22301 Lange St · St. Clair Shores, MI 48080

$167,769

2 bd · 1.0 ba · 777 sqft · SingleFamily public records · 57 Days on market

Built 1946 6,534 sqft lot Est $148k · 14% over

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Why this score? — see what drove the F 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 +14.4/30.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Location Just Off the Nautical Mile! Tucked in the heart of St. Clair Shores, this 2-bedroom, 1-bath ranch offers an incredible opportunity! Located just one block from Lake St. Clair, you'll love being steps from the water, boat marinas, and the vibrant Nautical Mile district - renowned for its lakeside dining, unique shops, community festivals, and scenic bike paths. This home places you right in the middle of one of Metro Detroit's most desirable waterfront communities. Inside, you'll find a cozy floor-plan with a sunlit living room, open-style kitchen, and two comfortable bedrooms awaiting your personal touch. New cabinets and granite, new floors and paint, new furnace and hot water tank and much more, providing a maintenance free home for years to come. The generous backyard is perfect for outdoor entertaining, gardening, or expansion possibilities. Just minutes from Blossom Heath Park, Veterans Memorial Park, and Lakeshore Drive, you'll enjoy year-round recreation, splash pads, fishing piers, and picnic areas. Top-rated Lakeview and South Lake schools, along with easy access to I-94, make commuting a breeze. This is more than a house - it's an invitation to join a close-knit lakeside community and bring your dream lifestyle to life. FHA 203 considered for someone looking to build a garage. Slab and electrical already done. Some minor touchups still in progress.

Key facts

• Water boat marinas
• Lake st. clair
• Lakeside dining

Tags

• PRIME LOCATION
• LAKE ST. CLAIR
• WATER BOAT MARINAS
• LAKESIDE DINING
• SCENIC BIKE PATHS
• WATERFRONT COMMUNITIES

Property features AI

Finance

• Other: Lot roughly 0.15 acres (50 x 127); Approximately 800 square feet above grade

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single‑family residence; One story; Ground level entry with steps; Vinyl siding
• Construction: Slab foundation
• Exterior features: Paved road access; Sidewalks

Interior

• Kitchen: Dishwasher; Free‑standing gas oven; Free‑standing refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Dishwasher; Free‑standing gas oven; Free‑standing refrigerator; Crawl space foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $32 ($389/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 $142k (15.1% below list).
• Recommended offer: $142k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 F — affects rentability + tenant quality, not the cash-flow math above.
• Lakeview Public Schools (Macomb) (suburban): math 32% / reading 51% proficiency, ranked #180 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 161 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• It's been on market 57 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask is 10386% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $109k; list at $168k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,412 (15.1% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $147,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22416 Lange St	0.10mi	2/1.0	800 (+3%)	10mo	$183,500	$229	82
22225 Lange St	0.02mi	2/1.0	829 (+7%)	9mo	$167,500	$202	80
22420 Lange St	0.10mi	2/1.0	810 (+4%)	11mo	$140,000	$173	79
22401 Rosemary St	0.15mi	2/1.0	772 (-1%)	15mo	$147,000	$190	79
22100 Lange Street St	0.14mi	2/1.0	852 (+10%)	9mo	$157,000	$184	70
22313 Benjamin St	0.26mi	2/1.0	820 (+6%)	16mo	$130,000	$159	65
21905 Ridgeway St	0.55mi	2/1.0	724 (-7%)	4mo	$135,000	$186	60
21800 Maple Ave	0.36mi	2/1.0	888 (+14%)	2mo	$171,000	$193	58
22301 Bon Heur St	0.64mi	2/1.0	892 (+15%)	1mo	$190,000	$213	44
22012 Bon Brae St	0.56mi	2/1.0	716 (-8%)	22mo	$120,000	$168	43
22006 Pleasant St	0.73mi	2/1.0	867 (+12%)	13mo	$215,000	$248	36
21717 Bon Heur St	0.71mi	2/1.0	889 (+14%)	10mo	$100,000	$112	35

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-25,140
• Equity at exit: $25,015

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-19,311
• Equity at exit: $14,506

Cash invested: $46,975 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$880
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $32

