42188 Todd Mark Ln · Clinton, MI 48038

$148,000

2 bd · 2.0 ba · 1,122 sqft · Condo · 31 Days on market

Built 1986 Fair condition $132/sqft · 6% below area Est $157k · 6% under $250/mo HOA · 17% of rent

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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 +10.3/30.0
• ARV discount +10.0/15.0
• 1% rule +5.2/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Built with living space that is well planned, living room and dining are flow beautifully together with nautral lighting. Large master bedroom with a walk in closet and a private full bath. Located in a great area of Clinton Twp. Super nice condition. Your decorating will make it yours. Great covered front porch, new HVAC. Private storage and laundry in basement. Park just outside your door in a covered carport.

Key facts

• Covered front porch
• Living space
• Living room

Tags

• LIVING SPACE
• LIVING ROOM
• DINING
• WALK IN CLOSET
• PRIVATE FULL BATH
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Pets allowed (contact for details)
• HOA & community: Homeowners association with a $250 monthly fee; HOA covers grounds maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: Covered carport
• Utilities: Public sewer
• Home design: Residential condominium; One level
• Construction: Brick construction
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating; Humidity control
• Interior features: Gas water heater; Dishwasher; Humidifier; Oven; Refrigerator; Range; Washer; Basement
• Laundry & utility: Washer; Gas water heater; Humidifier

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $148k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-81 ($-972/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (7.9% below list).
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $136k (7.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 3.3% in Clinton — 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 70/100 on livability (#315 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• 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 soft (-0.9%/yr); 257 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 $4k 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 31 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 32y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $148k implies a 104% gain — meaningful room to come down on a strong offer.

Recommended offer $136,278 (7.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 1.02% ✓
• Cap rate: 5.64%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 8.2

CMA / ARV

• ARV (median comp): $156,855
• List price: $148,000
• Delta: 1.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.19×
• Total profit: $-33,387
• Equity at exit: $22,067

10-year hold

• IRR: -36.9%
• Equity multiple: -0.26×
• Total profit: $-52,085
• Equity at exit: $12,796

Cash invested: $41,440 (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 48038

• Rents YoY: -0.9%
• Active inventory: 257
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,509 high
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,220/yr
• Insurance: −$62
• HOA: −$250
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-81

Break-even live

Break-even rent $1,611

Max offer price $136,278

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-30	+0% $-81	+5% $-132	+10% $-183
Rent	-10% $-200	-5% $-141	+0% $-81	+5% $-21	+10% $38
Rate	-1.0pp $-6	-0.5pp $-43	base $-81	+0.5pp $-119	+1.0pp $-158

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42206 Toddmark Ln #47 Clinton Twp, MI	2.0	1.5	1288	$1,750	$1.36	44d	1	0.07mi
42383 Garfield Rd Clinton Twp, MI	2.0	2.0	1100	$1,200	$1.09	44d	1	0.36mi
42566 Clinton Pl Dr Clinton Twp, MI	1.0–2.0	1.0–2.0	922	$1,680	$1.82	2d	1	0.80mi
18255 Manorwood S Clinton Twp, MI	2.0	1.0–2.0	1225	$1,793	$1.46	0d	15	0.84mi
17673 Kingsbrooke Cir Clinton Twp, MI	1.0–2.0	1.0–1.5	900	$1,223	$1.36	44d	6	0.91mi
18920 Walden St Clinton Twp, MI	1.0	1.0	700	$928	$1.32	44d	1	0.99mi
42480 Green Valley Dr Clinton Twp, MI	1.0–2.0	1.0	771	$1,293	$1.68	0d	32	1.06mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	44d	1	1.07mi
17721 Montage Clinton Twp, MI	2.0–3.0	2.0–3.0	1563	$1,985	$1.27	0d	6	1.17mi
15010 Ashgrove Dr Sterling Heights, MI	1.0–2.0	1.0–2.0	720	$1,250	$1.74	2d	12	1.20mi
15770 Lakeside Village Dr Clinton Twp, MI	1.0–2.0	1.0–2.0	980	$1,690	$1.72	0d	56	1.23mi
15895 Cambridge Dr Clinton Twp, MI	2.0	1.5	946	$1,750	$1.85	4d	1	1.46mi
15140 Seagull Dr Sterling Heights, MI	2.0	1.5	1068	$1,500	$1.40	11d	1	1.47mi
43237 Cape Dr Sterling Heights, MI	2.0	2.0	1068	$1,275	$1.19	44d	1	1.49mi
15187 Olivewood Dr Sterling Heights, MI	1.0–2.0	1.0–2.0	720	$1,400	$1.94	0d	9	1.49mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-18
   days on market $148,000 Active 31 DOM
2. 2026-06-17
   days on market $148,000 Active 30 DOM
3. 2026-06-16
   days on market $148,000 Active 29 DOM
4. 2026-06-15
   days on market $148,000 Active 28 DOM
5. 2026-06-13
   days on market $148,000 Active 26 DOM
6. 2026-06-13
   days on market $148,000 Active 25 DOM
7. 2026-06-09
   days on market $148,000 Active 22 DOM
8. 2026-06-08
   days on market $148,000 Active 21 DOM
9. 2026-06-07
   days on market $148,000 Active 20 DOM
10. 2026-06-04
    days on market $148,000 Active 17 DOM
11. 2026-06-03
    days on market $148,000 Active 16 DOM
12. 2026-06-02
    days on market $148,000 Active 15 DOM
13. 2026-06-01
    days on market $148,000 Active 14 DOM
14. 2026-05-31
    days on market $148,000 Active 13 DOM
15. 2026-05-18
    listed $158,000 Active 415-char remark
16. 2026-05-18
    historical
17. 2026-04-20
    listed $159,000 Active
18. 2026-04-06
    listed $163,000 Active
19. 2026-04-06
    historical
20. 2026-04-06
    historical
21. 2026-03-16
    price $164,000
22. 2026-02-11
    listed $165,000 Active
23. 2014-10-17
    soldstatus $72,500
24. 2014-09-03
    historical
25. 2014-07-14
    listed $74,900
26. 2005-04-06
    soldstatus $102,000
27. 2005-03-07
    historical
28. 2004-12-28
    soldstatus $98,000
29. 2004-12-06
    historical
30. 2004-11-22
    listed $104,900
31. 2004-11-15
    historical
32. 2004-11-08
    listed $99,900
33. 2004-10-31
    historical
34. 2004-08-17
    listed $104,900
35. 2004-08-14
    listed $110,000
36. 2001-06-28
    soldstatus $97,000
37. 2001-05-17
    historical
38. 2001-05-10
    listed $97,000
39. 1998-03-12
    soldstatus $78,500
40. 1998-02-09
    historical
41. 1998-01-29
    listed $79,900
42. 1994-11-14
    historical
43. 1994-11-11
    soldstatus $57,500
44. 1994-07-25
    listed $59,900

