20689 Seneca Dr · Mount Clemens, MI 48036

$44,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 64 Days on market

Built 2002 Fair condition 4,356 sqft lot $39/sqft · 79% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Don't miss this updated 2002 manufactured home in Rudgate Mobile Home Community. Offering almost 1,200 square feet, this home features 3 bedrooms and 2 full baths with an open-concept layout. The spacious kitchen includes a large island, butcher block counters, and all appliances, flowing seamlessly into the main living area. The primary bedroom offers a private bath with double sinks and a large tiled shower. Enjoy the outdoor deck, along with a shed for additional storage. Lot rent is $800 per month, and there are no property taxes on the home. Community amenities include an inground pool, playground, and clubhouse. Pets are allowed. Note: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Agents do not need a special license to bring a buyer, only to list. BATAVI.

Key facts

• Large tiled shower
• Private bath
• Outdoor deck

Tags

• OPEN-CONCEPT LAYOUT
• LARGE ISLAND
• BUTCHER BLOCK COUNTERS
• PRIVATE BATH
• LARGE TILED SHOWER
• OUTDOOR DECK

🏷️ Possibly a rental listed for sale. The $44,900 price doesn't fit this home's estimated sale value (~$211,052) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.4% 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); 117 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 $310 of loan paydown is wiped out by about $1k 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 + 3.1% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.10% ✓
• Cap rate: 27.42%
• Cash-on-cash: 75.45%
• DSCR: 4.36
• GRM: 2.7

CMA / ARV

• ARV (median comp): $211,052
• List price: $44,900
• Delta: -78.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20456 Harmony Dr	0.41mi	3/2.0	1,072 (-7%)	10mo	$20,500	$19	61

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: 75.5%
• Equity multiple: 4.44×
• Total profit: $43,262
• Equity at exit: $6,695

10-year hold

• IRR: 79.2%
• Equity multiple: 9.22×
• Total profit: $103,281
• Equity at exit: $3,882

Cash invested: $12,572 (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 48036

• Home prices YoY: -29.2%
• Rents YoY: 3.1%
• Active inventory: 117
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $791

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 38%

Sensitivity live

Price	-10% $822	-5% $806	+0% $791	+5% $775	+10% $759
Rent	-10% $680	-5% $735	+0% $791	+5% $846	+10% $901
Rate	-1.0pp $813	-0.5pp $802	base $791	+0.5pp $779	+1.0pp $767

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20475 Foster Dr Clinton Twp, MI	3.0	2.0	1056	$1,229	$1.16	23d	1	0.27mi
20195 Weybridge St Unit 15-20150 102-M 2AG Clinton Township, MI	2.0	1.0	788	$1,215	$1.54	0d	1	0.41mi
20195 Weybridge St Unit 15-20140 101-R 2BG Clinton Township, MI	2.0	1.0	826	$1,235	$1.50	0d	1	0.41mi
37545 Charter Oaks Blvd Clinton Twp, MI	2.0	1.5	1110	$1,400	$1.26	44d	1	0.60mi
36760 Farmbrook Dr Clinton Twp, MI	1.0–3.0	1.0–1.5	850	$1,296	$1.52	0d	8	1.01mi
35 S Groesbeck Hwy Mt Clemens, MI	1.0–2.0	1.0–1.5	1125	$2,050	$1.82	0d	1	1.29mi
21613 Sunnyview St #14 Clinton Twp, MI	2.0	2.5	1209	$1,700	$1.41	0d	1	1.46mi

Listing history 29 events

1. 2026-06-21
   days on market $44,900 Active 64 DOM
2. 2026-06-18
   days on market $44,900 Active 61 DOM
3. 2026-06-17
   days on market $44,900 Active 60 DOM
4. 2026-06-16
   days on market $44,900 Active 59 DOM
5. 2026-06-15
   days on market $44,900 Active 58 DOM
6. 2026-06-13
   days on market $44,900 Active 56 DOM
7. 2026-06-13
   days on market $44,900 Active 55 DOM
8. 2026-06-09
   days on market $44,900 Active 52 DOM
9. 2026-06-08
   days on market $44,900 Active 51 DOM
10. 2026-06-07
    days on market $44,900 Active 50 DOM
11. 2026-06-04
    pricedays on market $44,900 Active 47 DOM
12. 2026-06-03
    days on market $49,900 Active 46 DOM
13. 2026-06-02
    days on market $49,900 Active 45 DOM
14. 2026-06-01
    days on market $49,900 Active 44 DOM
15. 2026-05-31
    days on market $49,900 Active 43 DOM
16. 2026-04-18
    listed $49,900 Active 830-char remark

