38083 Orleans St · Sterling Heights, MI 48038

$35,000

3 bd · 2.0 ba · 1,450 sqft · Condo · 44 Days on market

Built 2000 Average condition $24/sqft · 88% below area $895/mo HOA · 61% of rent ↓ 26% 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
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Double-Wide in Prime Clinton Township Location! Great Rental Income Opportunity Nestled at the end of a quiet cul-de-sac, this spacious 3-bedroom, 2-bath manufactured home offers privacy and comfort in a desirable park setting. Enjoy a bright, open layout with abundant natural light throughout. The large primary suite features a private bath with skylight and a walk-in tub - perfect for relaxation. Generous room sizes and a functional floor plan make this home ideal for everyday living. Conveniently located near shopping, restaurants, and major freeways - everything you need is just minutes away. Don't miss this opportunity - schedule your showing today. This one won't last!

Key facts

• Bright open layout
• Quiet cul-de-sac
• Private bath

Tags

• QUIET CUL-DE-SAC
• LARGE PRIMARY SUITE
• PRIVATE BATH
• SKYLIGHT
• WALK-IN TUB
• BRIGHT OPEN LAYOUT

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with monthly fee of $895; Community pool

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Slab foundation; Built as single-family residential
• Exterior features: Community pool; Paved road access; Irregular-shaped lot

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $35k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $31 ($370/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.8% in Sterling Heights — 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 74/100 on livability (#173 in MI, #4,545 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, health & safety D+, amenities 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $242 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $12k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 61% of rent.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. 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?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 4.22% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 2.0

CMA / ARV

• ARV (median comp): $283,997
• List price: $35,000
• Delta: -87.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.5%
• Equity multiple: 0.24×
• Total profit: $-7,466
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: -0.88×
• Total profit: $-18,387
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$895
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $31

Break-even live

Break-even rent $1,439

Max offer price $35,000

Occupancy floor 93%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	44d	1	0.06mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.07mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	15d	1	0.07mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.09mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	5d	1	0.10mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	2d	1	0.11mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.12mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	5d	1	0.16mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	2d	1	0.20mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,369	$1.43	5d	1	0.21mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.22mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.24mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	13d	1	0.24mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.28mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.28mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	44d	1	0.31mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.31mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	3d	1	0.32mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	2d	1	0.33mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	44d	1	0.36mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	24d	1	0.38mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.43mi
38271 Fairway Ct Clinton Township, MI	2.0	1.0	925	$1,188	$1.28	44d	2	0.60mi
38271 Fairway Ct Unit 100A Clinton Township, MI	2.0	1.0	925	$1,250	$1.35	24d	1	0.60mi
38280 Fairway Ct Unit 140B Clinton Township, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.63mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,250	$1.30	44d	2	0.66mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,325	$1.38	15d	2	0.66mi
38255 Fairway Ct Clinton Twp, MI	2.0	1.0	923	$1,250	$1.35	13d	1	0.67mi
14357 Shadywood Dr Sterling Heights, MI	2.0	2.0	1500	$2,100	$1.40	3d	1	1.14mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	44d	1	1.16mi
14273 Shadywood Dr Sterling Heights, MI	2.0	2.0	1373	$2,100	$1.53	44d	1	1.22mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,052	$2.05	2d	9	1.42mi
17673 Kingsbrooke Cir Clinton Twp, MI	1.0–2.0	1.0–1.5	900	$1,223	$1.36	44d	6	1.44mi
38227 Schoenherr Rd Sterling Heights, MI	2.0	1.5	1250	$1,830	$1.46	2d	1	1.50mi

HOA detail condo

• Monthly dues: $895 · $10,740/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-07
   statusdays on market $35,000 Pending 44 DOM
2. 2026-06-04
   days on market $35,000 Active 42 DOM
3. 2026-06-03
   days on market $35,000 Active 41 DOM
4. 2026-06-02
   days on market $35,000 Active 40 DOM
5. 2026-06-01
   days on market $35,000 Active 39 DOM
6. 2026-05-31
   days on market $35,000 Active 38 DOM
7. 2026-05-03
   price $35,000 693-char remark

   Show marketing remark (693 chars)

   Beautiful Double-Wide in Prime Clinton Township Location! Great Rental Income Opportunity Nestled at the end of a quiet cul-de-sac, this spacious 3-bedroom, 2-bath manufactured home offers privacy and comfort in a desirable park setting. Enjoy a bright, open layout with abundant natural light throughout. The large primary suite features a private bath with skylight and a walk-in tub - perfect for relaxation. Generous room sizes and a functional floor plan make this home ideal for everyday living. Conveniently located near shopping, restaurants, and major freeways - everything you need is just minutes away. Don't miss this opportunity - schedule your showing today. This one won't last!

