15385 Cartier Dr · Clinton, MI 48038

$69,900

3 bd · 2.0 ba · 1,624 sqft · Manufactured · 56 Days on market

Built 2017 Good condition 6,534 sqft lot $43/sqft · 77% below area $750/mo HOA · 46% of rent ↓ 25% 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 +16.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 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

Step into this beautifully maintained, fully drywalled 3-bedroom, 2-bath manufactured home, featuring an upgraded trim package that adds a refined, elegant touch throughout. The spacious living room seamlessly flows into the dining area and kitchen with island and nice appliances, creating an open-concept layout ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with abundant cabinetry and generous counter space, making meal preparation and storage both easy and efficient. The private primary suite offers a relaxing retreat, complete with a full ensuite bath featuring dual sinks. Two additional bedrooms are well-sized and share a second full bathroom, providing comfort and convenience for family or guests. A separate family room adds valuable versatility—perfect as a second living area, home office, or game room to suit your lifestyle. Outside, you’ll find a storage shed, three dedicated parking spaces, and durable vinyl brick-look skirting that enhances the home’s curb appeal. Located in the well-maintained River’s Edge community along the scenic Clinton River in Clinton Township, residents enjoy a variety of exceptional amenities. These include an activity center, indoor and outdoor basketball courts, swimming pools, playgrounds, barbecue areas, and pavilions. The community also offers organized activities, snow removal in common areas, well-lit streets, and a welcoming, pet-friendly environment. Convenience is unmatched, with major shopping centers just minutes away and easy access to highways and public transportation. The home is also situated within the highly regarded Chippewa Valley School District. Outdoor enthusiasts will appreciate the nearby parks and golf courses. Experience the perfect blend of affordability, comfort, and convenience at River’s Edge. Schedule your private showing today and make this exceptional home yours.

Key facts

• Abundant cabinetry
• Full ensuite bath
• Open-concept layout

Tags

• UPGRADED TRIM PACKAGE
• OPEN-CONCEPT LAYOUT
• ABUNDANT CABINETRY
• GENEROUS COUNTER SPACE
• PRIVATE PRIMARY SUITE
• FULL ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $46 ($552/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• 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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $483 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.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 2y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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. 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. 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.
6. 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.
7. 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: 2.32% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 3.6

CMA / ARV

• ARV (median comp): $310,392
• List price: $69,900
• Delta: -77.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38146 Saint Tropez Dr	0.13mi	4/2.0 (+1)	1,680 (+3%)	2mo	$50,000	$30	82

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: -19.8%
• Equity multiple: 0.35×
• Total profit: $-12,658
• Equity at exit: $10,422

10-year hold

• IRR: -62.7%
• Equity multiple: -0.21×
• Total profit: $-23,616
• Equity at exit: $6,044

Cash invested: $19,572 (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 48038

• Rents YoY: -0.9%
• Active inventory: 257
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$750
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $46

Break-even live

Break-even rent $1,561

Max offer price $69,900

Occupancy floor 92%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	2d	1	0.05mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	2d	1	0.10mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	43d	1	0.10mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	1d	1	0.11mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	24d	1	0.14mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.21mi
14357 Shadywood Dr Sterling Heights, MI	2.0	2.0	1500	$2,100	$1.40	3d	1	0.84mi
14273 Shadywood Dr Sterling Heights, MI	2.0	2.0	1373	$2,100	$1.53	43d	1	0.91mi
38227 Schoenherr Rd Sterling Heights, MI	2.0	1.5	1250	$1,830	$1.46	1d	1	1.19mi
13429 Denver Cir S Sterling Heights, MI	3.0	1.5	1216	$2,100	$1.73	43d	1	1.24mi
38177 Jamestown Dr Sterling Heights, MI	3.0	2.0	1300	$1,850	$1.42	5d	1	1.27mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,052	$2.05	1d	9	1.29mi

HOA detail

• Monthly dues: $750 · $9,000/yr
• Likely covers: landscapingsnow removalpool

Listing history 50 events

1. 2026-06-18
   days on market $69,900 Active 56 DOM
2. 2026-06-17
   days on market $69,900 Active 55 DOM
3. 2026-06-16
   days on market $69,900 Active 54 DOM
4. 2026-06-15
   listing id $69,900 Active 53 DOM

   Show marketing remark (1905 chars)

