37829 Culver Dr · Mount Clemens, MI 48036

$88,600

4 bd · 2.0 ba · 1,904 sqft · SingleFamily · 88 Days on market

Built 2000 Fair condition $47/sqft · 69% below area $750/mo HOA · 41% 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 +18.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the middle of a quiet street & desirable HUGE unit at 1,904 sq. ft, this double-wide (but triple long lengthwise) manufactured home offers comfort, space & a homey appeal. Features include a spacious kitchen, first-floor laundry & cozy wood burning fireplace with beautiful stone hearth for those chilly evenings. Enjoy laminate flooring in the main living areas & comfortable carpet in the bedrooms. The primary bedroom has its own larger private ensuite with soaker tub & separate shower. The newer washer & dryer and it comes with a fully functioning ADT security system. This home shines the pride of home ownership - a wonderful find for anyone looking for peaceful living and great value in Clinton Twp. Take advantage of the storage shed for your tools and toys - sale includes 3 piece COBALT set for the yard work! The park offers fantastic amenities, including a swimming pool, a playground area, a clubhouse, and a vibrant community with monthly events. Manufactured Home loans are accepted. Pets allowed but breed restrictions. Located in the award-winning Chippewa Valley School District and just minutes from Metropark Beach & Partridge Creek Mall and major highways; this home has it all. Come see it for yourself! NOTE: BUYERS MUST BE APPROVED BY THE COMMUNITY AFTER AN ACCEPTED OFFER. LOT RENT $750. When applying to the community, Rudgate charges a $20 application fee and that application must be made in person. Office hours are Mon-Fri 8AM-4PM & Saturday by appt. only. Don't let this exceptional opportunity slip through your fingers.

Key facts

• Stone hearth
• Laminate flooring
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• FIRST-FLOOR LAUNDRY
• GAS FIREPLACE
• STONE HEARTH
• LAMINATE FLOORING
• CARPET IN BEDROOMS

🏷️ Possibly a rental listed for sale. The $88,600 price doesn't fit this home's estimated sale value (~$288,523) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $82 ($978/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.0% in Mount Clemens — 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 77/100 on livability (#120 in MI, #2,918 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime D+, amenities D+.
• 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 rising (+3.1%/yr); 118 active listings in the ZIP; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/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 $613 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

• It's been on market 88 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $83,284 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 2.06% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 4.0

CMA / ARV

• ARV (median comp): $288,523
• List price: $88,600
• Delta: -69.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38557 Mountain Ash Ct	0.42mi	3/2.5 (-1)	1,825 (-4%)	1mo	$435,000	$238	66
38525 Little Mack Ave	0.49mi	3/2.5 (-1)	1,857 (-2%)	1mo	$203,000	$109	65
1069 Chippewa St	0.68mi	3/2.0 (-1)	1,900 (-0%)	3mo	$220,000	$116	60
37335 Ilene St	0.46mi	3/2.0 (-1)	2,000 (+5%)	8mo	$163,000	$82	59
37196 S Groesbeck Hwy	0.44mi	4/2.0	1,680 (-12%)	2mo	$250,000	$149	58
1369 Mulberry St	0.70mi	3/2.0 (-1)	1,862 (-2%)	7mo	$225,000	$121	53
21376 Wendell St	0.44mi	3/1.0 (-1)	1,745 (-8%)	5mo	$210,000	$120	52
37122 Kellogg St	0.73mi	3/1.5 (-1)	1,980 (+4%)	2mo	$275,000	$139	51
38159 S Julian St	0.53mi	3/1.5 (-1)	1,725 (-9%)	10mo	$270,000	$157	44
990 Chippewa Rd	0.74mi	3/1.5 (-1)	1,762 (-8%)	10mo	$210,000	$119	37
38024 N Bonkay Dr	0.64mi	3/2.5 (-1)	1,653 (-13%)	5mo	$275,000	$166	37
36786 Winterset St	0.71mi	3/1.0 (-1)	1,700 (-11%)	4mo	$225,000	$132	37

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-8,454
• Equity at exit: $13,211

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $2,219
• Equity at exit: $7,661

Cash invested: $24,808 (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 48036

• Home prices YoY: -29.2%
• Rents YoY: 3.1%
• Active inventory: 118
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,828 medium
• Mortgage (P&I): −$465
• Tax est. 1.5%: −$111 /mo · $1,329/yr
• Insurance: −$37
• HOA: −$750
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $82

Break-even live

Break-even rent $1,724

Max offer price $88,600

Occupancy floor 91%

Sensitivity live

Price	-10% $143	-5% $112	+0% $82	+5% $51	+10% $20
Rent	-10% $-63	-5% $9	+0% $82	+5% $154	+10% $226
Rate	-1.0pp $126	-0.5pp $104	base $82	+0.5pp $59	+1.0pp $35