Break-even live

Break-even rent $1,383

Max offer price $167,769

Occupancy floor 93%

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: $41,942
• Closing costs: $5,033
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24901 Jefferson Ave Unit 210 St Clair Shores, MI	2.0	1.0	700	$1,300	$1.86	5d	1	0.12mi
401 Northshore Dr St Clair Shores, MI	2.0	1.0–1.5	970	$1,554	$1.60	1d	4	0.46mi
21601 E 10 Mile Rd St Clair Shores, MI	1.0	1.0	750	$985	$1.31	24d	1	0.49mi
23742 Greater Mack Ave St Clair Shores, MI	1.0	1.0	850	$1,700	$2.00	1d	1	0.67mi
24000 Jefferson Ave Unit 218 St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	43d	1	0.75mi
218 Riviera Dr St Clair Shores, MI	2.0	2.0	1000	$1,800	$1.80	43d	1	0.75mi
26324 Harper Unit 4 St Clair Shores, MI	2.0	1.0	700	$1,195	$1.71	24d	1	0.77mi
26324 Harper Ave Unit 7 St Clair Shores, MI	1.0	1.0	700	$1,095	$1.56	24d	1	0.78mi
26324 Harper Ave Unit 6 St Clair Shores, MI	3.0	1.0	1100	$1,345	$1.22	24d	1	0.78mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	43d	1	1.04mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	1d	1	1.06mi
22412 Milner St Saint Clair Shores, MI	3.0	1.0	1060	$2,000	$1.89	1d	1	1.23mi
22100 E 11 Mile Rd Unit 22112 St Clair Shores, MI	1.0	1.0	850	$950	$1.12	24d	1	1.30mi
22100 E Eleven Mile Rd Unit 22114 St Clair Shores, MI	1.0	1.0	750	$975	$1.30	24d	1	1.30mi
22843 Grove St #47 Saint Clair Shores, MI	1.0	1.0	700	$1,100	$1.57	20d	1	1.33mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	2d	1	1.37mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	43d	1	1.37mi

Listing history 31 events

1. 2026-06-18
   days on market $167,769 Active 57 DOM
2. 2026-06-17
   days on market $167,769 Active 56 DOM
3. 2026-06-16
   days on market $167,769 Active 55 DOM
4. 2026-06-15
   days on market $167,769 Active 54 DOM
5. 2026-06-13
   days on market $167,769 Active 52 DOM
6. 2026-06-13
   days on market $167,769 Active 51 DOM
7. 2026-06-09
   days on market $167,769 Active 48 DOM
8. 2026-06-08
   days on market $167,769 Active 47 DOM
9. 2026-06-07
   days on market $167,769 Active 46 DOM
10. 2026-06-04
    days on market $167,769 Active 43 DOM
11. 2026-06-03
    days on market $167,769 Active 42 DOM
12. 2026-06-02
    days on market $167,769 Active 41 DOM
13. 2026-06-02
    price $167,769 Active 40 DOM
14. 2026-06-01
    days on market $174,769 Active 40 DOM
15. 2026-05-31
    days on market $174,769 Active 39 DOM
16. 2026-05-16
    listed $1,600
17. 2026-05-08
    price $174,769 1395-char remark

    Show marketing remark (1395 chars)

    Prime Location Just Off the Nautical Mile! Tucked in the heart of St. Clair Shores, this 2-bedroom, 1-bath ranch offers an incredible opportunity! Located just one block from Lake St. Clair, you'll love being steps from the water, boat marinas, and the vibrant Nautical Mile district - renowned for its lakeside dining, unique shops, community festivals, and scenic bike paths. This home places you right in the middle of one of Metro Detroit's most desirable waterfront communities. Inside, you'll find a cozy floor-plan with a sunlit living room, open-style kitchen, and two comfortable bedrooms awaiting your personal touch. New cabinets and granite, new floors and paint, new furnace and hot water tank and much more, providing a maintenance free home for years to come. The generous backyard is perfect for outdoor entertaining, gardening, or expansion possibilities. Just minutes from Blossom Heath Park, Veterans Memorial Park, and Lakeshore Drive, you'll enjoy year-round recreation, splash pads, fishing piers, and picnic areas. Top-rated Lakeview and South Lake schools, along with easy access to I-94, make commuting a breeze. This is more than a house - it's an invitation to join a close-knit lakeside community and bring your dream lifestyle to life. FHA 203 considered for someone looking to build a garage. Slab and electrical already done. Some minor touchups still in progress.

18. 2026-05-07
    price $174,769
19. 2026-04-22
    listed $179,900 Active 1395-char remark

    Show marketing remark (1395 chars)

    Prime Location Just Off the Nautical Mile! Tucked in the heart of St. Clair Shores, this 2-bedroom, 1-bath ranch offers an incredible opportunity! Located just one block from Lake St. Clair, you'll love being steps from the water, boat marinas, and the vibrant Nautical Mile district - renowned for its lakeside dining, unique shops, community festivals, and scenic bike paths. This home places you right in the middle of one of Metro Detroit's most desirable waterfront communities. Inside, you'll find a cozy floor-plan with a sunlit living room, open-style kitchen, and two comfortable bedrooms awaiting your personal touch. New cabinets and granite, new floors and paint, new furnace and hot water tank and much more, providing a maintenance free home for years to come. The generous backyard is perfect for outdoor entertaining, gardening, or expansion possibilities. Just minutes from Blossom Heath Park, Veterans Memorial Park, and Lakeshore Drive, you'll enjoy year-round recreation, splash pads, fishing piers, and picnic areas. Top-rated Lakeview and South Lake schools, along with easy access to I-94, make commuting a breeze. This is more than a house - it's an invitation to join a close-knit lakeside community and bring your dream lifestyle to life. FHA 203 considered for someone looking to build a garage. Slab and electrical already done. Some minor touchups still in progress.

