31627 Breezeway St · Chesterfield, MI 48047

$162,900

2 bd · 2.5 ba · 2,200 sqft · Condo · 5 Days on market

Built 1982 Good condition $74/sqft · 23% below area Est $212k · 23% under $275/mo HOA · 15% 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• 1% rule +6.0/10.0
• Schools +4.4/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this super cute townhouse-style condo located in the desirable Sea View Condo Complex in Chesterfield Township! This move-in ready condo offers 2 spacious bedrooms, 2.5 bathrooms, an attached 1-car garage, and a full basement providing plenty of extra storage or future finished living space. Inside, you’ll love the inviting layout, comfortable living areas, and low-maintenance lifestyle this home provides. Enjoy affordable living with a low association fee while being conveniently located near shopping, dining, parks, and easy access to I-94 for commuting. Just minutes from Lake St. Clair, Brandenburg Park, marinas, and waterfront dining, this location offers the perfect balance of convenience and recreation. Whether you’re a first-time buyer, downsizing, or looking for easy condo living, this charming home is ready for its next owner. Don’t miss your chance to make it yours!

Key facts

• Easy access to i-94
• Brandenburg park
• Low association fee

Tags

• TOWNHOUSE STYLE CONDO
• FULL BASEMENT
• LOW ASSOCIATION FEE
• EASY ACCESS TO I-94
• MINUTES FROM LAKE ST CLAIR
• BRANDENBURG PARK

Property features AI

Finance

• Other: Subdivision: SEA VIEW; Cross street: 23 Mile Road / Sass
• HOA & community: Homeowners association with a $275 monthly fee

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Two levels
• Construction: Aluminum siding and brick exterior
• Exterior features: Front porch; Paved, publicly maintained road; Residential zoning

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Basement present; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $163k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $19 ($222/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• 28 sale attempts since 30y 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 $35k; list at $163k implies a 365% gain — meaningful room to come down on a strong offer.

Recommended offer $162,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.10% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 7.6

CMA / ARV

• ARV (median comp): $212,007
• List price: $162,900
• Delta: -23.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-25,021
• Equity at exit: $24,289

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-19,473
• Equity at exit: $14,085

Cash invested: $45,612 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,797 medium
• Mortgage (P&I): −$854
• Tax est. 1.5%: −$204 /mo · $2,444/yr
• Insurance: −$68
• HOA: −$275
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $19

Break-even live

Break-even rent $1,773

Max offer price $162,900

Occupancy floor 94%

Sensitivity live

Price	-10% $131	-5% $75	+0% $19	+5% $-38	+10% $-94
Rent	-10% $-123	-5% $-52	+0% $19	+5% $89	+10% $160
Rate	-1.0pp $101	-0.5pp $60	base $19	+0.5pp $-24	+1.0pp $-67

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32968 Antrim Dr New Baltimore, MI	2.0	2.0	1400	$2,190	$1.56	44d	1	0.75mi
29909 Flushing Dr Unit 71 New Baltimore, MI	3.0	2.0	1440	$1,669	$1.16	17d	1	1.02mi
29811 W Essex Ct Unit 114 New Baltimore, MI	3.0	2.0	1456	$1,729	$1.19	44d	1	1.13mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-05-15
   listed $162,900 Active 904-char remark

   Show marketing remark (922 chars)

   Welcome home to this super cute townhouse-style condo located in the desirable Sea View Condo Complex in Chesterfield Township! This move-in ready condo offers 2 spacious bedrooms, 2.5 bathrooms, an attached 1-car garage, and a full basement providing plenty of extra storage or future finished living space. Inside, you’ll love the inviting layout, comfortable living areas, and low-maintenance lifestyle this home provides. Enjoy affordable living with a low association fee while being conveniently located near shopping, dining, parks, and easy access to I-94 for commuting. Just minutes from Lake St. Clair, Brandenburg Park, marinas, and waterfront dining, this location offers the perfect balance of convenience and recreation. Whether you’re a first-time buyer, downsizing, or looking for easy condo living, this charming home is ready for its next owner. Don’t miss your chance to make it yours!

