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

$26,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 1089 Days on market

Good condition $28/sqft · 54% below area ↓ 2% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• 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

• Listed 1088 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $27k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.
• Cap rate 44.0% vs local median 3.6% 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); 421 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 107d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $186 of loan paydown is wiped out by about $807 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 1089 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $63k (70%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $23,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 1089 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. 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?
6. 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.
7. 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.
8. 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: 4.86% ✓
• Cap rate: 44.04%
• Cash-on-cash: 134.81%
• DSCR: 7.00
• GRM: 1.7

CMA / ARV

• ARV (median comp): $57,876
• List price: $26,900
• Delta: 25.96%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15346 Renshaw Dr	1.01mi	2/1.5	966 (+1%)	3mo	$140,000	$145	60
16994 Kingsbrooke Dr	1.49mi	2/1.5	908 (-5%)	0mo	$160,000	$176	54
14211 Ivanhoe #169 Dr #2	1.30mi	2/2.0	884 (-8%)	0mo	$136,000	$154	51
15350 Enchante Dr	0.42mi	3/2.0 (+1)	1,200 (+25%)	1mo	$52,000	$43	50
15350 Enchante Dr	0.42mi	3/2.0 (+1)	1,200 (+25%)	1mo	$52,000	$43	50
38723 Lighthouse Pt	0.87mi	2/1.0	1,012 (+5%)	3mo	$146,000	$144	50
37079 E Aragona Dr	0.64mi	2/1.5	1,104 (+15%)	1mo	$165,000	$149	42
39178 Hayes Rd	0.88mi	2/2.0	1,100 (+15%)	1mo	$180,000	$164	40
39178 Hayes Rd Bldg 1 Unit 23	0.88mi	2/2.0	1,100 (+15%)	1mo	$180,000	$164	40
34900 Mercer	1.49mi	2/2.0	1,130 (+18%)	1mo	$151,000	$134	39
39415 OLD DOMINION Dr	0.96mi	2/1.5	1,146 (+19%)	1mo	$160,000	$140	38
39196 Hayes Rd	0.89mi	1/1.0 (-1)	766 (-20%)	0mo	$150,000	$196	31

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: —
• Equity multiple: 7.07×
• Total profit: $45,726
• Equity at exit: $4,011

10-year hold

• IRR: —
• Equity multiple: 13.55×
• Total profit: $94,499
• Equity at exit: $2,326

Cash invested: $7,532 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 75 active
• Months of supply: 225.0 mo (0%/mo absorbed)
• Median asking: $54,900 ($53/sqft)
• Median days on market: 55 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: +13.9% above 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: 421
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$141
• Tax est. 1.5%: −$34 /mo · $404/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $846

Break-even live

Break-even rent $235

Max offer price $26,900

Occupancy floor 30%

Sensitivity live

Price	-10% $865	-5% $855	+0% $846	+5% $837	+10% $828
Rent	-10% $743	-5% $795	+0% $846	+5% $898	+10% $949
Rate	-1.0pp $860	-0.5pp $853	base $846	+0.5pp $839	+1.0pp $832

