21625 Trombly St · St. Clair Shores, MI 48080

$229,900

3 bd · 1.0 ba · 1,141 sqft · SingleFamily public records · 70 Days on market

Built 1940 10,019 sqft lot Est $213k · 8% over

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Why this score? — see what drove the F 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 +12.2/30.0
• ARV discount +4.0/15.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated bungalow offering fresh updates, functional living, and a fantastic location! Every detail has been thoughtfully refreshed, recent improvements include a brand new furnace and central air system, tankless water heater, new flooring throughout, beautifully updated cabinetry, and a gorgeous remodeled bathroom. With fresh paint inside and out, the home feels bright, clean, and modern from the moment you step inside. Conveniently located near the St. Clair Shores Nautical Mile, parks, and a variety of restaurants, shopping, and everyday amenities, this property combines comfort, style, and convenience. Schedule your showing today!

Key facts

• 0.23 acre lot
• Built 1940
• Listed 69 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Vinyl siding; Slab foundation; Built with vinyl siding
• Exterior features: Fenced yard; Paved road access; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Stainless steel appliances
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Washer; Dryer; Free-standing electric range; Free-standing refrigerator; Stainless steel appliances; Six total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-46 ($-552/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (23.5% below list).
• Recommended offer: $176k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in St. Clair Shores — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Lakeview Public Schools (Macomb) (suburban): math 32% / reading 51% proficiency, ranked #180 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harmon Elementary School (math 27% / reading 27%, grade F, #923 of 1,397 statewide, top 69%, 348 students, 53% FRL); Jefferson Middle School (math 33% / reading 52%, grade D-, #183 of 493 statewide, top 37%, 956 students, 50% FRL); Lakeview High School (math 30% / reading 64%, grade D-, #187 of 713 statewide, top 29%, 1,465 students, 42% FRL) — zoned schools average 48% FRL vs 31% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 167 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 70 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 21y 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.
• Current owner paid $130k; list at $230k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,823 (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. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $213,367
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21622 Trombly St	0.03mi	2/1.0 (-1)	1,156 (+1%)	2mo	$217,000	$188	90
21910 Stephens Rd	0.31mi	3/1.5	1,155 (+1%)	0mo	$272,000	$235	81
21601 Kramer St	0.08mi	3/1.0	1,025 (-10%)	2mo	$172,500	$168	77
21520 Harper Lake Ave	0.41mi	2/1.0 (-1)	1,117 (-2%)	2mo	$130,000	$116	71
22328 Trombly St	0.47mi	3/1.0	1,089 (-5%)	1mo	$255,000	$234	70
24808 Cubberness St	0.49mi	3/2.0	1,113 (-2%)	1mo	$245,000	$220	68
22006 Maple St	0.43mi	3/2.0	1,070 (-6%)	4mo	$199,999	$187	62
20218 Shores St	0.66mi	3/1.5	1,189 (+4%)	1mo	$290,000	$244	59
22639 Stephens St	0.71mi	3/1.0	1,100 (-4%)	3mo	$184,000	$167	59
24312 Ursuline St	0.63mi	3/2.0	1,049 (-8%)	2mo	$190,000	$181	51
21712 Lakeview St	0.58mi	3/1.0	986 (-14%)	1mo	$116,000	$118	50
22646 Stephens St	0.72mi	3/1.0	1,304 (+14%)	1mo	$197,000	$151	42

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-40,251
• Equity at exit: $34,279

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-39,099
• Equity at exit: $19,878

Cash invested: $64,372 (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 48080

• Active inventory: 167
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-46

Break-even live

Break-even rent $1,816

Max offer price $221,774

Occupancy floor 98%

Sensitivity live

Price	-10% $84	-5% $19	+0% $-46	+5% $-111	+10% $-176
Rent	-10% $-185	-5% $-115	+0% $-46	+5% $23	+10% $93
Rate	-1.0pp $70	-0.5pp $12	base $-46	+0.5pp $-106	+1.0pp $-166

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,250	$1.79	1d	1	0.58mi
23124 Grove St Saint Clair Shores, MI	3.0	1.0	1129	$2,000	$1.77	0d	1	0.70mi
22464 Beach St Saint Clair Shores, MI	2.0	1.5	1316	$2,300	$1.75	0d	1	0.73mi
401 Northshore Dr St Clair Shores, MI	2.0	1.0–1.5	970	$1,554	$1.60	0d	4	0.76mi
26324 Harper Unit 4 St Clair Shores, MI	2.0	1.0	700	$1,195	$1.71	26d	1	0.79mi
26324 Harper Ave Unit 6 St Clair Shores, MI	3.0	1.0	1100	$1,345	$1.22	26d	1	0.79mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	45d	1	0.96mi
24000 Jefferson Ave Unit 218 St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	45d	1	0.99mi
218 Riviera Dr St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	45d	1	1.01mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	0d	1	1.03mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	45d	1	1.04mi
21727 California St Saint Clair Shores, MI	3.0	2.0	1368	$1,925	$1.41	0d	1	1.18mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	4d	1	1.21mi
22615 Maxine St Saint Clair Shores, MI	3.0	1.0	950	$1,495	$1.57	0d	1	1.27mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	13d	1	1.35mi
22412 Milner St Saint Clair Shores, MI	3.0	1.0	1060	$2,000	$1.89	3d	1	1.44mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	26d	1	1.45mi