2. 2026-05-15
   listed $162,900 Active 922-char remark

   Show marketing remark (922 chars)

   Welcome home to this super cute townhouse-style condo located in the desirable Sea View Condo Complex in Chesterfield Township! This move-in ready condo offers 2 spacious bedrooms, 2.5 bathrooms, an attached 1-car garage, and a full basement providing plenty of extra storage or future finished living space. Inside, you’ll love the inviting layout, comfortable living areas, and low-maintenance lifestyle this home provides. Enjoy affordable living with a low association fee while being conveniently located near shopping, dining, parks, and easy access to I-94 for commuting. Just minutes from Lake St. Clair, Brandenburg Park, marinas, and waterfront dining, this location offers the perfect balance of convenience and recreation. Whether you’re a first-time buyer, downsizing, or looking for easy condo living, this charming home is ready for its next owner. Don’t miss your chance to make it yours!

3. 2011-04-28
   soldstatus $35,000

   Show marketing remark (463 chars)

   GREAT LOCATION OVERLOOKS OPEN AREA, DEEP IN NICE COMPLEX. CLOSE TO I-94 & LAKE ST CLAIR. CAREFREE CONDO LIFE!! FRESH PAINT IN MOST ROOMS, NEUTRAL CARPET, CONVENIANT ATTACHED GARAGE, . NEWER PERGO LIKE FLOOR ~UPDATED KITCHEN , STOVE & FRIGE. FULL FIN BASE. W/ FULL BATH & HUGE CERAMIC SHOWER. Property Sold AS-IS; Owned by Department of Veteran Affairs; All financed offers must include Bank of America Prequal; or for cash offers Proof of funds

4. 2011-04-13
   historical

   Show marketing remark (463 chars)

   GREAT LOCATION OVERLOOKS OPEN AREA, DEEP IN NICE COMPLEX. CLOSE TO I-94 & LAKE ST CLAIR. CAREFREE CONDO LIFE!! FRESH PAINT IN MOST ROOMS, NEUTRAL CARPET, CONVENIANT ATTACHED GARAGE, . NEWER PERGO LIKE FLOOR ~UPDATED KITCHEN , STOVE & FRIGE. FULL FIN BASE. W/ FULL BATH & HUGE CERAMIC SHOWER. Property Sold AS-IS; Owned by Department of Veteran Affairs; All financed offers must include Bank of America Prequal; or for cash offers Proof of funds

5. 2011-04-05
   listed $25,900

   Show marketing remark (463 chars)

   GREAT LOCATION OVERLOOKS OPEN AREA, DEEP IN NICE COMPLEX. CLOSE TO I-94 & LAKE ST CLAIR. CAREFREE CONDO LIFE!! FRESH PAINT IN MOST ROOMS, NEUTRAL CARPET, CONVENIANT ATTACHED GARAGE, . NEWER PERGO LIKE FLOOR ~UPDATED KITCHEN , STOVE & FRIGE. FULL FIN BASE. W/ FULL BATH & HUGE CERAMIC SHOWER. Property Sold AS-IS; Owned by Department of Veteran Affairs; All financed offers must include Bank of America Prequal; or for cash offers Proof of funds

6. 2010-10-04
   historical
7. 2010-10-04
   historical
8. 2010-08-12
   listed $69,900
9. 2010-08-12
   listed $69,900
10. 2010-08-01
    historical
11. 2010-07-31
    historical
12. 2010-02-26
    listed $74,900
13. 2010-02-26
    listed $74,900
14. 2010-02-26
    historical
15. 2010-02-26
    historical
16. 2010-01-23
    listed $89,900
17. 2010-01-23
    historical
18. 2009-11-30
    listed $99,900
19. 2009-06-30
    historical
20. 2009-06-15
    listed $84,900
21. 2009-06-15
    historical
22. 2009-01-31
    listed $99,900
23. 2009-01-31
    listed $99,900
24. 2009-01-31
    historical
25. 2009-01-31
    historical
26. 2008-11-02
    listed $99,900
27. 2008-11-02
    listed $99,900
28. 2008-10-31
    historical
29. 2008-10-31
    historical
30. 2008-07-31
    listed $99,900
31. 2008-07-31
    listed $99,900
32. 2008-07-30
    historical
33. 2008-07-30
    historical
34. 2008-06-27
    listed $99,900
35. 2008-02-13
    listed $99,900
36. 2008-02-13
    historical
37. 2008-01-14
    listed $109,900
38. 2007-01-24
    historical
39. 2007-01-15
    listed $119,500
40. 2007-01-15
    historical
41. 2006-11-01
    listed $119,500
42. 2006-10-31
    historical
43. 2006-06-07
    listed $119,500
44. 2006-03-24
    historical
45. 2006-03-24
    historical
46. 2005-12-27
    listed $119,500
47. 2005-12-27
    listed $119,500
48. 2005-12-27
    historical
49. 2005-12-27
    historical
50. 2005-09-14
    listed $119,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,559
• − Mortgage interest: −$9,125
• − Property taxes: −$2,444
• − Insurance: −$814
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − HOA: −$3,300
• − Depreciation: −$4,739
• Taxable loss: −$2,313
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $777/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready condo in Sea View Condo Complex offers a good condition with neutral paint and hardwood floors, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Replace ceiling fan — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Replace ceiling fan — Improves comfort and energy efficiency ↑

