317 Clark St · Clinton, MI 49236

$124,900

2 bd · 1.0 ba · 1,012 sqft · Condo · 91 Days on market

Built 1970 Good condition $120/mo HOA · 8% of rent ↓ 2% since listing

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

Key facts

• Brand new roof
• Spacious living area
• Private entrance

Tags

• PRIVATE FENCED YARD
• PRIVATE ENTRANCE
• SPACIOUS LIVING AREA
• OPEN KITCHEN
• ALL APPLIANCES INCLUDED
• BRAND NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• Clinton Community Schools (town): math 38% / reading 51% proficiency, ranked #139 of 540 in MI (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 137 units permitted in Lenawee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lenawee County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Recommended offer $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 1970 — 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: 1.23% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,185
• Equity at exit: $18,623

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $15,138
• Equity at exit: $10,799

Cash invested: $34,972 (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 49236

• Home prices YoY: -31.0%
• Active inventory: 16
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$120
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $235

Break-even live

Break-even rent $1,245

Max offer price $124,900

Occupancy floor 80%

Sensitivity live

Price	-10% $321	-5% $278	+0% $235	+5% $192	+10% $149
Rent	-10% $113	-5% $174	+0% $235	+5% $296	+10% $357
Rate	-1.0pp $298	-0.5pp $267	base $235	+0.5pp $202	+1.0pp $170

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $120 · $1,440/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-05-20
   status Pending 577-char remark

   Show marketing remark (577 chars)

   PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

2. 2026-05-20
   status Pending 577-char remark

   Show marketing remark (577 chars)

   PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

3. 2026-05-05
   price $124,900 577-char remark

   Show marketing remark (577 chars)

   PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

4. 2026-05-05
   price $124,900 577-char remark

   Show marketing remark (577 chars)

   PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

5. 2026-05-05
   status Active 577-char remark

   Show marketing remark (577 chars)

   PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

6. 2026-05-05
   status Active 577-char remark

   Show marketing remark (577 chars)

   PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

7. 2026-04-28
   status Keep Showing-Contgcy Appl 577-char remark

   Show marketing remark (577 chars)

   PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

8. 2026-04-28
   historical Active - Contingent 577-char remark

   Show marketing remark (577 chars)

   PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

9. 2026-04-28
   status Active 577-char remark

   Show marketing remark (577 chars)

   PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

10. 2026-01-23
    historical 577-char remark

    Show marketing remark (577 chars)

    PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

11. 2025-12-17
    status Pending 577-char remark

    Show marketing remark (577 chars)

    PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

12. 2025-12-17
    status Pending 577-char remark

    Show marketing remark (577 chars)

    PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

13. 2025-12-16
    historical 577-char remark

    Show marketing remark (577 chars)

    PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

14. 2025-12-03
    price $126,000 577-char remark

    Show marketing remark (577 chars)

    PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

15. 2025-12-03
    price $126,000 577-char remark

    Show marketing remark (577 chars)

    PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

16. 2025-07-03
    listed $126,900 Active 577-char remark

    Show marketing remark (577 chars)

    PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

17. 2025-07-03
    listed $126,900 Active 577-char remark

    Show marketing remark (577 chars)

    PRICE IMPROVEMENT!!!!! Why rent when you can OWN this adorable updated two story condo nestled in a scenic peaceful setting in the historical Village of Clinton. This complex has only 4 units, each with it's own private fenced in yard. Private entrance opens up to a spacious living area and open kitchen equipped with all appliances included. Featuring 2 bedrooms, 1 bath, 1 car garage, walk in closet, vinyl flooring, ample parking for guests, newer dual pane thermal windows, and a brand new roof. Move in ready and full occupancy at closing! Make this your home sweet home!

ⓘ 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: $18,501
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − HOA: −$1,440
• − Depreciation: −$3,633
• Taxable income: $973
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $2,584/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

This move-in ready two-story condo is in good condition with a fresh paint job and new roof. It offers a spacious living area, private fenced in yard, and ample parking. The home is priced for a quick sale and would benefit from some cosmetic updates to further enhance its value.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace flooring with hardwood or tile — Hardwood or tile flooring can increase both resale and rental value
• Both Install new windows or replace existing ones — Newer windows can improve energy efficiency and increase home value
• Both Upgrade HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, increasing both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace flooring with hardwood or tile — Hardwood or tile flooring can increase both resale and rental value ↑
• Both Install new windows or replace existing ones — Newer windows can improve energy efficiency and increase home value ↑
• Both Upgrade HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, increasing both resale and rental 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: Clinton Community Schools
• NCES district ID: 2610050
• Math proficiency: 38% ▲ 2.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $58,317
• Composite: 38.97/100
• National rank: #4077
• State rank: #139 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

• Census place: Clinton, MI
• Population (ZIP): 4,940

Population outlook (Lenawee County) Hauer SSP2

• Today (2025): 95,497 people
• By 2030: 92,722 · -2.9%
• By 2040: 85,641 · -10.3%
• By 2050: 77,971 · -18.4%
• By 2075: 60,043 · -37.1%
• By 2100: 41,468 · -56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 7% Iranian 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Lenawee

• 2024 margin: Strong R (+23.0) · D 37.8% · R 60.8% · Other 1.4%
• 2008→2024 swing: -28.1pp toward R · 2008: 5.1pp · 2024: -23.0pp
• All cycles: 2024: R+23.0 2020: R+19.9 2016: R+21.1 2012: R+1.3 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.40%
• Current HPI: 219.3744
• 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

-1.6% since first listed

17 events — show timeline

• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — SW Michigan MLS
• 2026-05-05 Price Changed $124,900 MiRealSource-MiMLS
• 2026-05-05 Price Changed $124,900 SW Michigan MLS
• 2026-05-05 Relisted — MiRealSource-MiMLS
• 2026-05-05 Relisted — SW Michigan MLS
• 2026-04-28 Relisted — MiRealSource-MiMLS
• 2026-04-28 Contingent — SW Michigan MLS
• 2026-04-28 Relisted — SW Michigan MLS
• 2026-01-23 Listing Removed — SW Michigan MLS
• 2025-12-17 Pending — MiRealSource-MiMLS
• 2025-12-17 Pending — SW Michigan MLS
• 2025-12-16 Listing Removed — MiRealSource-MiMLS
• 2025-12-03 Price Changed $126,000 MiRealSource-MiMLS
• 2025-12-03 Price Changed $126,000 SW Michigan MLS
• 2025-07-03 Listed $126,900 SW Michigan MLS
• 2025-07-03 Listed $126,900 MiRealSource-MiMLS