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: $22,150
• Closing costs: $2,658
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $750 · $9,000/yr
• Likely covers: poolsecurity

Listing history 16 events

1. 2026-03-20
   price $88,600 1613-char remark

   Show marketing remark (1613 chars)

   Nestled in the middle of a quiet street & desirable HUGE unit at 1,904 sq. ft, this double-wide (but triple long lengthwise) manufactured home offers comfort, space & a homey appeal. Features include a spacious kitchen, first-floor laundry & cozy wood burning fireplace with beautiful stone hearth for those chilly evenings. Enjoy laminate flooring in the main living areas & comfortable carpet in the bedrooms. The primary bedroom has its own larger private ensuite with soaker tub & separate shower. The newer washer & dryer and it comes with a fully functioning ADT security system. This home shines the pride of home ownership - a wonderful find for anyone looking for peaceful living and great value in Clinton Twp. Take advantage of the storage shed for your tools and toys - sale includes 3 piece COBALT set for the yard work! The park offers fantastic amenities, including a swimming pool, a playground area, a clubhouse, and a vibrant community with monthly events. Manufactured Home loans are accepted. Pets allowed but breed restrictions. Located in the award-winning Chippewa Valley School District and just minutes from Metropark Beach & Partridge Creek Mall and major highways; this home has it all. Come see it for yourself! NOTE: BUYERS MUST BE APPROVED BY THE COMMUNITY AFTER AN ACCEPTED OFFER. LOT RENT $750. When applying to the community, Rudgate charges a $20 application fee and that application must be made in person. Office hours are Mon-Fri 8AM-4PM & Saturday by appt. only. Don't let this exceptional opportunity slip through your fingers.

2. 2026-03-20
   price $88,600 1613-char remark

   Show marketing remark (1613 chars)

   Nestled in the middle of a quiet street & desirable HUGE unit at 1,904 sq. ft, this double-wide (but triple long lengthwise) manufactured home offers comfort, space & a homey appeal. Features include a spacious kitchen, first-floor laundry & cozy wood burning fireplace with beautiful stone hearth for those chilly evenings. Enjoy laminate flooring in the main living areas & comfortable carpet in the bedrooms. The primary bedroom has its own larger private ensuite with soaker tub & separate shower. The newer washer & dryer and it comes with a fully functioning ADT security system. This home shines the pride of home ownership - a wonderful find for anyone looking for peaceful living and great value in Clinton Twp. Take advantage of the storage shed for your tools and toys - sale includes 3 piece COBALT set for the yard work! The park offers fantastic amenities, including a swimming pool, a playground area, a clubhouse, and a vibrant community with monthly events. Manufactured Home loans are accepted. Pets allowed but breed restrictions. Located in the award-winning Chippewa Valley School District and just minutes from Metropark Beach & Partridge Creek Mall and major highways; this home has it all. Come see it for yourself! NOTE: BUYERS MUST BE APPROVED BY THE COMMUNITY AFTER AN ACCEPTED OFFER. LOT RENT $750. When applying to the community, Rudgate charges a $20 application fee and that application must be made in person. Office hours are Mon-Fri 8AM-4PM & Saturday by appt. only. Don't let this exceptional opportunity slip through your fingers.

3. 2026-02-27
   listed $90,000 Active 1613-char remark

   Show marketing remark (1613 chars)

   Nestled in the middle of a quiet street & desirable HUGE unit at 1,904 sq. ft, this double-wide (but triple long lengthwise) manufactured home offers comfort, space & a homey appeal. Features include a spacious kitchen, first-floor laundry & cozy wood burning fireplace with beautiful stone hearth for those chilly evenings. Enjoy laminate flooring in the main living areas & comfortable carpet in the bedrooms. The primary bedroom has its own larger private ensuite with soaker tub & separate shower. The newer washer & dryer and it comes with a fully functioning ADT security system. This home shines the pride of home ownership - a wonderful find for anyone looking for peaceful living and great value in Clinton Twp. Take advantage of the storage shed for your tools and toys - sale includes 3 piece COBALT set for the yard work! The park offers fantastic amenities, including a swimming pool, a playground area, a clubhouse, and a vibrant community with monthly events. Manufactured Home loans are accepted. Pets allowed but breed restrictions. Located in the award-winning Chippewa Valley School District and just minutes from Metropark Beach & Partridge Creek Mall and major highways; this home has it all. Come see it for yourself! NOTE: BUYERS MUST BE APPROVED BY THE COMMUNITY AFTER AN ACCEPTED OFFER. LOT RENT $750. When applying to the community, Rudgate charges a $20 application fee and that application must be made in person. Office hours are Mon-Fri 8AM-4PM & Saturday by appt. only. Don't let this exceptional opportunity slip through your fingers.

