10021 Clio Rd · Clio, MI 48420

$169,900

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 4 Days on market

Built 1936 1.58 ac lot $108/sqft · 13% below area Est $195k · 13% under

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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 +13.2/15.0
• Cash flow +11.5/30.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HIGHEST AND BEST OFFERS DUE BY NOON SATURDAY. Move-in ready with big-ticket updates completed. This 3-bed, 2-bath home features newer windows, 2023 waterproofed basement, and a 2024 roof. Inside, enjoy hardwood floors, first-floor laundry, and a practical layout. The extended 2-car garage with an additional access door provides excellent utility for tools, toys, or projects. On over 1.5 acres, the backyard is perfect for entertaining or enjoying nature. A strong, well-cared-for home with lasting value. This one will go quickly. Book your appointment today!

Key facts

• Backyard
• Newer windows
• Hardwood floors

Tags

• NEWER WINDOWS
• WATERPROOFED BASEMENT
• HARDWOOD FLOORS
• FIRST-FLOOR LAUNDRY
• EXTENDED GARAGE
• BACKYARD

Property features AI

Finance

• Other: Located near Dodge Road / Jennings Road
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; 1,568 above-grade finished square feet
• Exterior features: 1.58-acre lot; Lot dimensions: 285 x 211 x 286 x 212; No pool

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas fireplace; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-56 ($-673/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (23.5% below list).
• Recommended offer: $130k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Clio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#332 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A-, crime B+; Watch: amenities F, commute F, employment F.
• Clio Area School District (suburban): math 27% / reading 44% proficiency, ranked #269 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clio Middle School (math 22% / reading 42%, grade F, #317 of 493 statewide, top 65%, 552 students, 63% FRL); Clio Area High School (math 22% / reading 52%, grade F, #334 of 713 statewide, top 51%, 764 students, 53% FRL) — zoned schools average 58% FRL vs 42% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 155 active listings in the ZIP; 419 units permitted in Genesee County in 2024 (68 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.
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,008 (23.5% 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. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.77% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (median comp): $194,775
• List price: $169,900
• Delta: -12.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9277 N Clio Rd	0.48mi	3/1.0	1,554 (-1%)	11mo	$199,000	$128	63
10190 Lavern Ct	0.32mi	3/1.5	1,344 (-14%)	3mo	$288,000	$214	57
3056 Wilman Dr	0.46mi	3/1.5	1,416 (-10%)	8mo	$180,000	$127	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.35×
• Total profit: $-31,142
• Equity at exit: $25,333

10-year hold

• IRR: -11.2%
• Equity multiple: 0.33×
• Total profit: $-31,868
• Equity at exit: $14,690

Cash invested: $47,572 (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 48420

• Active inventory: 155
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-56

Break-even live

Break-even rent $1,371

Max offer price $159,986

Occupancy floor 99%

Sensitivity live

Price	-10% $40	-5% $-8	+0% $-56	+5% $-104	+10% $-152
Rent	-10% $-159	-5% $-107	+0% $-56	+5% $-5	+10% $47
Rate	-1.0pp $29	-0.5pp $-13	base $-56	+0.5pp $-100	+1.0pp $-145

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-17
   status Pending 562-char remark

   Show marketing remark (562 chars)

   HIGHEST AND BEST OFFERS DUE BY NOON SATURDAY. Move-in ready with big-ticket updates completed. This 3-bed, 2-bath home features newer windows, 2023 waterproofed basement, and a 2024 roof. Inside, enjoy hardwood floors, first-floor laundry, and a practical layout. The extended 2-car garage with an additional access door provides excellent utility for tools, toys, or projects. On over 1.5 acres, the backyard is perfect for entertaining or enjoying nature. A strong, well-cared-for home with lasting value. This one will go quickly. Book your appointment today!

2. 2026-05-17
   status Pending 562-char remark

   Show marketing remark (562 chars)

   HIGHEST AND BEST OFFERS DUE BY NOON SATURDAY. Move-in ready with big-ticket updates completed. This 3-bed, 2-bath home features newer windows, 2023 waterproofed basement, and a 2024 roof. Inside, enjoy hardwood floors, first-floor laundry, and a practical layout. The extended 2-car garage with an additional access door provides excellent utility for tools, toys, or projects. On over 1.5 acres, the backyard is perfect for entertaining or enjoying nature. A strong, well-cared-for home with lasting value. This one will go quickly. Book your appointment today!