ⓘ 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: 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 — Chesterfield

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

Census & demographics

• County: Macomb County · 638,552 people
• City population: 40,302
• 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

+114.6% since first listed

59 events — show timeline

• 2026-05-20 Pending — REALCOMP
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-15 Listed $162,900 MiRealSource-MiMLS
• 2026-05-15 Listed $162,900 REALCOMP
• 2011-04-28 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2011-04-13 Listing Removed — MiRealSource-MiMLS
• 2011-04-05 Listed $25,900 MiRealSource-MiMLS
• 2010-10-04 Listing Removed — REALCOMP
• 2010-10-04 Listing Removed — MiRealSource-MiMLS
• 2010-08-12 Listed $69,900 REALCOMP
• 2010-08-12 Listed $69,900 MiRealSource-MiMLS
• 2010-08-01 Listing Removed — MiRealSource-MiMLS
• 2010-07-31 Listing Removed — REALCOMP
• 2010-02-26 Listing Removed — REALCOMP
• 2010-02-26 Listing Removed — MiRealSource-MiMLS
• 2010-02-26 Listed $74,900 REALCOMP
• 2010-02-26 Listed $74,900 MiRealSource-MiMLS
• 2010-01-23 Listing Removed — REALCOMP
• 2010-01-23 Listed $89,900 REALCOMP
• 2009-11-30 Listed $99,900 REALCOMP
• 2009-06-30 Listing Removed — REALCOMP
• 2009-06-15 Listing Removed — MiRealSource-MiMLS
• 2009-06-15 Listed $84,900 MiRealSource-MiMLS
• 2009-01-31 Listing Removed — REALCOMP
• 2009-01-31 Listing Removed — MiRealSource-MiMLS
• 2009-01-31 Listed $99,900 MiRealSource-MiMLS
• 2009-01-31 Listed $99,900 REALCOMP
• 2008-11-02 Listed $99,900 REALCOMP
• 2008-11-02 Listed $99,900 MiRealSource-MiMLS
• 2008-10-31 Listing Removed — MiRealSource-MiMLS
• 2008-10-31 Listing Removed — REALCOMP
• 2008-07-31 Listed $99,900 MiRealSource-MiMLS
• 2008-07-31 Listed $99,900 REALCOMP
• 2008-07-30 Listing Removed — REALCOMP
• 2008-07-30 Listing Removed — MiRealSource-MiMLS
• 2008-06-27 Listed $99,900 REALCOMP
• 2008-02-13 Listing Removed — MiRealSource-MiMLS
• 2008-02-13 Listed $99,900 MiRealSource-MiMLS
• 2008-01-14 Listed $109,900 MiRealSource-MiMLS
• 2007-01-24 Listing Removed — MiRealSource-MiMLS
• 2007-01-15 Listing Removed — MiRealSource-MiMLS
• 2007-01-15 Listed $119,500 MiRealSource-MiMLS
• 2006-11-01 Listed $119,500 MiRealSource-MiMLS
• 2006-10-31 Listing Removed — MiRealSource-MiMLS
• 2006-06-07 Listed $119,500 MiRealSource-MiMLS
• 2006-03-24 Listing Removed — MiRealSource-MiMLS
• 2006-03-24 Listing Removed — REALCOMP
• 2005-12-27 Listing Removed — MiRealSource-MiMLS
• 2005-12-27 Listing Removed — REALCOMP
• 2005-12-27 Listed $119,500 MiRealSource-MiMLS
• 2005-12-27 Listed $119,500 REALCOMP
• 2005-09-14 Listed $119,900 MiRealSource-MiMLS
• 2005-09-14 Listed $119,900 REALCOMP
• 2003-01-17 Sold (MLS) $110,000 MiRealSource-MiMLS
• 2002-11-26 Listing Removed — MiRealSource-MiMLS
• 2002-10-18 Listed $107,900 MiRealSource-MiMLS
• 1996-11-21 Sold (MLS) $75,900 MiRealSource-MiMLS
• 1996-10-30 Listing Removed — MiRealSource-MiMLS
• 1996-10-21 Listed $75,900 MiRealSource-MiMLS