   Step into this beautifully maintained, fully drywalled 3-bedroom, 2-bath manufactured home, featuring an upgraded trim package that adds a refined, elegant touch throughout. The spacious living room seamlessly flows into the dining area and kitchen with island and nice appliances, creating an open-concept layout ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with abundant cabinetry and generous counter space, making meal preparation and storage both easy and efficient. The private primary suite offers a relaxing retreat, complete with a full ensuite bath featuring dual sinks. Two additional bedrooms are well-sized and share a second full bathroom, providing comfort and convenience for family or guests. A separate family room adds valuable versatility - perfect as a second living area, home office, or game room to suit your lifestyle. Outside, you'll find a storage shed, three dedicated parking spaces, and durable vinyl brick-look skirting that enhances the home's curb appeal. Located in the well-maintained River's Edge community along the scenic Clinton River in Clinton Township, residents enjoy a variety of exceptional amenities. These include an activity center, indoor and outdoor basketball courts, swimming pools, playgrounds, barbecue areas, and pavilions. The community also offers organized activities, snow removal in common areas, well-lit streets, and a welcoming, pet-friendly environment. Convenience is unmatched, with major shopping centers just minutes away and easy access to highways and public transportation. The home is also situated within the highly regarded Chippewa Valley School District. Outdoor enthusiasts will appreciate the nearby parks and golf courses. Experience the perfect blend of affordability, comfort, and convenience at River's Edge. Schedule your private showing today and make this exceptional home yours.

5. 2026-06-15
   days on market $69,900 Active 53 DOM

   Show marketing remark (1905 chars)

   Step into this beautifully maintained, fully drywalled 3-bedroom, 2-bath manufactured home, featuring an upgraded trim package that adds a refined, elegant touch throughout. The spacious living room seamlessly flows into the dining area and kitchen with island and nice appliances, creating an open-concept layout ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with abundant cabinetry and generous counter space, making meal preparation and storage both easy and efficient. The private primary suite offers a relaxing retreat, complete with a full ensuite bath featuring dual sinks. Two additional bedrooms are well-sized and share a second full bathroom, providing comfort and convenience for family or guests. A separate family room adds valuable versatility - perfect as a second living area, home office, or game room to suit your lifestyle. Outside, you'll find a storage shed, three dedicated parking spaces, and durable vinyl brick-look skirting that enhances the home's curb appeal. Located in the well-maintained River's Edge community along the scenic Clinton River in Clinton Township, residents enjoy a variety of exceptional amenities. These include an activity center, indoor and outdoor basketball courts, swimming pools, playgrounds, barbecue areas, and pavilions. The community also offers organized activities, snow removal in common areas, well-lit streets, and a welcoming, pet-friendly environment. Convenience is unmatched, with major shopping centers just minutes away and easy access to highways and public transportation. The home is also situated within the highly regarded Chippewa Valley School District. Outdoor enthusiasts will appreciate the nearby parks and golf courses. Experience the perfect blend of affordability, comfort, and convenience at River's Edge. Schedule your private showing today and make this exceptional home yours.

6. 2026-06-13
   days on market $69,900 Active 51 DOM
7. 2026-06-13
   days on market $69,900 Active 50 DOM
8. 2026-06-09
   days on market $69,900 Active 47 DOM
9. 2026-06-08
   days on market $69,900 Active 46 DOM
10. 2026-06-07
    days on market $69,900 Active 45 DOM
11. 2026-06-04
    pricedays on market $69,900 Active 42 DOM
12. 2026-06-03
    days on market $71,500 Active 41 DOM

    Show marketing remark (1933 chars)

    Step into this beautifully maintained, fully drywalled 3-bedroom, 2-bath manufactured home, featuring an upgraded trim package that adds a refined, elegant touch throughout. The spacious living room seamlessly flows into the dining area and kitchen with island and nice appliances, creating an open-concept layout ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with abundant cabinetry and generous counter space, making meal preparation and storage both easy and efficient. The private primary suite offers a relaxing retreat, complete with a full ensuite bath featuring dual sinks. Two additional bedrooms are well-sized and share a second full bathroom, providing comfort and convenience for family or guests. A separate family room adds valuable versatility—perfect as a second living area, home office, or game room to suit your lifestyle. Outside, you’ll find a storage shed, three dedicated parking spaces, and durable vinyl brick-look skirting that enhances the home’s curb appeal. Located in the well-maintained River’s Edge community along the scenic Clinton River in Clinton Township, residents enjoy a variety of exceptional amenities. These include an activity center, indoor and outdoor basketball courts, swimming pools, playgrounds, barbecue areas, and pavilions. The community also offers organized activities, snow removal in common areas, well-lit streets, and a welcoming, pet-friendly environment. Convenience is unmatched, with major shopping centers just minutes away and easy access to highways and public transportation. The home is also situated within the highly regarded Chippewa Valley School District. Outdoor enthusiasts will appreciate the nearby parks and golf courses. Experience the perfect blend of affordability, comfort, and convenience at River’s Edge. Schedule your private showing today and make this exceptional home yours.