4. 2026-02-27
   listed $90,000 Active 1613-char remark

   Show marketing remark (1613 chars)

   Nestled in the middle of a quiet street & desirable HUGE unit at 1,904 sq. ft, this double-wide (but triple long lengthwise) manufactured home offers comfort, space & a homey appeal. Features include a spacious kitchen, first-floor laundry & cozy wood burning fireplace with beautiful stone hearth for those chilly evenings. Enjoy laminate flooring in the main living areas & comfortable carpet in the bedrooms. The primary bedroom has its own larger private ensuite with soaker tub & separate shower. The newer washer & dryer and it comes with a fully functioning ADT security system. This home shines the pride of home ownership - a wonderful find for anyone looking for peaceful living and great value in Clinton Twp. Take advantage of the storage shed for your tools and toys - sale includes 3 piece COBALT set for the yard work! The park offers fantastic amenities, including a swimming pool, a playground area, a clubhouse, and a vibrant community with monthly events. Manufactured Home loans are accepted. Pets allowed but breed restrictions. Located in the award-winning Chippewa Valley School District and just minutes from Metropark Beach & Partridge Creek Mall and major highways; this home has it all. Come see it for yourself! NOTE: BUYERS MUST BE APPROVED BY THE COMMUNITY AFTER AN ACCEPTED OFFER. LOT RENT $750. When applying to the community, Rudgate charges a $20 application fee and that application must be made in person. Office hours are Mon-Fri 8AM-4PM & Saturday by appt. only. Don't let this exceptional opportunity slip through your fingers.

5. 2024-08-05
   status Pending
6. 2024-08-05
   status Pending
7. 2024-08-02
   historical
8. 2024-08-02
   historical
9. 2024-07-13
   price $85,000
10. 2024-07-13
    price $85,000
11. 2024-07-13
    price $85,000
12. 2024-06-08
    price $90,000
13. 2024-06-08
    price $90,000
14. 2024-06-08
    price $90,000
15. 2024-05-23
    listed $82,000 Active
16. 2024-05-23
    listed $82,000 Active

ⓘ 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: $21,932
• − Mortgage interest: −$4,963
• − Property taxes: −$1,329
• − Insurance: −$443
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − HOA: −$9,000
• − Depreciation: −$2,577
• Taxable income: $110
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $952/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

Fair 45/100 Moderate rehab

This double-wide manufactured home requires moderate repairs and maintenance to improve its condition and value.

Repairs flagged

• Major deck — rotting wood and missing planks
• Minor ceiling tiles — peeling ceiling tiles in living areas

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale repair deck — rotting deck detracts from home's value
• Resale replace ceiling tiles — peeling ceiling tiles are a safety hazard

Renovation cost estimate screening

Repair item	Severity	Est. cost
deck · rotting wood and missing planks	Major	$15,000–50,000
ceiling tiles · peeling ceiling tiles in living areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale repair deck — rotting deck detracts from home's value ↑
• Resale replace ceiling tiles — peeling ceiling tiles are a safety hazard ↑

ⓘ 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: 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

Livability — Mount Clemens

• Score: 77/100
• State rank: #120
• US rank: #2918

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• City population: 15,429
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,538
• Household income: $70,071
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 514.0

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 (65%)
• Race & ethnicity: White 65% Black 21% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 13% Lithuanian 3% English 2%
• Foreign-born: 4% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Chinese 1% Other Indo-European 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: ▼ -111.99%
• Current HPI: 270.9126
• Rent YoY: ▲ 3.12%
• 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

+8.0% since first listed

16 events — show timeline

• 2026-03-20 Price Changed $88,600 MiRealSource-MiMLS
• 2026-03-20 Price Changed $88,600 REALCOMP
• 2026-02-27 Listed $90,000 REALCOMP
• 2026-02-27 Listed $90,000 MiRealSource-MiMLS
• 2024-08-05 Pending — MiRealSource-MiMLS
• 2024-08-05 Pending — REALCOMP
• 2024-08-02 Listing Removed — MiRealSource-MiMLS
• 2024-08-02 Listing Removed — REALCOMP
• 2024-07-13 Price Changed $85,000 MiRealSource-MiMLS
• 2024-07-13 Price Changed $85,000 REALCOMP
• 2024-07-13 Price Changed $85,000 SW Michigan MLS
• 2024-06-08 Price Changed $90,000 MiRealSource-MiMLS
• 2024-06-08 Price Changed $90,000 REALCOMP
• 2024-06-08 Price Changed $90,000 SW Michigan MLS
• 2024-05-23 Listed $82,000 MiRealSource-MiMLS
• 2024-05-23 Listed $82,000 REALCOMP