20471 Nicke St · Clinton, MI 48035

$165,000

4 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 139 Days on market

Built 1942 5,663 sqft lot $101/sqft · 30% below area Est $236k · 30% under

---

Why this score? — see what drove the C 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 +18.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.8/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duplex with two units offering separate electrical, heating systems and entrances. The water is shared. The upper unit (20475) features 2 bedrooms 1 bath, kitchen with granite, newer cabinets, and includes all appliances: stove, refrigerator, washer, and dryer. The lower unit (20471) offers 2 Bedrooms 1 bath and a large kitchen, dedicated laundry room, and has a long-term tenant in place for approximately 20 years. Appliances in the lower unit belong to the tenant.

Key facts

• Separate entrances
• 5,663 sq ft lot
• Built 1942

Tags

• SEPARATE ELECTRICAL SYSTEMS
• SEPARATE HEATING SYSTEMS
• SEPARATE ENTRANCES
• DEDICATED LAUNDRY ROOM

🏷️ Possibly a rental listed for sale. The $165,000 price doesn't fit this home's estimated sale value (~$235,824) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Clintondale Community Schools (suburban): math 7% / reading 20% proficiency, ranked #506 of 540 in MI (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.2%/yr); 169 active listings in the ZIP; 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 139 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.10% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 7.6

CMA / ARV

• ARV (median comp): $235,824
• List price: $165,000
• Delta: -30.03%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20100 E 14 Mile Rd	0.24mi	4/2.0	1,680 (+2%)	2mo	$188,500	$112	83
20446 Williamson St	0.03mi	3/1.5 (-1)	1,493 (-9%)	1mo	$202,000	$135	76
20201 Colman St	0.30mi	3/2.0 (-1)	1,700 (+4%)	3mo	$225,000	$132	72
20217 14 Mile Rd	0.13mi	3/2.0 (-1)	1,422 (-13%)	3mo	$177,500	$125	65
33424 Cheryl St	0.62mi	3/2.0 (-1)	1,661 (+1%)	2mo	$150,000	$90	62
19631 Williamson St	0.40mi	3/1.0 (-1)	1,575 (-4%)	6mo	$180,000	$114	61
33600 Louise Ave	0.72mi	3/2.0 (-1)	1,632 (-0%)	0mo	$195,000	$119	60
19633 14 Mile Rd	0.41mi	3/1.0 (-1)	1,540 (-6%)	5mo	$112,000	$73	57
32315 Beaconsfield Street Rd	0.56mi	3/1.0 (-1)	1,475 (-10%)	5mo	$230,000	$156	44
19534 Heckman St	0.57mi	3/2.0 (-1)	1,450 (-12%)	6mo	$200,000	$138	44
34405 Little Mack Ave	0.64mi	3/2.5 (-1)	1,832 (+12%)	1mo	$245,000	$134	43
34161 Beaconsfield St	0.69mi	3/1.0 (-1)	1,440 (-12%)	7mo	$215,000	$149	32

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 · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.69×
• Total profit: $-14,180
• Equity at exit: $24,602

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $10,842
• Equity at exit: $14,266

Cash invested: $46,200 (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 48035

• Home prices YoY: -29.1%
• Rents YoY: 4.2%
• Active inventory: 169
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$335 /mo · $4,018/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $159

Break-even live

Break-even rent $1,606

Max offer price $165,000

Occupancy floor 86%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-18
   days on market $165,000 Active 139 DOM
2. 2026-06-17
   days on market $165,000 Active 138 DOM
3. 2026-06-16
   days on market $165,000 Active 137 DOM
4. 2026-06-15
   days on market $165,000 Active 136 DOM
5. 2026-06-13
   days on market $165,000 Active 134 DOM
6. 2026-06-13
   days on market $165,000 Active 133 DOM
7. 2026-06-09
   days on market $165,000 Active 130 DOM
8. 2026-06-08
   days on market $165,000 Active 129 DOM
9. 2026-06-07
   days on market $165,000 Active 128 DOM
10. 2026-06-04
    days on market $165,000 Active 125 DOM
11. 2026-06-03
    days on market $165,000 Active 124 DOM
12. 2026-06-02
    days on market $165,000 Active 123 DOM
13. 2026-06-01
    days on market $165,000 Active 122 DOM
14. 2026-05-31
    days on market $165,000 Active 121 DOM
15. 2026-04-28
    price $165,000 469-char remark

    Show marketing remark (469 chars)

    Duplex with two units offering separate electrical, heating systems and entrances. The water is shared. The upper unit (20475) features 2 bedrooms 1 bath, kitchen with granite, newer cabinets, and includes all appliances: stove, refrigerator, washer, and dryer. The lower unit (20471) offers 2 Bedrooms 1 bath and a large kitchen, dedicated laundry room, and has a long-term tenant in place for approximately 20 years. Appliances in the lower unit belong to the tenant.