3. 2026-05-13
   listed $169,900 Active 562-char remark

   Show marketing remark (562 chars)

   HIGHEST AND BEST OFFERS DUE BY NOON SATURDAY. Move-in ready with big-ticket updates completed. This 3-bed, 2-bath home features newer windows, 2023 waterproofed basement, and a 2024 roof. Inside, enjoy hardwood floors, first-floor laundry, and a practical layout. The extended 2-car garage with an additional access door provides excellent utility for tools, toys, or projects. On over 1.5 acres, the backyard is perfect for entertaining or enjoying nature. A strong, well-cared-for home with lasting value. This one will go quickly. Book your appointment today!

4. 2026-05-13
   listed $169,900 Active 562-char remark

   Show marketing remark (562 chars)

   HIGHEST AND BEST OFFERS DUE BY NOON SATURDAY. Move-in ready with big-ticket updates completed. This 3-bed, 2-bath home features newer windows, 2023 waterproofed basement, and a 2024 roof. Inside, enjoy hardwood floors, first-floor laundry, and a practical layout. The extended 2-car garage with an additional access door provides excellent utility for tools, toys, or projects. On over 1.5 acres, the backyard is perfect for entertaining or enjoying nature. A strong, well-cared-for home with lasting value. This one will go quickly. Book your appointment today!

5. 2016-07-28
   soldstatus $87,900
6. 2016-05-31
   status Pending
7. 2016-04-07
   price $89,900
8. 2016-04-04
   status Active
9. 2016-03-30
   historical
10. 2016-03-21
    price $91,500
11. 2016-02-25
    price $93,650
12. 2016-02-11
    price $95,650
13. 2016-01-07
    listed $96,900 Active
14. 2015-10-01
    listed $89,900

    Show marketing remark (399 chars)

    Nice 3 bedroom, 2 bath, full basement, 1580 sq foot. Move-In condition ranch situated on 1.58 acres 285 x 212. No close neighbors! 5 minuted from I-75 & I-475. Beautiful hardwoods & natural fireplace. Central air. Giant back deck for entertaining. Home was updated 2007 (approx) with new siding, roof, most windows, hardwoods, trim and tile. Home warranty offered. 2014 carpet installed.

15. 1998-11-12
    historical
16. 1998-11-12
    listed $119,900
17. 1998-11-12
    listed $119,900
18. 1998-11-12
    historical
19. 1998-10-20
    historical
20. 1998-10-20
    historical
21. 1998-04-27
    listed $119,900
22. 1998-04-27
    listed $119,900

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,457 · $121/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$580/yr (+$48/mo · 39.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,601
• − Mortgage interest: −$9,517
• − Property taxes: −$1,457
• − Insurance: −$850
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$4,943
• Taxable loss: −$3,661
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $205/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: Clio Area School District
• NCES district ID: 2610110
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 44% ▼ -7.00%
• Median HH income: $51,368
• Composite: 30.83/100
• National rank: #6134
• State rank: #269 of 540 in MI

Livability — Clio

• Score: 69/100
• State rank: #332
• US rank: #8154

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,213

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 8% Lithuanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.27%
• Current HPI: 186.7816
• Rent YoY: —
• Metro: —
• 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

+58.5% since first listed

24 events — show timeline

• 2026-06-15 Sold (MLS) $190,000 MiRealSource-MiMLS
• 2026-06-15 Sold (MLS) $190,000 REALCOMP
• 2026-05-17 Pending — REALCOMP
• 2026-05-17 Pending — MiRealSource-MiMLS
• 2026-05-13 Listed $169,900 REALCOMP
• 2026-05-13 Listed $169,900 MiRealSource-MiMLS
• 2016-07-28 Sold (Public Records) $87,900 Public Records
• 2016-05-31 Pending — MiRealSource-MiMLS
• 2016-04-07 Price Changed $89,900 MiRealSource-MiMLS
• 2016-04-04 Relisted — MiRealSource-MiMLS
• 2016-03-30 Listing Removed — MiRealSource-MiMLS
• 2016-03-21 Price Changed $91,500 MiRealSource-MiMLS
• 2016-02-25 Price Changed $93,650 MiRealSource-MiMLS
• 2016-02-11 Price Changed $95,650 MiRealSource-MiMLS
• 2016-01-07 Listed $96,900 MiRealSource-MiMLS
• 2015-10-01 Listed $89,900 REALCOMP
• 1998-11-12 Listed $119,900 MiRealSource-MiMLS
• 1998-11-12 Listing Removed — MiRealSource-MiMLS
• 1998-11-12 Listed $119,900 REALCOMP
• 1998-11-12 Listing Removed — REALCOMP
• 1998-10-20 Listing Removed — REALCOMP
• 1998-10-20 Listing Removed — MiRealSource-MiMLS
• 1998-04-27 Listed $119,900 REALCOMP
• 1998-04-27 Listed $119,900 MiRealSource-MiMLS

Property tax history

-6.9%/yr

Latest (2025): $1,457 · -40.4% YoY. Source: county tax records.