8. 2026-05-03
   price $35,000 717-char remark

   Show marketing remark (693 chars)

   Beautiful Double-Wide in Prime Clinton Township Location! Great Rental Income Opportunity Nestled at the end of a quiet cul-de-sac, this spacious 3-bedroom, 2-bath manufactured home offers privacy and comfort in a desirable park setting. Enjoy a bright, open layout with abundant natural light throughout. The large primary suite features a private bath with skylight and a walk-in tub - perfect for relaxation. Generous room sizes and a functional floor plan make this home ideal for everyday living. Conveniently located near shopping, restaurants, and major freeways - everything you need is just minutes away. Don't miss this opportunity - schedule your showing today. This one won't last!

9. 2026-04-17
   listed $47,000 Active 693-char remark

   Show marketing remark (661 chars)

   Beautiful Double-Wide in Prime Clinton Township Location! Nestled at the end of a quiet cul-de-sac, this spacious 3-bedroom, 2-bath manufactured home offers privacy and comfort in a desirable park setting. Enjoy a bright, open layout with abundant natural light throughout. The large primary suite features a private bath with skylight and a walk-in tub - perfect for relaxation. Generous room sizes and a functional floor plan make this home ideal for everyday living. Conveniently located near shopping, restaurants, and major freeways - everything you need is just minutes away. Don't miss this opportunity - schedule your showing today. This one won't last!

10. 2026-04-17
    listed $47,000 Active 717-char remark

    Show marketing remark (661 chars)

    Beautiful Double-Wide in Prime Clinton Township Location! Nestled at the end of a quiet cul-de-sac, this spacious 3-bedroom, 2-bath manufactured home offers privacy and comfort in a desirable park setting. Enjoy a bright, open layout with abundant natural light throughout. The large primary suite features a private bath with skylight and a walk-in tub - perfect for relaxation. Generous room sizes and a functional floor plan make this home ideal for everyday living. Conveniently located near shopping, restaurants, and major freeways - everything you need is just minutes away. Don't miss this opportunity - schedule your showing today. This one won't last!

11. 2026-04-17
    listed $47,000 Active

    Show marketing remark (661 chars)

    Beautiful Double-Wide in Prime Clinton Township Location! Nestled at the end of a quiet cul-de-sac, this spacious 3-bedroom, 2-bath manufactured home offers privacy and comfort in a desirable park setting. Enjoy a bright, open layout with abundant natural light throughout. The large primary suite features a private bath with skylight and a walk-in tub - perfect for relaxation. Generous room sizes and a functional floor plan make this home ideal for everyday living. Conveniently located near shopping, restaurants, and major freeways - everything you need is just minutes away. Don't miss this opportunity - schedule your showing today. This one won't last!

12. 2026-04-17
    listed $47,000 Active

    Show marketing remark (661 chars)

    Beautiful Double-Wide in Prime Clinton Township Location! Nestled at the end of a quiet cul-de-sac, this spacious 3-bedroom, 2-bath manufactured home offers privacy and comfort in a desirable park setting. Enjoy a bright, open layout with abundant natural light throughout. The large primary suite features a private bath with skylight and a walk-in tub - perfect for relaxation. Generous room sizes and a functional floor plan make this home ideal for everyday living. Conveniently located near shopping, restaurants, and major freeways - everything you need is just minutes away. Don't miss this opportunity - schedule your showing today. This one won't last!

ⓘ 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: $17,738
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − HOA: −$10,740
• − Depreciation: −$1,018
• Taxable income: $481
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $255/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

Average 55/100 Cosmetic rehab

This single-family home in Sterling Heights, MI, offers a good starting point for a cosmetic renovation. Updating the kitchen and bathrooms, along with fresh paint and new siding, can significantly increase its value for both resale and rental.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor exterior siding — some discoloration

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters
• Both paint interior walls — fresh paint can make a significant difference in the home's appearance
• Both replace exterior siding — new siding can improve curb appeal and increase the home's value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint can make a significant difference in the home's appearance ↑
• Both replace exterior siding — new siding can improve curb appeal and increase the home's value ↑

ⓘ 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 — Sterling Heights

• Score: 74/100
• State rank: #173
• US rank: #4545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• City population: 133,573
• 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

-25.5% since first listed

8 events — show timeline

• 2026-06-06 Pending — MiRealSource-MiMLS
• 2026-06-06 Pending — REALCOMP
• 2026-05-03 Price Changed $35,000 MiRealSource-MiMLS
• 2026-05-03 Price Changed $35,000 REALCOMP
• 2026-04-17 Listed $47,000 MiRealSource-MiMLS
• 2026-04-17 Listed $47,000 MiRealSource-MiMLS
• 2026-04-17 Listed $47,000 REALCOMP
• 2026-04-17 Listed $47,000 MiRealSource-MiMLS