13. 2026-06-02
    days on market $71,500 Active 40 DOM
14. 2026-06-01
    days on market $71,500 Active 39 DOM
15. 2026-05-31
    days on market $71,500 Active 38 DOM
16. 2026-05-15
    price $72,500 1905-char remark
17. 2026-05-14
    price $72,500 1933-char remark

    Show marketing remark (1933 chars)

    Step into this beautifully maintained, fully drywalled 3-bedroom, 2-bath manufactured home, featuring an upgraded trim package that adds a refined, elegant touch throughout. The spacious living room seamlessly flows into the dining area and kitchen with island and nice appliances, creating an open-concept layout ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with abundant cabinetry and generous counter space, making meal preparation and storage both easy and efficient. The private primary suite offers a relaxing retreat, complete with a full ensuite bath featuring dual sinks. Two additional bedrooms are well-sized and share a second full bathroom, providing comfort and convenience for family or guests. A separate family room adds valuable versatility—perfect as a second living area, home office, or game room to suit your lifestyle. Outside, you’ll find a storage shed, three dedicated parking spaces, and durable vinyl brick-look skirting that enhances the home’s curb appeal. Located in the well-maintained River’s Edge community along the scenic Clinton River in Clinton Township, residents enjoy a variety of exceptional amenities. These include an activity center, indoor and outdoor basketball courts, swimming pools, playgrounds, barbecue areas, and pavilions. The community also offers organized activities, snow removal in common areas, well-lit streets, and a welcoming, pet-friendly environment. Convenience is unmatched, with major shopping centers just minutes away and easy access to highways and public transportation. The home is also situated within the highly regarded Chippewa Valley School District. Outdoor enthusiasts will appreciate the nearby parks and golf courses. Experience the perfect blend of affordability, comfort, and convenience at River’s Edge. Schedule your private showing today and make this exceptional home yours.

18. 2026-05-06
    price $73,500 1905-char remark
19. 2026-05-05
    price $73,500 1933-char remark

    Show marketing remark (1933 chars)

    Step into this beautifully maintained, fully drywalled 3-bedroom, 2-bath manufactured home, featuring an upgraded trim package that adds a refined, elegant touch throughout. The spacious living room seamlessly flows into the dining area and kitchen with island and nice appliances, creating an open-concept layout ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with abundant cabinetry and generous counter space, making meal preparation and storage both easy and efficient. The private primary suite offers a relaxing retreat, complete with a full ensuite bath featuring dual sinks. Two additional bedrooms are well-sized and share a second full bathroom, providing comfort and convenience for family or guests. A separate family room adds valuable versatility—perfect as a second living area, home office, or game room to suit your lifestyle. Outside, you’ll find a storage shed, three dedicated parking spaces, and durable vinyl brick-look skirting that enhances the home’s curb appeal. Located in the well-maintained River’s Edge community along the scenic Clinton River in Clinton Township, residents enjoy a variety of exceptional amenities. These include an activity center, indoor and outdoor basketball courts, swimming pools, playgrounds, barbecue areas, and pavilions. The community also offers organized activities, snow removal in common areas, well-lit streets, and a welcoming, pet-friendly environment. Convenience is unmatched, with major shopping centers just minutes away and easy access to highways and public transportation. The home is also situated within the highly regarded Chippewa Valley School District. Outdoor enthusiasts will appreciate the nearby parks and golf courses. Experience the perfect blend of affordability, comfort, and convenience at River’s Edge. Schedule your private showing today and make this exceptional home yours.

20. 2026-05-02
    price $73,900 1905-char remark
21. 2026-05-01
    price $73,900 1933-char remark

    Show marketing remark (1933 chars)