Listing history 50 events

1. 2026-06-17
   days on market $229,900 Active 70 DOM
2. 2026-06-16
   days on market $229,900 Active 69 DOM
3. 2026-06-15
   days on market $229,900 Active 68 DOM
4. 2026-06-13
   days on market $229,900 Active 66 DOM
5. 2026-06-13
   days on market $229,900 Active 65 DOM
6. 2026-06-09
   days on market $229,900 Active 62 DOM
7. 2026-06-08
   days on market $229,900 Active 61 DOM
8. 2026-06-07
   days on market $229,900 Active 60 DOM
9. 2026-06-04
   days on market $229,900 Active 57 DOM
10. 2026-06-03
    days on market $229,900 Active 56 DOM
11. 2026-06-02
    days on market $229,900 Active 55 DOM
12. 2026-06-01
    days on market $229,900 Active 54 DOM
13. 2026-05-31
    days on market $229,900 Active 53 DOM
14. 2026-04-08
    listed $229,900 Active

    Show marketing remark (672 chars)

    Welcome to this beautifully renovated bungalow offering fresh updates, functional living, and a fantastic location! Every detail has been thoughtfully refreshed, recent improvements include a brand new furnace and central air system, tankless water heater, new flooring throughout, beautifully updated cabinetry, and a gorgeous remodeled bathroom. With fresh paint inside and out, the home feels bright, clean, and modern from the moment you step inside. Conveniently located near the St. Clair Shores Nautical Mile, parks, and a variety of restaurants, shopping, and everyday amenities, this property combines comfort, style, and convenience. Schedule your showing today!

15. 2026-04-08
    listed $229,900 Active 672-char remark

    Show marketing remark (672 chars)

    Welcome to this beautifully renovated bungalow offering fresh updates, functional living, and a fantastic location! Every detail has been thoughtfully refreshed, recent improvements include a brand new furnace and central air system, tankless water heater, new flooring throughout, beautifully updated cabinetry, and a gorgeous remodeled bathroom. With fresh paint inside and out, the home feels bright, clean, and modern from the moment you step inside. Conveniently located near the St. Clair Shores Nautical Mile, parks, and a variety of restaurants, shopping, and everyday amenities, this property combines comfort, style, and convenience. Schedule your showing today!

16. 2026-04-08
    historical

    Show marketing remark (672 chars)

    Welcome to this beautifully renovated bungalow offering fresh updates, functional living, and a fantastic location! Every detail has been thoughtfully refreshed, recent improvements include a brand new furnace and central air system, tankless water heater, new flooring throughout, beautifully updated cabinetry, and a gorgeous remodeled bathroom. With fresh paint inside and out, the home feels bright, clean, and modern from the moment you step inside. Conveniently located near the St. Clair Shores Nautical Mile, parks, and a variety of restaurants, shopping, and everyday amenities, this property combines comfort, style, and convenience. Schedule your showing today!

17. 2026-04-08
    historical

    Show marketing remark (672 chars)

    Welcome to this beautifully renovated bungalow offering fresh updates, functional living, and a fantastic location! Every detail has been thoughtfully refreshed, recent improvements include a brand new furnace and central air system, tankless water heater, new flooring throughout, beautifully updated cabinetry, and a gorgeous remodeled bathroom. With fresh paint inside and out, the home feels bright, clean, and modern from the moment you step inside. Conveniently located near the St. Clair Shores Nautical Mile, parks, and a variety of restaurants, shopping, and everyday amenities, this property combines comfort, style, and convenience. Schedule your showing today!

