15868 Marentette · Clinton, MI 48038

$65,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 57 Days on market

Built 2026 Good condition $69/sqft · 49% below area Est $128k · 49% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

This well designed 2 bedroom, 2 bathroom home offers comfort and functionality throughout. The open living area features a functional kitchen island, providing additional workspace and seating options for cooking and entertaining. The primary bedroom includes a walk in closet and a private ensuite bathroom for added convenience. A second bedroom and full bathroom provide flexible space for a variety of living arrangements. Additional features include washer and dryer hookups, ample storage, and a practical floor plan designed for everyday living. Contact us today to schedule a tour or request more information. This home is available now and ready for its next resident.

Key facts

• Practical floor plan
• Walk in closet
• Ample storage

Tags

• FUNCTIONAL KITCHEN ISLAND
• WALK IN CLOSET
• PRIVATE ENSUITE BATHROOM
• WASHER AND DRYER HOOKUPS
• AMPLE STORAGE
• PRACTICAL FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $66k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $64k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 3.2% 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); 259 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 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 $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,923 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.02% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.61%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (median comp): $127,974
• List price: $65,900
• Delta: -48.51%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38021 Orleans St. St	0.18mi	3/2.0 (+1)	1,056 (+10%)	9mo	$41,000	$39	62
15833 Edsel Dr	1.09mi	2/2.0	1,014 (+6%)	4mo	$224,900	$222	52
37474 Utica Rd	0.61mi	3/1.0 (+1)	900 (-6%)	10mo	$178,818	$199	44
37539 Palmer Woods Blvd	0.64mi	2/1.0	884 (-8%)	12mo	$160,000	$181	44
15830 Camperdown Ave	1.08mi	2/2.0	1,014 (+6%)	16mo	$193,000	$190	42
38181 Hayes Rd	0.50mi	3/1.5 (+1)	1,124 (+17%)	3mo	$305,000	$271	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 31.3%
• Equity multiple: 2.26×
• Total profit: $23,262
• Equity at exit: $9,826

10-year hold

• IRR: 36.8%
• Equity multiple: 3.93×
• Total profit: $53,986
• Equity at exit: $5,698

Cash invested: $18,452 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active
• Months of supply: 192.0 mo (1%/mo absorbed)
• Median asking: $55,400 ($54/sqft)
• Median days on market: 109 d
• This list price: 66% of active listings are priced below it
• ARV vs active asking: +144.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48038

• Rents YoY: -0.9%
• Active inventory: 259
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$346
• Tax est. 1.5%: −$82 /mo · $988/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $594

Break-even live

Break-even rent $576

Max offer price $65,900

Occupancy floor 50%

Sensitivity live

Price	-10% $639	-5% $616	+0% $594	+5% $571	+10% $548
Rent	-10% $489	-5% $541	+0% $594	+5% $646	+10% $699
Rate	-1.0pp $627	-0.5pp $610	base $594	+0.5pp $577	+1.0pp $559

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: $16,475
• Closing costs: $1,977
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.01mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.02mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.03mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.03mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.04mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.07mi
38099 Johannes Dr Unit 550 Clinton Township, MI	3.0	2.0	924	$1,399	$1.51	0d	1	0.10mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	93d	1	0.10mi
38049 Ducharme Dr Unit 608 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	0d	1	0.12mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.13mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.13mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	93d	1	0.14mi
38060 Leverette Ave Unit 435 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	14d	1	0.15mi
38017 Le Chateau Blvd Unit 285 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	0d	1	0.17mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	52d	1	0.17mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,199	$1.56	26d	1	0.18mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	42d	1	0.19mi
15962 Villaire Ave Unit 448 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	14d	1	0.19mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.20mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.21mi
15929 Villaire Ave Unit 668 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	21d	1	0.22mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.22mi
15881 Villaire Ave Unit 658 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.24mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	42d	1	0.24mi
15882 Villaire Ave Unit 455 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	0d	1	0.25mi
38136 Ducharme Dr Unit 467 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	0d	1	0.26mi
38105 Orleans St Unit 114 Clinton Township, MI	2.0	2.0	960	$1,219	$1.27	0d	1	0.28mi
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	42d	1	0.29mi
16158 Frontenac Ave Unit 144 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	8d	1	0.29mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.30mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	15d	1	0.31mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.31mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	93d	1	0.31mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.31mi
16172 Frontenac Ave Unit 147 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.32mi
38071 Cordon Ct Unit 961 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	0d	1	0.33mi
38171 Ducharme Dr Unit 639 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	0d	1	0.33mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.34mi
16137 Normandy St Unit 98 Clinton Township, MI	2.0	2.0	1056	$1,229	$1.16	17d	1	0.34mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	73d	1	0.35mi