20. 2026-04-22
    listed $179,900 Active

    Show marketing remark (1395 chars)

    Prime Location Just Off the Nautical Mile! Tucked in the heart of St. Clair Shores, this 2-bedroom, 1-bath ranch offers an incredible opportunity! Located just one block from Lake St. Clair, you'll love being steps from the water, boat marinas, and the vibrant Nautical Mile district - renowned for its lakeside dining, unique shops, community festivals, and scenic bike paths. This home places you right in the middle of one of Metro Detroit's most desirable waterfront communities. Inside, you'll find a cozy floor-plan with a sunlit living room, open-style kitchen, and two comfortable bedrooms awaiting your personal touch. New cabinets and granite, new floors and paint, new furnace and hot water tank and much more, providing a maintenance free home for years to come. The generous backyard is perfect for outdoor entertaining, gardening, or expansion possibilities. Just minutes from Blossom Heath Park, Veterans Memorial Park, and Lakeshore Drive, you'll enjoy year-round recreation, splash pads, fishing piers, and picnic areas. Top-rated Lakeview and South Lake schools, along with easy access to I-94, make commuting a breeze. This is more than a house - it's an invitation to join a close-knit lakeside community and bring your dream lifestyle to life. FHA 203 considered for someone looking to build a garage. Slab and electrical already done. Some minor touchups still in progress.

21. 2006-05-23
    soldstatus $109,000
22. 2006-04-25
    soldstatus $109,000 294-char remark

    Show marketing remark (294 chars)

    Sharpest 2 bedroom in St. Clair Shores show it and find out -New kitchen w/ Floor Cabs, Counter & Back splash, Updated Bathroom, New lite fixtures, ,New Carpet, Updated Windows and Roof. .Vinyl Sided House and Garage, Patio area, Home warranty, IMM Poss. .. This home is a pleasure to show

23. 2006-04-25
    soldstatus $109,000

    Show marketing remark (294 chars)

    Sharpest 2 bedroom in St. Clair Shores show it and find out -New kitchen w/ Floor Cabs, Counter & Back splash, Updated Bathroom, New lite fixtures, ,New Carpet, Updated Windows and Roof. .Vinyl Sided House and Garage, Patio area, Home warranty, IMM Poss. .. This home is a pleasure to show

24. 2006-03-27
    historical 294-char remark

    Show marketing remark (294 chars)

    Sharpest 2 bedroom in St. Clair Shores show it and find out -New kitchen w/ Floor Cabs, Counter & Back splash, Updated Bathroom, New lite fixtures, ,New Carpet, Updated Windows and Roof. .Vinyl Sided House and Garage, Patio area, Home warranty, IMM Poss. .. This home is a pleasure to show

25. 2006-01-11
    listed $109,000
26. 2006-01-05
    listed $108,900 294-char remark

    Show marketing remark (294 chars)

    Sharpest 2 bedroom in St. Clair Shores show it and find out -New kitchen w/ Floor Cabs, Counter & Back splash, Updated Bathroom, New lite fixtures, ,New Carpet, Updated Windows and Roof. .Vinyl Sided House and Garage, Patio area, Home warranty, IMM Poss. .. This home is a pleasure to show

27. 2005-02-08
    soldstatus $98,900
28. 2005-01-26
    soldstatus $98,900
29. 2005-01-10
    historical
30. 2004-11-22
    listed $98,000
31. 1988-11-18
    soldstatus $42,500

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $2,149 · $179/mo
• Expected delta: +$434/yr (+$36/mo · 25.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,089
• − Mortgage interest: −$9,398
• − Property taxes: −$1,715
• − Insurance: −$839
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,881
• Taxable loss: −$2,477
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $984/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: Lakeview Public Schools (Macomb)
• NCES district ID: 2620880
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $54,411
• Composite: 36.09/100
• National rank: #4759
• State rank: #180 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

-96.2% since first listed

16 events — show timeline

• 2026-05-16 Listed for Rent $1,600 REALCOMP
• 2026-05-08 Price Changed $174,769 MiRealSource-MiMLS
• 2026-05-07 Price Changed $174,769 REALCOMP
• 2026-04-22 Listed $179,900 REALCOMP
• 2026-04-22 Listed $179,900 MiRealSource-MiMLS
• 2006-05-23 Sold (Public Records) $109,000 Public Records
• 2006-04-25 Sold (MLS) $109,000 REALCOMP
• 2006-04-25 Sold (MLS) $109,000 MiRealSource-MiMLS
• 2006-03-27 Listing Removed — MiRealSource-MiMLS
• 2006-01-11 Listed $109,000 REALCOMP
• 2006-01-05 Listed $108,900 MiRealSource-MiMLS
• 2005-02-08 Sold (Public Records) $98,900 Public Records
• 2005-01-26 Sold (MLS) $98,900 MiRealSource-MiMLS
• 2005-01-10 Listing Removed — MiRealSource-MiMLS
• 2004-11-22 Listed $98,000 MiRealSource-MiMLS
• 1988-11-18 Sold (Public Records) $42,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,715 · -7.2% YoY. Source: county tax records.