36899 Main St · New Baltimore, MI 48047

$179,900

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 5 Days on market

Built 1940 8,276 sqft lot Est $248k · 27% under

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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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits on historic Main Street in New Baltimore! This charming fixer-upper is packed with potential and perfectly positioned just one block from the lake. Offering approximately 1,300 square feet, three bedrooms, two full baths, and a large detached garage, this home is ready for your vision and personal touch. Enjoy the convenience of being within walking distance to downtown New Baltimore’s beach, restaurants, shopping, and waterfront attractions. Whether you’re looking for an investment opportunity, weekend retreat, or place to call home, this property offers an unbeatable location and endless possibilities. For added peace of mind, the seller is including a complimentary one year home warranty.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1940

Tags

• ONE BLOCK FROM THE LAKE
• WALKING DISTANCE TO DOWNTOWN
• BEACH RESTAURANTS SHOPPING
• WATERFRONT ATTRACTIONS

Property features AI

Finance

• Other: Subdivision: A/P # 02 NEW BALTIMORE; Cross streets: Green Street / County Line
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage; Additional garage structures
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Fenced yard; Public maintained road

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Eat-in kitchen; Pantry; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.5% vs local median 2.5% in New Baltimore — 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 85/100 on livability (#30 in MI, #597 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D+, amenities F.
• Anchor Bay School District (suburban): math 44% / reading 54% proficiency, ranked #91 of 540 in MI (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 236 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $32k; list at $180k implies a 462% 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 $179,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $247,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50848 Ashley St	0.14mi	3/2.5	1,356 (+4%)	11mo	$330,000	$243	72
50759 Holt St	0.25mi	3/1.0	1,172 (-10%)	0mo	$205,000	$175	71
50697 Elsey St	0.53mi	3/1.0	1,344 (+3%)	3mo	$207,300	$154	68
52890 James St	0.50mi	3/1.0	1,272 (-2%)	10mo	$242,000	$190	64
51145 Clay St	0.60mi	3/1.0	1,324 (+2%)	9mo	$150,400	$114	62
50725 Baltimore St	0.23mi	3/1.5	1,450 (+11%)	8mo	$750,000	$517	62
51248 Maria St	0.47mi	3/1.0	1,193 (-8%)	3mo	$217,500	$182	61
51470 Washington St	0.49mi	3/2.5	1,266 (-3%)	10mo	$300,000	$237	58
51440 Washington St	0.48mi	3/1.0	1,218 (-7%)	13mo	$240,000	$197	56
50677 Elsey St	0.53mi	3/1.0	1,431 (+10%)	22mo	$242,500	$169	41
51126 Rose St	0.69mi	2/1.0 (-1)	1,400 (+7%)	12mo	$220,000	$157	41
38125 Murdick Dr	0.75mi	3/1.5	1,190 (-9%)	16mo	$250,000	$210	35

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-17,550
• Equity at exit: $26,824

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-263
• Equity at exit: $15,554

Cash invested: $50,372 (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 48047

• Active inventory: 236
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$227 /mo · $2,729/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $182

Break-even live

Break-even rent $1,577

Max offer price $179,900

Occupancy floor 85%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7061 Bethuy Rd Ira Township, MI	1.0–4.0	1.0–2.0	1204	$1,576	$1.31	3d	1	1.38mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $179,900 Pending 5 DOM
2. 2026-06-09
   days on market $179,900 Active 4 DOM
3. 2026-06-08
   days on market $179,900 Active 3 DOM
4. 2026-06-07
   remarks 699-char remark
5. 2026-06-07
   listed $179,900 Active 2 DOM

ⓘ 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: $2,729 · $227/mo
• Projected year-2 tax: $2,750 · $229/mo
• Expected delta: +$21/yr (+$2/mo · 0.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,683
• − Mortgage interest: −$10,077
• − Property taxes: −$2,729
• − Insurance: −$900
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$5,233
• Taxable loss: −$725
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $2,355/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: Anchor Bay School District
• NCES district ID: 2602790
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $70,173
• Composite: 43.85/100
• National rank: #2925
• State rank: #91 of 540 in MI

Livability — New Baltimore

• Score: 85/100
• State rank: #30
• US rank: #597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Baltimore, MI
• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 40,302
• Household income: $94,890
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 529.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 16% Lithuanian 6% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% 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: ▼ -265.06%
• Current HPI: 216.5914
• 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

+136.7% since first listed

12 events — show timeline

• 2026-06-05 Listed $179,900 MiRealSource-MiMLS
• 2026-06-05 Listed $179,900 REALCOMP
• 2010-03-19 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2010-03-19 Sold (MLS) $32,000 REALCOMP
• 2009-10-27 Listing Removed — MiRealSource-MiMLS
• 2009-10-08 Listed $64,900 MiRealSource-MiMLS
• 2009-10-08 Listed $64,900 REALCOMP
• 2006-02-13 Listing Removed — REALCOMP
• 2006-02-13 Listing Removed — MiRealSource-MiMLS
• 2005-08-28 Listed $149,999 REALCOMP
• 2005-08-25 Listed $149,999 MiRealSource-MiMLS
• 2000-09-08 Sold (Public Records) $76,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,729 · +2.8% YoY. Source: county tax records.