/2.5	1,187 (-11%)	0mo	$278,500	$235	59
18344 Greenmeadow Dr	0.74mi	2/2.0	1,258 (-5%)	1mo	$260,000	$207	54
18344 Greenmeadow Dr	0.74mi	2/2.0	1,258 (-5%)	1mo	$260,000	$207	54
41625 Janet Cir	0.54mi	2/2.0	1,187 (-11%)	1mo	$235,000	$198	54
41520 Janet Cir #60	0.58mi	2/2.0	1,183 (-11%)	1mo	$220,000	$186	52

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: -38.6%
• Equity multiple: -0.18×
• Total profit: $-59,679
• Equity at exit: $26,824

10-year hold

• IRR: -92.1%
• Equity multiple: -1.03×
• Total profit: $-102,243
• Equity at exit: $15,554

Cash invested: $50,372 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 24 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $214,948 ($180/sqft)
• Median days on market: 42 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: -10.0% vs 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: 9.7×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$393
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-412

Break-even live

Break-even rent $2,071

Max offer price $120,258

Occupancy floor —

Sensitivity live

Price	-10% $-288	-5% $-350	+0% $-412	+5% $-474	+10% $-536
Rent	-10% $-535	-5% $-473	+0% $-412	+5% $-351	+10% $-290
Rate	-1.0pp $-322	-0.5pp $-366	base $-412	+0.5pp $-459	+1.0pp $-506

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: $44,975
• Closing costs: $5,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42206 Toddmark Ln #47 Clinton Twp, MI	2.0	1.5	1288	$1,750	$1.36	93d	1	0.22mi
42383 Garfield Rd Clinton Twp, MI	2.0	2.0	1100	$1,200	$1.09	93d	1	0.35mi
18255 Manorwood S Clinton Twp, MI	2.0	1.0–2.0	1225	$1,809	$1.48	0d	15	0.65mi
42566 Clinton Pl Dr Clinton Twp, MI	1.0–2.0	1.0–2.0	922	$1,700	$1.84	0d	1	0.71mi
17721 Montage Clinton Twp, MI	2.0–3.0	2.0–2.5	1563	$2,035	$1.30	0d	10	0.91mi
15770 Lakeside Village Dr Clinton Twp, MI	1.0–2.0	1.0–2.0	980	$1,765	$1.80	0d	71	1.09mi
17673 Kingsbrooke Cir Clinton Twp, MI	1.0–2.0	1.0–1.5	900	$1,234	$1.37	42d	6	1.19mi
15895 Cambridge Dr Clinton Twp, MI	2.0	1.5	946	$1,750	$1.85	53d	1	1.26mi
44621 Georgia Ct Clinton Township, MI	2.0	1.0	1000	$1,495	$1.50	0d	1	1.30mi
44621 Georgia Ct Clinton Township, MI	2.0	1.0	1000	$1,550	$1.55	18d	1	1.30mi
44666 Connecticut Ct Clinton Twp, MI	2.0	2.0	1800	$1,750	$0.97	93d	1	1.34mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	93d	1	1.35mi
44524 N Bunker Hill Dr Clinton Twp, MI	2.0	1.0	968	$1,400	$1.45	93d	1	1.37mi
48953 Deerfield Park Dr S Macomb Township, MI	3.0	1.0–2.0	1029	$1,424	$1.38	0d	1	1.38mi
15140 Seagull Dr Sterling Heights, MI	2.0	1.5	1068	$1,500	$1.40	60d	1	1.38mi
43234 Fountain Dr Sterling Heights, MI	2.0	2.0	1120	$1,500	$1.34	10d	1	1.38mi
43237 Cape Dr Sterling Heights, MI	2.0	2.0	1068	$1,275	$1.19	93d	1	1.41mi
43441 Cape Dr Sterling Heights, MI	2.0	1.5	1068	$1,800	$1.69	33d	1	1.42mi
15441 Yale Dr Clinton Twp, MI	2.0	2.0	1400	$1,900	$1.36	32d	1	1.43mi
45255 Northport Dr Macomb, MI	1.0–2.0	1.0–2.0	922	$1,674	$1.81	0d	24	1.47mi

Property features AI

Finance

• Other: No pool
• HOA & community: Homeowners association with monthly fee of $393HOA covers grounds maintenance, structure maintenance, snow removal and waterCommunity maintenance and sidewalks

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public waterPublic sewer
• Home design: Condominium (residential)Two levels
• Construction: Brick and wood siding exterior
• Exterior features: Paved road accessSidewalksPets allowed (contact for details)

Interior

• Kitchen: DishwasherMicrowaveOven/RangeRefrigerator
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Forced air heating (natural gas)Central air conditioningCeiling fans
• Interior features: PantryGas fireplace in the living roomBasement with concrete construction
• Laundry & utility: WasherDryerGas water heater

