22966 California St · St. Clair Shores, MI 48080

$194,900

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 5 Days on market

Built 1951 4,356 sqft lot $182/sqft · 6% below area Est $246k · 21% under

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Why this score? — see what drove the D+ 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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedroom brick home in st. Clair shores, what a find. Updated Kitchen w/ Corian counter tops. Ceramic tile bath, updated windows down stairs. Two bedrooms upstairs, 1/2 bath in basement.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• Other: Above-grade finished area about 1,068 square feet; Below-grade finished area about 200 square feet; Subdivision: ELMWOOD PARK; Cross street: south of 9 Mile, west of Marter
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story
• Construction: Brick construction
• Exterior features: Front porch; Fenced yard; Lot roughly 40 x 116

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Microwave; Oven; Range; Refrigerator; Gas water heater; Concrete 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 $195k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (7.7% below list).
• Recommended offer: $180k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• South Lake Schools (suburban): math 11% / reading 26% proficiency, ranked #470 of 540 in MI (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 161 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $6k 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.
• 5 sale attempts 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 $52k; list at $195k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,976 (7.7% below list)

Questions for the listing agent

1. Built in 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $246,150
• List price: $194,900
• Delta: -20.82%
• 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
22417 Maxine St	0.47mi	3/1.0	1,100 (+3%)	2mo	$173,900	$158	72
22118 Elizabeth St	0.65mi	3/1.0	1,071 (+0%)	1mo	$124,900	$117	69
22642 Edgewood St	0.39mi	3/1.0	986 (-8%)	3mo	$188,000	$191	67
22679 Oconnor St	0.42mi	3/2.0	1,000 (-6%)	1mo	$197,000	$197	65
22425 Sunnyside St	0.56mi	3/2.0	1,100 (+3%)	0mo	$249,000	$226	65
22609 Edgewood St	0.45mi	3/1.5	986 (-8%)	5mo	$250,000	$254	60
22401 Gaukler St	0.49mi	2/1.0 (-1)	988 (-8%)	0mo	$170,000	$172	59
22033 Alger St	0.69mi	3/1.5	1,121 (+5%)	2mo	$240,000	$214	56
22628 O'connor St	0.45mi	3/1.0	922 (-14%)	2mo	$185,000	$201	55
23280 Clairwood St	0.69mi	3/1.5	1,158 (+8%)	6mo	$365,000	$315	47
1552 Brys Dr	0.65mi	2/2.0 (-1)	988 (-8%)	3mo	$136,000	$138	45
22028 Elizabeth St	0.70mi	2/1.0 (-1)	975 (-9%)	4mo	$139,900	$143	45

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-26,218
• Equity at exit: $29,060

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-15,864
• Equity at exit: $16,851

Cash invested: $54,572 (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 48080

• Active inventory: 161
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$235 /mo · $2,816/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $84

Break-even live

Break-even rent $1,694

Max offer price $194,900

Occupancy floor 90%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	1d	1	0.51mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	2d	1	0.59mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	43d	1	0.61mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	10d	1	0.64mi
24000 Jefferson Ave Unit 218 St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	43d	1	0.88mi
1150 Anita Ave Grosse Pointe Woods, MI	3.0	1.5	1129	$2,600	$2.30	10d	1	0.90mi
218 Riviera Dr St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	43d	1	0.90mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	10d	1	1.07mi
401 Northshore Dr St Clair Shores, MI	2.0	1.0–1.5	970	$1,554	$1.60	1d	4	1.13mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	43d	1	1.13mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	43d	1	1.15mi
23124 Grove St Saint Clair Shores, MI	3.0	1.0	1129	$2,000	$1.77	1d	1	1.22mi
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	43d	1	1.24mi
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,300	$1.86	5d	1	1.49mi

Listing history 19 events

1. 2026-06-15
   statusdays on marketlisting id $194,900 Pending 5 DOM
2. 2026-06-13
   days on marketlisting id $194,900 Active 36 DOM

   Show marketing remark (187 chars)

   4 Bedroom brick home in st. Clair shores, what a find. Updated Kitchen w/ Corian counter tops. Ceramic tile bath, updated windows down stairs. Two bedrooms upstairs, 1/2 bath in basement.