18. 2026-03-18
    listed $229,900 Active
19. 2026-03-18
    listed $229,900 Active
20. 2026-03-18
    historical
21. 2026-03-18
    historical
22. 2026-02-26
    listed $237,500 Active
23. 2026-02-26
    listed $237,500 Active
24. 2026-02-25
    historical
25. 2026-02-25
    historical
26. 2026-01-05
    price $239,000
27. 2026-01-05
    price $239,000
28. 2025-12-17
    listed $249,000 Active
29. 2025-12-17
    listed $249,000 Active
30. 2025-12-17
    historical
31. 2025-09-22
    soldstatus $130,000
32. 2025-09-17
    soldstatus $130,000 Closed
33. 2025-09-17
    soldstatus $130,000 Closed
34. 2025-08-23
    status Pending
35. 2025-08-23
    status Pending
36. 2025-08-22
    historical
37. 2025-07-23
    listed $145,000 Active
38. 2025-07-23
    listed $145,000 Active
39. 2025-07-20
    historical $145,000
40. 2025-07-07
    historical
41. 2025-07-07
    historical
42. 2025-06-22
    price $155,000
43. 2025-06-22
    price $155,000
44. 2025-05-29
    price $165,000
45. 2025-05-28
    price $165,000
46. 2025-04-22
    status Active
47. 2025-04-21
    historical
48. 2025-03-06
    listed $174,900 Active
49. 2025-03-06
    listed $174,900 Active
50. 2006-02-27
    historical

ⓘ 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: $1,603 · $134/mo
• Projected year-2 tax: $2,572 · $214/mo
• Expected delta: +$969/yr (+$81/mo · 60.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,099
• − Mortgage interest: −$12,878
• − Property taxes: −$1,603
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$6,688
• Taxable loss: −$4,596
• Est. tax savings @ 24.0%: +$1,103
• After-tax cash flow: $551/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: Lakeview Public Schools (Macomb)
• NCES district ID: 2620880
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $54,411
• Composite: 36.09/100
• National rank: #4759
• State rank: #180 of 540 in MI

Livability — St. Clair Shores

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Clair Shores, MI
• County: Macomb County · 638,552 people
• City population: 58,217
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 21,561
• Household income: $66,986
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 530.0

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 (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 14% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Other Indo-European 3% Spanish 2% Russian/Polish/Slavic 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: ▼ -236.99%
• Current HPI: 231.507
• Rent YoY: —
• 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

+109.2% since first listed

40 events — show timeline

• 2026-04-08 Listed $229,900 REALCOMP
• 2026-04-08 Listing Removed — MiRealSource-MiMLS
• 2026-04-08 Listing Removed — REALCOMP
• 2026-04-08 Listed $229,900 MiRealSource-MiMLS
• 2026-03-18 Listing Removed — MiRealSource-MiMLS
• 2026-03-18 Listing Removed — REALCOMP
• 2026-03-18 Listed $229,900 MiRealSource-MiMLS
• 2026-03-18 Listed $229,900 REALCOMP
• 2026-02-26 Listed $237,500 MiRealSource-MiMLS
• 2026-02-26 Listed $237,500 REALCOMP
• 2026-02-25 Listing Removed — MiRealSource-MiMLS
• 2026-02-25 Listing Removed — REALCOMP
• 2026-01-05 Price Changed $239,000 MiRealSource-MiMLS
• 2026-01-05 Price Changed $239,000 REALCOMP
• 2025-12-17 Listed $249,000 MiRealSource-MiMLS
• 2025-12-17 Listed $249,000 REALCOMP
• 2025-12-17 Coming Soon — MiRealSource-MiMLS
• 2025-09-22 Sold (Public Records) $130,000 Public Records
• 2025-09-17 Sold (MLS) $130,000 MiRealSource-MiMLS
• 2025-09-17 Sold (MLS) $130,000 REALCOMP
• 2025-08-23 Pending — MiRealSource-MiMLS
• 2025-08-23 Pending — REALCOMP
• 2025-08-22 Listing Removed — REALCOMP
• 2025-07-23 Listed $145,000 MiRealSource-MiMLS
• 2025-07-23 Listed $145,000 REALCOMP
• 2025-07-20 Coming Soon $145,000 MiRealSource-MiMLS
• 2025-07-07 Listing Removed — MiRealSource-MiMLS
• 2025-07-07 Listing Removed — REALCOMP
• 2025-06-22 Price Changed $155,000 MiRealSource-MiMLS
• 2025-06-22 Price Changed $155,000 REALCOMP
• 2025-05-29 Price Changed $165,000 MiRealSource-MiMLS
• 2025-05-28 Price Changed $165,000 REALCOMP
• 2025-04-22 Relisted — REALCOMP
• 2025-04-21 Listing Removed — REALCOMP
• 2025-03-06 Listed $174,900 MiRealSource-MiMLS
• 2025-03-06 Listed $174,900 REALCOMP
• 2006-02-27 Listing Removed — REALCOMP
• 2006-02-27 Listing Removed — MiRealSource-MiMLS
• 2005-12-17 Listed $109,900 REALCOMP
• 2005-09-14 Listed $109,900 MiRealSource-MiMLS

Property tax history

+2.9%/yr

Latest (2025): $1,603 · -2.0% YoY. Source: county tax records.