Listing history 50 events

1. 2026-08-08
   days on market $179,900 Active 85 DOM
2. 2026-08-07
   price $179,900 Active 83 DOM
3. 2026-08-06
   days on market $184,900 Active 83 DOM
4. 2026-08-05
   days on market $184,900 Active 82 DOM
5. 2026-08-04
   days on market $184,900 Active 81 DOM
6. 2026-08-03
   days on market $184,900 Active 80 DOM
7. 2026-07-31
   days on market $184,900 Active 77 DOM
8. 2026-07-30
   days on market $184,900 Active 75 DOM
9. 2026-07-28
   days on market $184,900 Active 74 DOM
10. 2026-07-26
    days on market $184,900 Active 72 DOM
11. 2026-07-24
    days on market $184,900 Active 70 DOM
12. 2026-07-23
    listing id $184,900 Active 69 DOM
13. 2026-07-23
    days on market $184,900 Active 69 DOM
14. 2026-07-22
    days on market $184,900 Active 68 DOM
15. 2026-07-21
    days on market $184,900 Active 67 DOM
16. 2026-07-20
    days on market $184,900 Active 66 DOM
17. 2026-07-18
    days on market $184,900 Active 64 DOM
18. 2026-07-18
    days on market $184,900 Active 63 DOM
19. 2026-07-16
    days on market $184,900 Active 62 DOM
20. 2026-07-15
    days on market $184,900 Active 61 DOM
21. 2026-07-14
    days on market $184,900 Active 60 DOM
22. 2026-07-13
    days on market $184,900 Active 59 DOM
23. 2026-07-13
    days on market $184,900 Active 58 DOM
24. 2026-07-11
    days on market $184,900 Active 57 DOM
25. 2026-07-10
    days on market $184,900 Active 56 DOM
26. 2026-07-09
    pricedays on market $184,900 Active 55 DOM
27. 2026-07-07
    days on market $189,900 Active 53 DOM
28. 2026-07-06
    days on market $189,900 Active 52 DOM
29. 2026-07-06
    days on market $189,900 Active 51 DOM
30. 2026-07-05
    days on market $189,900 Active 50 DOM
31. 2026-07-03
    days on market $189,900 Active 49 DOM
32. 2026-07-02
    days on market $189,900 Active 48 DOM
33. 2026-07-01
    days on market $189,900 Active 47 DOM
34. 2026-06-30
    days on market $189,900 Active 46 DOM
35. 2026-06-29
    days on market $189,900 Active 45 DOM
36. 2026-06-28
    days on market $189,900 Active 44 DOM
37. 2026-06-27
    days on market $189,900 Active 43 DOM
38. 2026-06-26
    days on market $189,900 Active 42 DOM
39. 2026-06-24
    days on market $189,900 Active 40 DOM
40. 2026-06-22
    days on market $189,900 Active 38 DOM
41. 2026-06-21
    days on market $189,900 Active 37 DOM
42. 2026-06-18
    days on market $189,900 Active 34 DOM
43. 2026-06-17
    days on market $189,900 Active 33 DOM
44. 2026-06-16
    days on market $189,900 Active 32 DOM
45. 2026-06-15
    days on market $189,900 Active 31 DOM
46. 2026-06-13
    days on market $189,900 Active 29 DOM
47. 2026-06-13
    days on market $189,900 Active 28 DOM
48. 2026-06-09
    days on market $189,900 Active 25 DOM
49. 2026-06-08
    days on market $189,900 Active 24 DOM
50. 2026-06-07
    days on market $189,900 Active 23 DOM

ⓘ 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 ≥96°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: $18,594
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − HOA: −$4,716
• − Depreciation: −$5,233
• Taxable loss: −$8,006
• Est. tax savings @ 24.0%: +$1,921
• After-tax cash flow: $-3,025/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $6,650–$19,950 screening

This well-maintained and updated condo is move-in ready with good curb appeal and potential for further value enhancement through minor updates.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and can increase both resale and rental value ↑
• Both Update kitchen cabinets and countertops — Modernizes the space and can increase both resale and rental 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.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Chandlers Elementary School F KY #378/676 Nat'l #26,096/41,679

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

• Other: No pool
• HOA & community: Homeowners association with monthly fee of $393HOA covers grounds maintenance, structure maintenance, snow removal and waterCommunity maintenance and sidewalks

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public waterPublic sewer
• Home design: Condominium (residential)Two levels
• Construction: Brick and wood siding exterior
• Exterior features: Paved road accessSidewalksPets allowed (contact for details)

Interior

• Kitchen: DishwasherMicrowaveOven/RangeRefrigerator
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Forced air heating (natural gas)Central air conditioningCeiling fans
• Interior features: PantryGas fireplace in the living roomBasement with concrete construction
• Laundry & utility: WasherDryerGas water heater

Price history

+33.7% since first listed

10 events — show timeline

• 2026-05-15 Listed $189,900 REALCOMP
• 2026-05-15 Listed $189,900 MiRealSource-MiMLS
• 2026-05-12 Coming Soon $189,900 MiRealSource-MiMLS
• 2004-07-15 Sold (MLS) $147,297 MiRealSource-MiMLS
• 2004-07-15 Sold (MLS) $147,297 REALCOMP
• 2004-06-22 Listing Removed — MiRealSource-MiMLS
• 2004-04-02 Listing Removed — REALCOMP
• 2004-04-01 Listed $148,000 MiRealSource-MiMLS
• 2004-04-01 Listed $148,000 REALCOMP
• 2004-02-26 Listed $142,000 REALCOMP