21204 La Porte Cir · Mount Clemens, MI 48044

$18,500

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 12 Days on market

Built 1975

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a cozy three-bedroom, two-bathroom manufactured home located at the end of a quiet cul-de-sac in Westbridge Manor, surrounded by a wooded area that provides a peaceful setting. The exterior features a spacious driveway with a carport and a welcoming front patio area, perfect for enjoying your morning coffee or unwinding in the evening. Inside, you'll find a comfortable layout with drywall throughout, creating a warm atmosphere. The kitchen comes equipped with essential appliances, including a fridge, stove, microwave, and a newer dishwasher; along with a convenient laundry area that includes a washer and dryer. The home has a unique charm, and select furniture and items can stay for your convenience. The primary bedroom features a walk-in closet and an ensuite with a Jacuzzi tub that’s only a few years old. Beyond the home, the community offers great amenities, including two swimming pools—one indoor—along with a relaxing Jacuzzi tub, an exercise room, basketball courts, and a playground area for family fun. The neighborhood hosts monthly events, making it easy to connect with others. Don’t miss this opportunity to make this welcoming home in a friendly community your own; schedule your visit today!

Key facts

• Quiet cul-de-sac
• Carport
• Drywall throughout

Tags

• QUIET CUL-DE-SAC
• WOODED AREA
• SPACIOUS DRIVEWAY
• CARPORT
• FRONT PATIO AREA
• DRYWALL THROUGHOUT

Property features AI

Finance

• Other: Located in the WESTBRIDGE MANOR subdivision
• HOA & community: Homeowners association present with monthly fees

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story
• Construction: Pillar/post/pier foundation; Above-grade finished living area
• Exterior features: No pool

Interior

• Kitchen: Includes oven, range, refrigerator, and dishwasher
• Bedrooms: 3 total rooms (room-level details not provided)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Window cooling units
• Interior features: Dishwasher; Dryer; Oven; Refrigerator; Range; Washer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $18k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• Cap rate 105.5% vs local median 3.5% 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: 261 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $128 of loan paydown is wiped out by about $555 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $18,500

Questions for the listing agent

1. Built in 1975 — 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 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 11.34% ✓
• Cap rate: 105.51%
• Cash-on-cash: 354.35%
• DSCR: 16.77
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $11,520
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21548 Clochette Dr	0.69mi	4/2.0 (+1)	1,456 (+1%)	8mo	$11,000	$8	55

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: —
• Equity multiple: 19.23×
• Total profit: $94,456
• Equity at exit: $2,758

10-year hold

• IRR: —
• Equity multiple: 41.12×
• Total profit: $207,826
• Equity at exit: $1,600

Cash invested: $5,180 (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 48044

• Active inventory: 261
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$97
• Tax est. 1.5%: −$23 /mo · $278/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $1,530

Break-even live

Break-even rent $162

Max offer price $18,500

Occupancy floor 22%

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: $4,625
• Closing costs: $555
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45301 Chateau Thierry Blvd Macomb, MI	1.0–4.0	1.0–2.0	1092	$1,586	$1.45	1d	1	0.15mi
42510 Pinehurst Dr Clinton Twp, MI	3.0	2.5	1845	$2,600	$1.41	4d	1	1.25mi
176 N Christine Cir Unit 1 Mt Clemens, MI	2.0	1.5	1020	$1,300	$1.27	43d	1	1.30mi
133 S Christine Cir Unit 1 Mt Clemens, MI	3.0	1.5	1040	$1,500	$1.44	1d	1	1.33mi
277 N Rose St Mt Clemens, MI	1.0–2.0	1.0	755	$1,434	$1.90	1d	2	1.37mi

Listing history 5 events

1. 2026-06-02
   statusdays on market $18,500 Pending 12 DOM
2. 2026-06-01
   days on market $18,500 Active 11 DOM
3. 2026-05-31
   days on market $18,500 Active 10 DOM
4. 2026-05-21
   listed $18,500 Active 1252-char remark

   Show marketing remark (1252 chars)

   Discover a cozy three-bedroom, two-bathroom manufactured home located at the end of a quiet cul-de-sac in Westbridge Manor, surrounded by a wooded area that provides a peaceful setting. The exterior features a spacious driveway with a carport and a welcoming front patio area, perfect for enjoying your morning coffee or unwinding in the evening. Inside, you'll find a comfortable layout with drywall throughout, creating a warm atmosphere. The kitchen comes equipped with essential appliances, including a fridge, stove, microwave, and a newer dishwasher; along with a convenient laundry area that includes a washer and dryer. The home has a unique charm, and select furniture and items can stay for your convenience. The primary bedroom features a walk-in closet and an ensuite with a Jacuzzi tub that’s only a few years old. Beyond the home, the community offers great amenities, including two swimming pools—one indoor—along with a relaxing Jacuzzi tub, an exercise room, basketball courts, and a playground area for family fun. The neighborhood hosts monthly events, making it easy to connect with others. Don’t miss this opportunity to make this welcoming home in a friendly community your own; schedule your visit today!

5. 2026-05-21
   listed $18,500 Active

   Show marketing remark (1252 chars)

   Discover a cozy three-bedroom, two-bathroom manufactured home located at the end of a quiet cul-de-sac in Westbridge Manor, surrounded by a wooded area that provides a peaceful setting. The exterior features a spacious driveway with a carport and a welcoming front patio area, perfect for enjoying your morning coffee or unwinding in the evening. Inside, you'll find a comfortable layout with drywall throughout, creating a warm atmosphere. The kitchen comes equipped with essential appliances, including a fridge, stove, microwave, and a newer dishwasher; along with a convenient laundry area that includes a washer and dryer. The home has a unique charm, and select furniture and items can stay for your convenience. The primary bedroom features a walk-in closet and an ensuite with a Jacuzzi tub that’s only a few years old. Beyond the home, the community offers great amenities, including two swimming pools—one indoor—along with a relaxing Jacuzzi tub, an exercise room, basketball courts, and a playground area for family fun. The neighborhood hosts monthly events, making it easy to connect with others. Don’t miss this opportunity to make this welcoming home in a friendly community your own; schedule your visit today!

ⓘ 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: $25,177
• − Mortgage interest: −$1,036
• − Property taxes: −$278
• − Insurance: −$92
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$538
• Taxable income: $19,204
• Est. tax owed @ 24.0%: −$4,609
• After-tax cash flow: $13,746/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: 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): 58,754
• Household income: $117,856
• Rent vs Own: 11.1% rent · 88.9% own
• Severe rent burden: 223.0

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 (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 14% Lithuanian 3% Slovak 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 84% English-only · Other Indo-European 5% Russian/Polish/Slavic 3% Arabic 2%

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: ▼ -204.17%
• Current HPI: 221.35
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $18,500 REALCOMP
• 2026-05-21 Listed $18,500 MiRealSource-MiMLS