ⓘ 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,103
• − Mortgage interest: −$8,290
• − Property taxes: −$2,220
• − Insurance: −$740
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − HOA: −$3,000
• − Depreciation: −$4,305
• Taxable loss: −$3,349
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $-168/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 condo requires moderate renovations to improve its condition and increase its resale and rental value. Key areas for improvement include the exterior, interior walls, flooring, kitchen, and bathrooms.

Repairs flagged

• Major Brick facade — Significant weathering and discoloration
• Major Landscaping — Unkempt and bare patches
• Major Windows — Signs of wear
• Major Exterior siding — Signs of wear
• Major Foundation — Appears uneven

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace carpeted flooring — New flooring improves living space and adds value
• Resale Upgrade kitchen cabinets — Modern cabinets enhance kitchen functionality and aesthetics
• Resale Replace bathroom fixtures — Upgraded fixtures improve bathroom functionality and aesthetics
• Resale Upgrade ceiling fans — Modern fans enhance living space and add value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Brick facade · Significant weathering and discoloration	Major	$15,000–50,000
Landscaping · Unkempt and bare patches	Major	$15,000–50,000
Windows · Signs of wear	Major	$15,000–50,000
Exterior siding · Signs of wear	Major	$15,000–50,000
Foundation · Appears uneven	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace carpeted flooring — New flooring improves living space and adds value ↑
• Resale Upgrade kitchen cabinets — Modern cabinets enhance kitchen functionality and aesthetics ↑
• Resale Replace bathroom fixtures — Upgraded fixtures improve bathroom functionality and aesthetics ↑
• Resale Upgrade ceiling fans — Modern fans enhance living space and add value ↑

ⓘ 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 — Clinton

• Score: 70/100
• State rank: #315
• US rank: #7703

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,422
• Household income: $78,567
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1788.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 7% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 16% Lithuanian 3% Iranian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 86% English-only · Other Indo-European 5% Russian/Polish/Slavic 2% 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: ▼ -212.31%
• Current HPI: 261.3877
• Rent YoY: ▼ -0.92%
• 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

+147.1% since first listed

31 events — show timeline

• 2026-05-19 Price Changed $148,000 REALCOMP
• 2026-05-18 Listed $158,000 REALCOMP
• 2026-05-18 Listing Removed — REALCOMP
• 2026-04-20 Listed $159,000 REALCOMP
• 2026-04-06 Listed $163,000 REALCOMP
• 2026-04-06 Listing Removed — REALCOMP
• 2026-04-06 Listing Removed — REALCOMP
• 2026-03-16 Price Changed $164,000 REALCOMP
• 2026-02-11 Listed $165,000 REALCOMP
• 2014-10-17 Sold (MLS) $72,500 MiRealSource-MiMLS
• 2014-09-03 Listing Removed — MiRealSource-MiMLS
• 2014-07-14 Listed $74,900 MiRealSource-MiMLS
• 2005-04-06 Sold (MLS) $102,000 MiRealSource-MiMLS
• 2005-03-07 Listing Removed — MiRealSource-MiMLS
• 2004-12-28 Sold (MLS) $98,000 MiRealSource-MiMLS
• 2004-12-06 Listing Removed — MiRealSource-MiMLS
• 2004-11-22 Listed $104,900 MiRealSource-MiMLS
• 2004-11-15 Listing Removed — MiRealSource-MiMLS
• 2004-11-08 Listed $99,900 MiRealSource-MiMLS
• 2004-10-31 Listing Removed — MiRealSource-MiMLS
• 2004-08-17 Listed $104,900 MiRealSource-MiMLS
• 2004-08-14 Listed $110,000 MiRealSource-MiMLS
• 2001-06-28 Sold (MLS) $97,000 MiRealSource-MiMLS
• 2001-05-17 Listing Removed — MiRealSource-MiMLS
• 2001-05-10 Listed $97,000 MiRealSource-MiMLS
• 1998-03-12 Sold (MLS) $78,500 MiRealSource-MiMLS
• 1998-02-09 Listing Removed — MiRealSource-MiMLS
• 1998-01-29 Listed $79,900 MiRealSource-MiMLS
• 1994-11-14 Listing Removed — MiRealSource-MiMLS
• 1994-11-11 Sold (MLS) $57,500 MiRealSource-MiMLS
• 1994-07-25 Listed $59,900 MiRealSource-MiMLS