    Show marketing remark (836 chars)

    Don’t miss this updated 2002 manufactured home in Rudgate Mobile Home Community. Offering almost 1,200 square feet, this home features 3 bedrooms and 2 full baths with an open-concept layout. The spacious kitchen includes a large island, butcher block counters, and all appliances, flowing seamlessly into the main living area. The primary bedroom offers a private bath with double sinks and a large tiled shower. Enjoy the outdoor deck, along with a shed for additional storage. Lot rent is $800 per month, and there are no property taxes on the home. Community amenities include an inground pool, playground, and clubhouse. Pets are allowed. Note: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Agents do not need a special license to bring a buyer, only to list. BATAVI.

17. 2026-04-18
    listed $49,900 Active 836-char remark

    Show marketing remark (836 chars)

    Don’t miss this updated 2002 manufactured home in Rudgate Mobile Home Community. Offering almost 1,200 square feet, this home features 3 bedrooms and 2 full baths with an open-concept layout. The spacious kitchen includes a large island, butcher block counters, and all appliances, flowing seamlessly into the main living area. The primary bedroom offers a private bath with double sinks and a large tiled shower. Enjoy the outdoor deck, along with a shed for additional storage. Lot rent is $800 per month, and there are no property taxes on the home. Community amenities include an inground pool, playground, and clubhouse. Pets are allowed. Note: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Agents do not need a special license to bring a buyer, only to list. BATAVI.

18. 2023-03-30
    soldstatus $34,000 Sold
19. 2023-03-30
    soldstatus $34,000 Closed
20. 2023-03-30
    soldstatus $34,000
21. 2023-03-07
    status Pending
22. 2023-03-07
    status Pending
23. 2023-02-10
    price $39,000
24. 2023-02-10
    price $39,000
25. 2023-01-05
    price $41,000
26. 2023-01-04
    price $41,000
27. 2022-10-14
    listed $45,000 Active
28. 2022-10-14
    listed $45,000 Active
29. 2022-10-14
    listed $39,000

ⓘ 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: $16,721
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$1,306
• Taxable income: $9,326
• Est. tax owed @ 24.0%: −$2,238
• After-tax cash flow: $7,248/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 2002 manufactured home in Rudgate Mobile Home Community is in fair condition with moderate repairs needed. It offers an open-concept layout and community amenities, but some updates could significantly increase its value.

Repairs flagged

• Minor Deck — Some wear and tear visible on the wooden deck.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make the home look more appealing and modern.
• Both Replace carpet with hardwood floors — Hardwood floors are more durable and can increase both resale and rental value.
• Resale Replace deck — A new deck can enhance curb appeal and add value to the home.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Some wear and tear visible on the wooden deck.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make the home look more appealing and modern. ↑
• Both Replace carpet with hardwood floors — Hardwood floors are more durable and can increase both resale and rental value. ↑
• Resale Replace deck — A new deck can enhance curb appeal and add value to the home. ↑

ⓘ 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

+10.9% since first listed

14 events — show timeline

• 2026-04-18 Listed $49,900 REALCOMP
• 2026-04-18 Listed $49,900 MiRealSource-MiMLS
• 2023-03-30 Sold (MLS) $34,000 MiRealSource-MiMLS
• 2023-03-30 Sold (MLS) $34,000 MiRealSource-MiMLS
• 2023-03-30 Sold (MLS) $34,000 REALCOMP
• 2023-03-07 Pending — MiRealSource-MiMLS
• 2023-03-07 Pending — REALCOMP
• 2023-02-10 Price Changed $39,000 MiRealSource-MiMLS
• 2023-02-10 Price Changed $39,000 REALCOMP
• 2023-01-05 Price Changed $41,000 MiRealSource-MiMLS
• 2023-01-04 Price Changed $41,000 REALCOMP
• 2022-10-14 Listed $39,000 MiRealSource-MiMLS
• 2022-10-14 Listed $45,000 MiRealSource-MiMLS
• 2022-10-14 Listed $45,000 REALCOMP