3. 2026-06-09
   days on market $194,900 Active 35 DOM
4. 2026-06-08
   days on market $194,900 Active 34 DOM
5. 2026-06-07
   days on market $194,900 Active 33 DOM
6. 2026-06-04
   days on market $194,900 Active 30 DOM
7. 2026-06-03
   days on market $194,900 Active 29 DOM
8. 2026-06-02
   days on market $194,900 Active 28 DOM
9. 2026-06-01
   days on market $194,900 Active 27 DOM
10. 2026-05-31
    days on market $194,900 Active 26 DOM
11. 2026-05-10
    status Active 187-char remark

    Show marketing remark (187 chars)

    4 Bedroom brick home in st. Clair shores, what a find. Updated Kitchen w/ Corian counter tops. Ceramic tile bath, updated windows down stairs. Two bedrooms upstairs, 1/2 bath in basement.

12. 2026-05-10
    status Active 187-char remark

    Show marketing remark (187 chars)

    4 Bedroom brick home in st. Clair shores, what a find. Updated Kitchen w/ Corian counter tops. Ceramic tile bath, updated windows down stairs. Two bedrooms upstairs, 1/2 bath in basement.

13. 2026-05-02
    status Pending 187-char remark

    Show marketing remark (187 chars)

    4 Bedroom brick home in st. Clair shores, what a find. Updated Kitchen w/ Corian counter tops. Ceramic tile bath, updated windows down stairs. Two bedrooms upstairs, 1/2 bath in basement.

14. 2026-05-02
    status Pending 187-char remark

    Show marketing remark (187 chars)

    4 Bedroom brick home in st. Clair shores, what a find. Updated Kitchen w/ Corian counter tops. Ceramic tile bath, updated windows down stairs. Two bedrooms upstairs, 1/2 bath in basement.

15. 2026-04-27
    listed $194,900 Active 187-char remark

    Show marketing remark (187 chars)

    4 Bedroom brick home in st. Clair shores, what a find. Updated Kitchen w/ Corian counter tops. Ceramic tile bath, updated windows down stairs. Two bedrooms upstairs, 1/2 bath in basement.

16. 2026-04-27
    listed $194,900 Active 187-char remark

    Show marketing remark (187 chars)

    4 Bedroom brick home in st. Clair shores, what a find. Updated Kitchen w/ Corian counter tops. Ceramic tile bath, updated windows down stairs. Two bedrooms upstairs, 1/2 bath in basement.

17. 1990-11-29
    soldstatus $52,000
18. 1990-06-20
    soldstatus $40,618
19. 1972-08-23
    soldstatus $24,500

ⓘ 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: $2,816 · $235/mo
• Projected year-2 tax: $2,909 · $242/mo
• Expected delta: +$93/yr (+$8/mo · 3.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 61% 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: $21,597
• − Mortgage interest: −$10,917
• − Property taxes: −$2,816
• − Insurance: −$974
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,670
• Taxable loss: −$2,236
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $1,543/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: South Lake Schools
• NCES district ID: 2632220
• Math proficiency: 11% ▼ -10.00%
• Reading proficiency: 26% ▼ -12.00%
• Median HH income: $51,594
• Composite: 16.76/100
• National rank: #9159
• State rank: #470 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
• County: Macomb County · 638,552 people
• City population: 58,217
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 21,561
• Household income: $66,986
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 530.0

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 (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 14% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Other Indo-European 3% Spanish 2% 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: ▼ -236.99%
• Current HPI: 231.507
• 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

+695.5% since first listed

13 events — show timeline

• 2026-06-14 Pending — REALCOMP
• 2026-06-13 Pending — MiRealSource-MiMLS
• 2026-06-13 Relisted — MiRealSource-MiMLS
• 2026-06-10 Listing Removed — MiRealSource-MiMLS
• 2026-05-10 Relisted — REALCOMP
• 2026-05-10 Relisted — MiRealSource-MiMLS
• 2026-05-02 Pending — REALCOMP
• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-04-27 Listed $194,900 REALCOMP
• 2026-04-27 Listed $194,900 MiRealSource-MiMLS
• 1990-11-29 Sold (Public Records) $52,000 Public Records
• 1990-06-20 Sold (Public Records) $40,618 Public Records
• 1972-08-23 Sold (Public Records) $24,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,816 · +4.8% YoY. Source: county tax records.