    Step into this beautifully maintained, fully drywalled 3-bedroom, 2-bath manufactured home, featuring an upgraded trim package that adds a refined, elegant touch throughout. The spacious living room seamlessly flows into the dining area and kitchen with island and nice appliances, creating an open-concept layout ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with abundant cabinetry and generous counter space, making meal preparation and storage both easy and efficient. The private primary suite offers a relaxing retreat, complete with a full ensuite bath featuring dual sinks. Two additional bedrooms are well-sized and share a second full bathroom, providing comfort and convenience for family or guests. A separate family room adds valuable versatility—perfect as a second living area, home office, or game room to suit your lifestyle. Outside, you’ll find a storage shed, three dedicated parking spaces, and durable vinyl brick-look skirting that enhances the home’s curb appeal. Located in the well-maintained River’s Edge community along the scenic Clinton River in Clinton Township, residents enjoy a variety of exceptional amenities. These include an activity center, indoor and outdoor basketball courts, swimming pools, playgrounds, barbecue areas, and pavilions. The community also offers organized activities, snow removal in common areas, well-lit streets, and a welcoming, pet-friendly environment. Convenience is unmatched, with major shopping centers just minutes away and easy access to highways and public transportation. The home is also situated within the highly regarded Chippewa Valley School District. Outdoor enthusiasts will appreciate the nearby parks and golf courses. Experience the perfect blend of affordability, comfort, and convenience at River’s Edge. Schedule your private showing today and make this exceptional home yours.

22. 2026-04-23
    listed $74,900 Active 1905-char remark

    Show marketing remark (1905 chars)

    Step into this beautifully maintained, fully drywalled 3-bedroom, 2-bath manufactured home, featuring an upgraded trim package that adds a refined, elegant touch throughout. The spacious living room seamlessly flows into the dining area and kitchen with island and nice appliances, creating an open-concept layout ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with abundant cabinetry and generous counter space, making meal preparation and storage both easy and efficient. The private primary suite offers a relaxing retreat, complete with a full ensuite bath featuring dual sinks. Two additional bedrooms are well-sized and share a second full bathroom, providing comfort and convenience for family or guests. A separate family room adds valuable versatility - perfect as a second living area, home office, or game room to suit your lifestyle. Outside, you'll find a storage shed, three dedicated parking spaces, and durable vinyl brick-look skirting that enhances the home's curb appeal. Located in the well-maintained River's Edge community along the scenic Clinton River in Clinton Township, residents enjoy a variety of exceptional amenities. These include an activity center, indoor and outdoor basketball courts, swimming pools, playgrounds, barbecue areas, and pavilions. The community also offers organized activities, snow removal in common areas, well-lit streets, and a welcoming, pet-friendly environment. Convenience is unmatched, with major shopping centers just minutes away and easy access to highways and public transportation. The home is also situated within the highly regarded Chippewa Valley School District. Outdoor enthusiasts will appreciate the nearby parks and golf courses. Experience the perfect blend of affordability, comfort, and convenience at River's Edge. Schedule your private showing today and make this exceptional home yours.

23. 2026-04-23
    listed $74,900 Active 1933-char remark

    Show marketing remark (1905 chars)

    Step into this beautifully maintained, fully drywalled 3-bedroom, 2-bath manufactured home, featuring an upgraded trim package that adds a refined, elegant touch throughout. The spacious living room seamlessly flows into the dining area and kitchen with island and nice appliances, creating an open-concept layout ideal for both everyday living and entertaining. The kitchen is thoughtfully designed with abundant cabinetry and generous counter space, making meal preparation and storage both easy and efficient. The private primary suite offers a relaxing retreat, complete with a full ensuite bath featuring dual sinks. Two additional bedrooms are well-sized and share a second full bathroom, providing comfort and convenience for family or guests. A separate family room adds valuable versatility - perfect as a second living area, home office, or game room to suit your lifestyle. Outside, you'll find a storage shed, three dedicated parking spaces, and durable vinyl brick-look skirting that enhances the home's curb appeal. Located in the well-maintained River's Edge community along the scenic Clinton River in Clinton Township, residents enjoy a variety of exceptional amenities. These include an activity center, indoor and outdoor basketball courts, swimming pools, playgrounds, barbecue areas, and pavilions. The community also offers organized activities, snow removal in common areas, well-lit streets, and a welcoming, pet-friendly environment. Convenience is unmatched, with major shopping centers just minutes away and easy access to highways and public transportation. The home is also situated within the highly regarded Chippewa Valley School District. Outdoor enthusiasts will appreciate the nearby parks and golf courses. Experience the perfect blend of affordability, comfort, and convenience at River's Edge. Schedule your private showing today and make this exceptional home yours.