Property features AI

Finance

• Financial info: List price $67,900

Exterior

• Home design: Single-section home (2 bed, 2 bath)Spec-built
• Exterior features: Living area of 960

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: DishwasherDisposalRefrigerator

Listing history 45 events

1. 2026-08-08
   days on market $65,900 Active 57 DOM
2. 2026-08-06
   days on market $65,900 Active 55 DOM
3. 2026-08-05
   days on market $65,900 Active 54 DOM
4. 2026-08-04
   days on market $65,900 Active 53 DOM
5. 2026-08-03
   days on market $65,900 Active 52 DOM
6. 2026-07-31
   days on market $65,900 Active 49 DOM
7. 2026-07-30
   days on market $65,900 Active 47 DOM
8. 2026-07-28
   days on market $65,900 Active 46 DOM
9. 2026-07-26
   days on market $65,900 Active 44 DOM
10. 2026-07-24
    days on market $65,900 Active 42 DOM
11. 2026-07-23
    days on market $65,900 Active 41 DOM
12. 2026-07-22
    days on market $65,900 Active 40 DOM
13. 2026-07-21
    days on market $65,900 Active 39 DOM
14. 2026-07-20
    days on market $65,900 Active 38 DOM
15. 2026-07-18
    days on market $65,900 Active 36 DOM
16. 2026-07-18
    days on market $65,900 Active 35 DOM
17. 2026-07-16
    days on market $65,900 Active 34 DOM
18. 2026-07-15
    days on market $65,900 Active 33 DOM
19. 2026-07-14
    days on market $65,900 Active 32 DOM
20. 2026-07-13
    days on market $65,900 Active 31 DOM
21. 2026-07-13
    days on market $65,900 Active 30 DOM
22. 2026-07-11
    days on market $65,900 Active 29 DOM
23. 2026-07-10
    days on market $65,900 Active 28 DOM
24. 2026-07-09
    days on market $65,900 Active 27 DOM
25. 2026-07-07
    days on market $65,900 Active 25 DOM
26. 2026-07-06
    days on market $65,900 Active 24 DOM
27. 2026-07-06
    days on market $65,900 Active 23 DOM
28. 2026-07-05
    days on market $65,900 Active 22 DOM
29. 2026-07-03
    days on market $65,900 Active 21 DOM
30. 2026-07-02
    days on market $65,900 Active 20 DOM
31. 2026-07-01
    days on market $65,900 Active 19 DOM
32. 2026-06-30
    days on market $65,900 Active 18 DOM
33. 2026-06-29
    days on market $65,900 Active 17 DOM
34. 2026-06-28
    days on market $65,900 Active 16 DOM
35. 2026-06-27
    pricedays on market $65,900 Active 15 DOM
36. 2026-06-26
    days on market $67,900 Active 14 DOM
37. 2026-06-24
    days on market $67,900 Active 12 DOM
38. 2026-06-22
    days on market $67,900 Active 10 DOM
39. 2026-06-21
    days on market $67,900 Active 9 DOM
40. 2026-06-18
    days on market $67,900 Active 6 DOM
41. 2026-06-17
    days on market $67,900 Active 5 DOM
42. 2026-06-16
    days on market $67,900 Active 4 DOM
43. 2026-06-15
    days on market $67,900 Active 3 DOM
44. 2026-06-13
    remarks 677-char remark
45. 2026-06-13
    listed $67,900 Active 1 DOM

ⓘ 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: $15,936
• − Mortgage interest: −$3,691
• − Property taxes: −$988
• − Insurance: −$330
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$1,917
• Taxable income: $6,460
• Est. tax owed @ 24.0%: −$1,550
• After-tax cash flow: $5,574/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $4,800–$14,400 screening

This well-maintained 2-bedroom, 2-bathroom home is move-in ready with a good condition score and minimal repairs needed. Potential buyers and tenants will appreciate the fresh paint, landscaping, and modern updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the flooring in the bathrooms — Upgrading the flooring can add value and appeal to potential buyers. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can add value and appeal to potential buyers. ↑
• Resale Upgrading the bathroom fixtures — Modern fixtures can add value and appeal to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

B Composite livability gradescore 70/100

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 · 925,296 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: 10% of renters

---

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

Property features AI

Finance

• Financial info: List price $67,900

Exterior

• Home design: Single-section home (2 bed, 2 bath)Spec-built
• Exterior features: Living area of 960

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: DishwasherDisposalRefrigerator