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: $6,725
• Closing costs: $807
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38017 Le Chateau Blvd Unit 285 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	91d	1	0.05mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	184d	1	0.07mi
38030 Pardo Dr Unit 389 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	63d	1	0.08mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	133d	1	0.09mi
38019 Pardo Dr Unit 417 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	10d	1	0.10mi
38037 Chilver Ave Unit 375 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	23d	1	0.10mi
38012 Leverette Ave Unit 423 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	38d	1	0.12mi
16158 Frontenac Ave Unit 144 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	99d	1	0.14mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	118d	1	0.14mi
38027 Leverette Ave Unit 498 Clinton Township, MI	2.0	2.0	960	$1,129	$1.18	43d	1	0.14mi
38060 Leverette Ave Unit 435 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	105d	1	0.14mi
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	133d	1	0.14mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	118d	1	0.15mi
38105 Orleans St Unit 114 Clinton Township, MI	2.0	2.0	960	$1,219	$1.27	10d	1	0.15mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	184d	1	0.15mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	133d	1	0.15mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	118d	1	0.15mi
38084 Johannes Dr Unit 531 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	2d	1	0.15mi
16172 Frontenac Ave Unit 147 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	118d	1	0.16mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	107d	1	0.17mi
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	118d	1	0.17mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	118d	1	0.18mi
38099 Johannes Dr Unit 550 Clinton Township, MI	3.0	2.0	924	$1,399	$1.51	91d	1	0.18mi
15848 Marentette Dr Unit 334 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	9d	1	0.18mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	118d	1	0.19mi
15845 Marentette Dr Unit 510 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	9d	1	0.19mi
16119 Normandy St Unit 102 Clinton Township, MI	2.0	2.0	1056	$1,249	$1.18	35d	1	0.19mi
38052 Johannes Dr Unit 523 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	10d	1	0.20mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	184d	1	0.20mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	118d	1	0.20mi
16218 Frontenac Ave Unit 162 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	105d	1	0.20mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	184d	1	0.20mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	118d	1	0.20mi
16137 Normandy St Unit 98 Clinton Township, MI	2.0	2.0	1056	$1,229	$1.16	109d	1	0.21mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,199	$1.56	118d	1	0.21mi
16196 Notre Dame St Unit 210 Clinton Township, MI	3.0	2.0	1056	$1,449	$1.37	133d	1	0.21mi
38065 Marlene Dr Unit 587 Clinton Township, MI	3.0	2.0	924	$1,399	$1.51	72d	1	0.21mi
16229 Frontenac Ave Unit 185 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	29d	1	0.22mi
16193 Notre Dame St Unit 236 Clinton Township, MI	2.0	2.0	960	$1,109	$1.16	41d	1	0.23mi
38054 Ducharme Dr Unit 592 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	9d	1	0.23mi

Listing history 50 events

1. 2026-11-08
   days on market $26,900 Active 1089 DOM
2. 2026-11-08
   price $26,900 Active 1088 DOM
3. 2026-11-07
   days on market $72,900 Active 1088 DOM
4. 2026-11-06
   days on market $72,900 Active 1087 DOM
5. 2026-11-05
   days on market $72,900 Active 1086 DOM
6. 2026-11-04
   pricedays on market $72,900 Active 1085 DOM
7. 2026-11-02
   days on market $49,900 Active 1083 DOM
8. 2026-11-02
   price $49,900 Active 1082 DOM
9. 2026-11-01
   days on market $71,900 Active 1082 DOM
10. 2026-10-31
    days on market $71,900 Active 1081 DOM
11. 2026-10-30
    pricedays on market $71,900 Active 1080 DOM
12. 2026-10-29
    days on market $73,900 Active 1079 DOM
13. 2026-10-28
    days on market $73,900 Active 1078 DOM
14. 2026-10-27
    days on market $73,900 Active 1077 DOM
15. 2026-10-26
    days on market $73,900 Active 1076 DOM
16. 2026-10-26
    pricedays on market $73,900 Active 1075 DOM
17. 2026-10-24
    days on market $77,900 Active 1074 DOM
18. 2026-10-23
    days on market $77,900 Active 1073 DOM
19. 2026-10-22
    days on market $77,900 Active 1072 DOM
20. 2026-10-21
    days on market $77,900 Active 1071 DOM
21. 2026-10-20
    days on market $77,900 Active 1070 DOM
22. 2026-10-19
    days on market $77,900 Active 1069 DOM
23. 2026-10-18
    days on market $77,900 Active 1068 DOM
24. 2026-10-17
    days on market $77,900 Active 1067 DOM
25. 2026-10-16
    pricedays on market $77,900 Active 1066 DOM
26. 2026-10-15
    days on market $26,900 Active 1065 DOM
27. 2026-10-14
    days on market $26,900 Active 1064 DOM
28. 2026-10-13
    days on market $26,900 Active 1063 DOM
29. 2026-10-12
    days on market $26,900 Active 1062 DOM
30. 2026-10-11
    days on market $26,900 Active 1061 DOM
31. 2026-10-11
    price $26,900 Active 1060 DOM
32. 2026-10-10
    days on market $45,900 Active 1060 DOM
33. 2026-10-09
    days on market $45,900 Active 1059 DOM
34. 2026-10-08
    days on market $45,900 Active 1058 DOM
35. 2026-10-07
    days on market $45,900 Active 1057 DOM
36. 2026-10-06
    days on market $45,900 Active 1056 DOM
37. 2026-10-05
    days on market $45,900 Active 1055 DOM
38. 2026-10-04
    days on market $45,900 Active 1054 DOM
39. 2026-10-04
    price $45,900 Active 1053 DOM
40. 2026-10-03
    days on market $26,900 Active 1053 DOM
41. 2026-10-02
    days on market $26,900 Active 1052 DOM
42. 2026-10-01
    days on market $26,900 Active 1051 DOM
43. 2026-09-30
    days on market $26,900 Active 1050 DOM
44. 2026-09-29
    days on market $26,900 Active 1049 DOM
45. 2026-09-28
    days on market $26,900 Active 1048 DOM
46. 2026-09-27
    price $26,900 Active 1047 DOM
47. 2026-09-27
    days on market $69,900 Active 1047 DOM
48. 2026-09-25
    days on market $69,900 Active 1045 DOM
49. 2026-09-24
    days on market $69,900 Active 1044 DOM
50. 2026-09-23
    days on market $69,900 Active 1043 DOM