24. 2025-12-05
    historical
25. 2025-12-05
    historical
26. 2025-12-05
    historical $1,400
27. 2025-12-01
    historical
28. 2025-12-01
    historical
29. 2025-11-25
    listed $1,400
30. 2025-11-04
    price $1,400
31. 2025-11-03
    price $1,400
32. 2025-11-03
    price $62,900
33. 2025-11-03
    price $62,900
34. 2025-10-25
    price $1,450
35. 2025-10-24
    price $1,450
36. 2025-10-14
    price $65,000
37. 2025-10-13
    price $65,000
38. 2025-10-11
    listed $1,500 Active
39. 2025-10-10
    listed $1,500 Active
40. 2025-08-21
    price $67,000
41. 2025-08-21
    price $67,000
42. 2025-08-12
    price $77,900
43. 2025-08-12
    price $77,900
44. 2025-07-23
    price $79,900
45. 2025-07-23
    price $79,900
46. 2025-07-12
    status Active
47. 2025-07-11
    historical
48. 2025-07-10
    price $82,000
49. 2025-07-10
    price $82,000
50. 2025-06-25
    listed $86,900 Active

ⓘ 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: $19,428
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − HOA: −$9,000
• − Depreciation: −$2,033
• Taxable loss: −$27
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $558/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

This well-maintained, fully drywalled 3-bedroom, 2-bath manufactured home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and adds value.
• Rental Clean and maintain HVAC filters — Improves air quality and reduces maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and adds value. ↑
• Rental Clean and maintain HVAC filters — Improves air quality and reduces maintenance costs. ↑

ⓘ 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 — 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): 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

-25.2% since first listed

50 events — show timeline

• 2026-06-15 Pending — REALCOMP
• 2026-06-15 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2026-06-15 Sold (MLS) $65,000 REALCOMP
• 2026-06-04 Price Changed $69,900 MiRealSource-MiMLS
• 2026-06-03 Price Changed $69,900 REALCOMP
• 2026-05-23 Price Changed $71,500 MiRealSource-MiMLS
• 2026-05-23 Price Changed $71,500 REALCOMP
• 2026-05-15 Price Changed $72,500 MiRealSource-MiMLS
• 2026-05-14 Price Changed $72,500 REALCOMP
• 2026-05-06 Price Changed $73,500 MiRealSource-MiMLS
• 2026-05-05 Price Changed $73,500 REALCOMP
• 2026-05-02 Price Changed $73,900 MiRealSource-MiMLS
• 2026-05-01 Price Changed $73,900 REALCOMP
• 2026-04-23 Listed $74,900 MiRealSource-MiMLS
• 2026-04-23 Listed $69,900 MiRealSource-MiMLS
• 2026-04-23 Listed $74,900 REALCOMP
• 2025-12-05 Listing Removed — REALCOMP
• 2025-12-05 Listing Removed — MiRealSource-MiMLS
• 2025-12-05 Rental Removed $1,400 REALCOMP
• 2025-12-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-01 Listing Removed — REALCOMP
• 2025-11-25 Listed for Rent $1,400 REALCOMP
• 2025-11-04 Price Changed $1,400 MiRealSource-MiMLS
• 2025-11-03 Price Changed $1,400 REALCOMP
• 2025-11-03 Price Changed $62,900 MiRealSource-MiMLS
• 2025-11-03 Price Changed $62,900 REALCOMP
• 2025-10-25 Price Changed $1,450 MiRealSource-MiMLS
• 2025-10-24 Price Changed $1,450 REALCOMP
• 2025-10-14 Price Changed $65,000 MiRealSource-MiMLS
• 2025-10-13 Price Changed $65,000 REALCOMP
• 2025-10-11 Listed $1,500 REALCOMP
• 2025-10-10 Listed $1,500 MiRealSource-MiMLS
• 2025-08-21 Price Changed $67,000 MiRealSource-MiMLS
• 2025-08-21 Price Changed $67,000 REALCOMP
• 2025-08-12 Price Changed $77,900 MiRealSource-MiMLS
• 2025-08-12 Price Changed $77,900 REALCOMP
• 2025-07-23 Price Changed $79,900 MiRealSource-MiMLS
• 2025-07-23 Price Changed $79,900 REALCOMP
• 2025-07-12 Relisted — REALCOMP
• 2025-07-11 Listing Removed — REALCOMP
• 2025-07-10 Price Changed $82,000 MiRealSource-MiMLS
• 2025-07-10 Price Changed $82,000 REALCOMP
• 2025-06-25 Listed $86,900 REALCOMP
• 2025-06-24 Listed $86,900 MiRealSource-MiMLS
• 2024-10-11 Listing Removed — MiRealSource-MiMLS
• 2024-10-11 Listing Removed — MiRealSource-MiMLS
• 2024-10-11 Listing Removed — REALCOMP
• 2024-08-26 Listed $86,900 MiRealSource-MiMLS
• 2024-08-26 Listed $86,900 MiRealSource-MiMLS
• 2024-08-26 Listed $86,900 REALCOMP