409 Sunset Ln Unit 32 · St. Clair Shores, MI 48082

$109,999

2 bd · 1.0 ba · 978 sqft · Condo public records · 1 Days on market

Built 1977 $225/mo HOA · 16% of rent

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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 +22.3/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Why rent when you can own! This could also be a great investment opportunity! Open floor plan on this upper ranch condo in the heart of St. Clair Shores including all appliances. Priced to reflect carpet and paint needed. Low association fee. All appliances are included and immediate occupancy. Carport also! Subject to probate approval which could take 3-4 weeks depending on court appointments. SOLD AS-IS! but look at sales, this is a deal! Association fee covers exterior maintenance, trash & water. Cats allowed but no dogs.

Key facts

• Open floor plan
• Exterior maintenance
• Upper ranch condo

Tags

• OPEN FLOOR PLAN
• UPPER RANCH CONDO
• ALL APPLIANCES INCLUDED
• LOW ASSOCIATION FEE
• CARPORT
• EXTERIOR MAINTENANCE

Property features AI

Finance

• HOA & community: Sunset Condo Association; Monthly association fee $225 — includes lawn maintenance and exterior maintenance; Association phone available

Exterior

• Parking: Carport; Covered parking
• Utilities: Public water; Public sanitary sewer; Natural gas; Gas water heater
• Home design: Condominium, 1 story; Unit 32; Built in 1977
• Construction: Aluminum and brick construction; Slab foundation; Shallow building — 1 story (built 1977)
• Exterior features: Aluminum and brick exterior; Slab foundation; Site condominium; Pets allowed (call for pet restrictions)

Interior

• Kitchen: Linoleum floor; Kitchen approx. 10 x 8
• Bedrooms: Bedroom 1 (Upper) — 15 x 11, carpet; Bedroom 2 (Upper) — 11 x 9, carpet
• Flooring: Carpet in living, dining and bedrooms; Ceramic in bathroom and laundry; Linoleum in kitchen
• Bathrooms: 1 full bathroom (Upper) — ceramic floor, approx. 8 x 7
• Heating & cooling: Forced air heating; Natural gas heat; Gas water heater
• Interior features: Dishwasher; Disposal; Range/Oven; Refrigerator
• Laundry & utility: Washer and Dryer included; Laundry room (Upper) — ceramic floor, approx. 6 x 6

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.3% vs local median 4.2% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Lake Shore Public Schools (Macomb) (suburban): math 22% / reading 40% proficiency, ranked #334 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 119 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $760 of loan paydown is wiped out by about $3k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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.

Recommended offer $109,999

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.29% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 6.4

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-6,181
• Equity at exit: $16,401

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $9,980
• Equity at exit: $9,511

Cash invested: $30,800 (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 48082

• Active inventory: 119
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$577
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$46
• HOA: −$225
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $181

Break-even live

Break-even rent $1,192

Max offer price $109,999

Occupancy floor 82%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 Sunset Ln Unit 8 St Clair Shores, MI	2.0	1.0	945	$1,400	$1.48	3d	1	0.05mi
708 Sunset Ln St Clair Shores, MI	2.0	1.0	1000	$1,400	$1.40	21d	1	0.09mi
708 Sunset Ln St Clair Shores, MI	2.0	1.0	1000	$1,400	$1.40	24d	1	0.09mi
809 Sunset Ln St Clair Shores, MI	2.0	1.0	945	$1,475	$1.56	1d	1	0.10mi
31635 Couchez St St Clair Shores, MI	2.0	1.5	1015	$1,600	$1.58	43d	1	0.29mi
32724 Harper Ave St Clair Shores, MI	1.0	1.0	671	$1,200	$1.79	24d	1	0.55mi
30600 Little Mack Ave Roseville, MI	1.0–2.0	1.0	900	$1,210	$1.34	1d	6	0.95mi
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	1d	12	1.28mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Likely covers: watertrashexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-17
   remarks 535-char remark
2. 2026-06-17
   listed $109,999 Active 1 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: $1,132 · $94/mo
• Projected year-2 tax: $1,413 · $118/mo
• Expected delta: +$281/yr (+$23/mo · 24.8%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,054
• − Mortgage interest: −$6,162
• − Property taxes: −$1,132
• − Insurance: −$550
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − HOA: −$2,700
• − Depreciation: −$3,200
• Taxable income: $582
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $2,029/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: Lake Shore Public Schools (Macomb)
• NCES district ID: 2632670
• Math proficiency: 22% ▼ -16.00%
• Reading proficiency: 40% ▼ -9.00%
• Median HH income: $53,782
• Composite: 27.32/100
• National rank: #6993
• State rank: #334 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
• City population: 58,217
• Population (ZIP): 16,164

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 (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 17% Lithuanian 5% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▼ -258.52%
• Current HPI: 213.6022
• 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

+19.6% since first listed

3 events — show timeline

• 2026-06-17 Listed $109,999 MiRealSource-MiMLS
• 2006-08-07 Listing Removed — REALCOMP
• 2006-02-07 Listed $92,000 REALCOMP

Property tax history

+3.1%/yr

Latest (2025): $1,132 · +2.9% YoY. Source: county tax records.