18708 Kendell Ct · Clinton, MI 48035

$56,000

2 bd · 1.0 ba · 1,000 sqft · Condo · 101 Days on market

Built 1968 $486/mo HOA · 39% of rent

---

Why this score? — see what drove the C+ 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 +23.9/30.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Honey Stop The Car - This nice little 2 Story Town House located in Fraser schools is just what your looking for. 2 Bedrooms 1 Bath, Basement, Assigned Parking Co-Op. Front door faces Kelly Road for easy Bus pickup and drop off. Kitchen has vinyl flooring. Fresh Paint. Hardwood redone recently. Master Bedroom has a walk in closet. Furnace approx. 2013, newer siding, entry doors, storm doors and windows. FRESH PAINT!! Exceptional Club House for Family Parties, Showers, etc. CASH ONLY. No Rentals. Owner Must Occupy Property. Application Fee $80 (check or money order). Town House Plaza Office located in the back of court 3.

Key facts

• Basement
• 2 story town house
• Walk in closet

Tags

• 2 STORY TOWN HOUSE
• BASEMENT
• ASSIGNED PARKING
• HARDWOOD FLOORS
• KITCHEN VINYL FLOORING
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $56k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $51k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Fraser Public Schools (suburban): math 31% / reading 43% proficiency, ranked #244 of 540 in MI (top 45%) — 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $387 of loan paydown is wiped out by about $2k 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 + 4.2% rent growth), your $16k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $9k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $56k implies a 460% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $50,960 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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.
9. 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.
10. 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: 2.22% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-270
• Equity at exit: $8,350

10-year hold

• IRR: 11.9%
• Equity multiple: 2.06×
• Total profit: $16,604
• Equity at exit: $4,842

Cash invested: $15,680 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$294
• Tax est. 1.5%: −$70 /mo · $840/yr
• Insurance: −$23
• HOA: −$486
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $108

Break-even live

Break-even rent $1,105

Max offer price $56,000

Occupancy floor 86%

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35431 Hickory Woods Dr #8 Clinton Township, MI	2.0	1.0	786	$1,250	$1.59	24d	1	0.59mi
35401 Hickory Woods Dr #3 Clinton Township, MI	2.0	1.0	775	$1,250	$1.61	22d	1	0.60mi
19709 Abrahm St Clinton Twp, MI	2.0	1.5	1175	$1,200	$1.02	3d	1	0.66mi
36760 Farmbrook Dr Clinton Twp, MI	2.0–3.0	1.0–1.5	1000	$1,051	$1.05	2d	6	0.82mi
20235 Abrahm St Clinton Twp, MI	3.0	1.5	978	$1,600	$1.64	2d	1	0.90mi
34895 Heathmore Dr Clinton Twp, MI	2.0	1.0	864	$925	$1.07	44d	1	1.00mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	44d	2	1.07mi
16695 Washington Sq Clinton Twp, MI	1.0–2.0	1.0	760	$1,350	$1.78	44d	1	1.11mi
37545 Charter Oaks Blvd Clinton Twp, MI	2.0	1.5	1110	$1,400	$1.26	44d	1	1.22mi
34917 Hamilton Dr Fraser, MI	2.0	1.0	800	$1,395	$1.74	24d	1	1.25mi
34632 Mercer Ln Fraser, MI	2.0	1.0	894	$1,295	$1.45	3d	1	1.34mi
16525 Woodlane #138 Fraser, MI	2.0	2.0	1061	$1,400	$1.32	44d	1	1.35mi
32870 Kelly Rd Roseville, MI	1.0	1.0	800	$965	$1.21	17d	1	1.40mi
18600 14 Mile Rd Fraser, MI	2.0	1.0	1070	$1,195	$1.12	24d	1	1.40mi

HOA detail condo

• Monthly dues: $486 · $5,832/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-04-16
   price $56,000 628-char remark

   Show marketing remark (628 chars)

   Honey Stop The Car - This nice little 2 Story Town House located in Fraser schools is just what your looking for. 2 Bedrooms 1 Bath, Basement, Assigned Parking Co-Op. Front door faces Kelly Road for easy Bus pickup and drop off. Kitchen has vinyl flooring. Fresh Paint. Hardwood redone recently. Master Bedroom has a walk in closet. Furnace approx. 2013, newer siding, entry doors, storm doors and windows. FRESH PAINT!! Exceptional Club House for Family Parties, Showers, etc. CASH ONLY. No Rentals. Owner Must Occupy Property. Application Fee $80 (check or money order). Town House Plaza Office located in the back of court 3.