ⓘ 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: $15,677
• − Mortgage interest: −$1,507
• − Property taxes: −$404
• − Insurance: −$134
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$783
• Taxable income: $10,342
• Est. tax owed @ 24.0%: −$2,482
• After-tax cash flow: $7,672/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 Est. rehab $4,800–$14,400 screening

This single-section mobile home is in good condition with a good exterior and interior. It is move-in ready with minor maintenance items to address. Updates to the exterior and landscaping can significantly increase its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Clean and maintain gutters — Clean gutters improve the home's appearance and prevent water damage. ↑
• Both Update landscaping — Fresh landscaping can improve curb appeal and add value to the property. ↑

ⓘ 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.

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%
• 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

Price history

-2.2% since first listed

38 events — show timeline

• 2025-12-17 Price Changed $87,900 Zillow
• 2025-10-10 Price Changed $69,900 Zillow
• 2025-08-31 Price Changed $70,900 Zillow
• 2025-08-23 Price Changed $46,900 Zillow
• 2025-05-03 Price Changed $80,900 Zillow
• 2025-05-02 Price Changed $72,900 Zillow
• 2025-03-06 Price Changed $80,900 Zillow
• 2025-03-02 Price Changed $71,900 Zillow
• 2025-03-01 Price Changed $66,900 Zillow
• 2025-01-16 Price Changed $70,900 Zillow
• 2025-01-08 Price Changed $69,900 Zillow
• 2024-10-16 Price Changed $82,900 Zillow
• 2024-10-11 Price Changed $76,900 Zillow
• 2024-10-02 Price Changed $75,900 Zillow
• 2024-08-28 Price Changed $78,900 Zillow
• 2024-08-23 Price Changed $74,900 Zillow
• 2024-08-22 Price Changed $65,900 Zillow
• 2024-07-19 Price Changed $76,900 Zillow
• 2024-06-18 Price Changed $65,900 Zillow
• 2024-06-06 Price Changed $61,900 Zillow
• 2024-05-03 Price Changed $73,900 Zillow
• 2024-05-02 Price Changed $55,900 Zillow
• 2024-04-09 Price Changed $78,900 Zillow
• 2024-03-04 Price Changed $55,900 Zillow
• 2024-02-13 Price Changed $77,900 Zillow
• 2024-02-01 Price Changed $64,900 Zillow
• 2024-01-31 Price Changed $62,900 Zillow
• 2024-01-26 Price Changed $75,900 Zillow
• 2024-01-25 Price Changed $77,900 Zillow
• 2024-01-13 Price Changed $75,900 Zillow
• 2024-01-11 Relisted — Zillow
• 2024-01-11 Price Changed $79,900 Zillow
• 2024-01-03 Delisted — Zillow
• 2023-12-19 Price Changed $86,900 Zillow
• 2023-12-09 Price Changed $86,898 Zillow
• 2023-11-16 Price Changed $86,899 Zillow
• 2023-11-11 Price Changed $89,899 Zillow
• 2023-11-08 Listed $89,900 Zillow