2. 2026-04-15
   price $56,000 629-char remark

   Show marketing remark (629 chars)

   Honey Stop The Car - This nice little 2 Story Town House located in Fraser schools is just what your looking for. 2 Bedrooms 1 Bath, Basement, Assigned Parking Co-Op. Front door faces Kelly Road for easy Bus pickup and drop off. Kitchen has vinyl flooring. Fresh Paint. Hardwood redone recently. Master Bedroom has a walk in closet. Furnace approx. 2013, newer siding, entry doors, storm doors and windows. FRESH PAINT!! Exceptional Club House for Family Parties, Showers, etc. CASH ONLY. No Rentals. Owner Must Occupy Property. Application Fee $80 (check or money order). Town House Plaza Office located in the back of court 3.

3. 2026-03-29
   price $59,900 628-char remark

   Show marketing remark (629 chars)

   Honey Stop The Car - This nice little 2 Story Town House located in Fraser schools is just what your looking for. 2 Bedrooms 1 Bath, Basement, Assigned Parking Co-Op. Front door faces Kelly Road for easy Bus pickup and drop off. Kitchen has vinyl flooring. Fresh Paint. Hardwood redone recently. Master Bedroom has a walk in closet. Furnace approx. 2013, newer siding, entry doors, storm doors and windows. FRESH PAINT!! Exceptional Club House for Family Parties, Showers, etc. CASH ONLY. No Rentals. Owner Must Occupy Property. Application Fee $80 (check or money order). Town House Plaza Office located in the back of court 3.

4. 2026-03-29
   price $59,900 629-char remark

   Show marketing remark (629 chars)

   Honey Stop The Car - This nice little 2 Story Town House located in Fraser schools is just what your looking for. 2 Bedrooms 1 Bath, Basement, Assigned Parking Co-Op. Front door faces Kelly Road for easy Bus pickup and drop off. Kitchen has vinyl flooring. Fresh Paint. Hardwood redone recently. Master Bedroom has a walk in closet. Furnace approx. 2013, newer siding, entry doors, storm doors and windows. FRESH PAINT!! Exceptional Club House for Family Parties, Showers, etc. CASH ONLY. No Rentals. Owner Must Occupy Property. Application Fee $80 (check or money order). Town House Plaza Office located in the back of court 3.

5. 2026-02-09
   listed $64,900 Active 629-char remark

   Show marketing remark (628 chars)

   Honey Stop The Car - This nice little 2 Story Town House located in Fraser schools is just what your looking for. 2 Bedrooms 1 Bath, Basement, Assigned Parking Co-Op. Front door faces Kelly Road for easy Bus pickup and drop off. Kitchen has vinyl flooring. Fresh Paint. Hardwood redone recently. Master Bedroom has a walk in closet. Furnace approx. 2013, newer siding, entry doors, storm doors and windows. FRESH PAINT!! Exceptional Club House for Family Parties, Showers, etc. CASH ONLY. No Rentals. Owner Must Occupy Property. Application Fee $80 (check or money order). Town House Plaza Office located in the back of court 3.

6. 2026-02-09
   listed $64,900 Active 628-char remark

   Show marketing remark (628 chars)

   Honey Stop The Car - This nice little 2 Story Town House located in Fraser schools is just what your looking for. 2 Bedrooms 1 Bath, Basement, Assigned Parking Co-Op. Front door faces Kelly Road for easy Bus pickup and drop off. Kitchen has vinyl flooring. Fresh Paint. Hardwood redone recently. Master Bedroom has a walk in closet. Furnace approx. 2013, newer siding, entry doors, storm doors and windows. FRESH PAINT!! Exceptional Club House for Family Parties, Showers, etc. CASH ONLY. No Rentals. Owner Must Occupy Property. Application Fee $80 (check or money order). Town House Plaza Office located in the back of court 3.

7. 2009-11-01
   soldstatus $10,000
8. 2009-09-29
   historical
9. 2009-09-09
   listed $10,000

ⓘ 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: $14,908
• − Mortgage interest: −$3,137
• − Property taxes: −$840
• − Insurance: −$280
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − HOA: −$5,832
• − Depreciation: −$1,629
• Taxable income: $804
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $1,108/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: Fraser Public Schools
• NCES district ID: 2614820
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $49,752
• Composite: 31.94/100
• National rank: #5846
• State rank: #244 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

+460.0% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $56,000 MiRealSource-MiMLS
• 2026-04-15 Price Changed $56,000 REALCOMP
• 2026-03-29 Price Changed $59,900 MiRealSource-MiMLS
• 2026-03-29 Price Changed $59,900 REALCOMP
• 2026-02-09 Listed $64,900 REALCOMP
• 2026-02-09 Listed $64,900 MiRealSource-MiMLS
• 2009-11-01 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2009-09-29 Listing Removed — MiRealSource-MiMLS
• 2009-09-09 Listed $10,000 MiRealSource-MiMLS