16. 2026-04-27
    price $165,000 469-char remark

    Show marketing remark (469 chars)

    Duplex with two units offering separate electrical, heating systems and entrances. The water is shared. The upper unit (20475) features 2 bedrooms 1 bath, kitchen with granite, newer cabinets, and includes all appliances: stove, refrigerator, washer, and dryer. The lower unit (20471) offers 2 Bedrooms 1 bath and a large kitchen, dedicated laundry room, and has a long-term tenant in place for approximately 20 years. Appliances in the lower unit belong to the tenant.

17. 2026-01-30
    listed $185,000 Active 469-char remark

    Show marketing remark (469 chars)

    Duplex with two units offering separate electrical, heating systems and entrances. The water is shared. The upper unit (20475) features 2 bedrooms 1 bath, kitchen with granite, newer cabinets, and includes all appliances: stove, refrigerator, washer, and dryer. The lower unit (20471) offers 2 Bedrooms 1 bath and a large kitchen, dedicated laundry room, and has a long-term tenant in place for approximately 20 years. Appliances in the lower unit belong to the tenant.

18. 2026-01-30
    listed $185,000 Active 469-char remark

    Show marketing remark (469 chars)

    Duplex with two units offering separate electrical, heating systems and entrances. The water is shared. The upper unit (20475) features 2 bedrooms 1 bath, kitchen with granite, newer cabinets, and includes all appliances: stove, refrigerator, washer, and dryer. The lower unit (20471) offers 2 Bedrooms 1 bath and a large kitchen, dedicated laundry room, and has a long-term tenant in place for approximately 20 years. Appliances in the lower unit belong to the tenant.

19. 2020-08-21
    soldstatus $129,900
20. 2020-07-31
    soldstatus $129,900 Sold
21. 2020-07-31
    soldstatus $129,900 Closed
22. 2020-07-10
    status Pending
23. 2020-07-10
    status Pending
24. 2020-07-01
    historical Accepting Backup Offers
25. 2020-07-01
    historical Accepting Backup Offers
26. 2019-10-26
    price $129,900
27. 2019-10-25
    price $129,900
28. 2019-09-18
    price $135,000
29. 2019-09-17
    price $135,000
30. 2019-04-26
    listed $149,500 Active
31. 2019-04-26
    listed $149,500 Active
32. 2014-04-18
    soldstatus $45,000
33. 2014-03-25
    soldstatus $45,000
34. 2014-03-25
    soldstatus $45,000
35. 2014-03-11
    historical
36. 2014-01-15
    listed $49,900
37. 2014-01-15
    listed $49,900
38. 2003-07-21
    soldstatus $99,400
39. 2003-06-02
    soldstatus $99,400
40. 2003-05-03
    historical
41. 2003-04-11
    listed $98,900
42. 1991-07-12
    soldstatus $53,900

ⓘ 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: $4,018 · $335/mo
• Projected year-2 tax: $4,018 · $335/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,694
• − Mortgage interest: −$9,243
• − Property taxes: −$4,018
• − Insurance: −$825
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$4,800
• Taxable loss: −$662
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $2,071/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: Clintondale Community Schools
• NCES district ID: 2610080
• Math proficiency: 7% ▼ -6.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $43,253
• Composite: 11.83/100
• National rank: #9675
• State rank: #506 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): 33,569
• Household income: $73,015
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 978.0

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 (68%)
• Race & ethnicity: White 68% Black 21% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 14% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -148.36%
• Current HPI: 362.1471
• Rent YoY: ▲ 4.25%
• 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

+206.1% since first listed

28 events — show timeline

• 2026-04-28 Price Changed $165,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $165,000 REALCOMP
• 2026-01-30 Listed $185,000 REALCOMP
• 2026-01-30 Listed $185,000 MiRealSource-MiMLS
• 2020-08-21 Sold (Public Records) $129,900 Public Records
• 2020-07-31 Sold (MLS) $129,900 MiRealSource-MiMLS
• 2020-07-31 Sold (MLS) $129,900 REALCOMP
• 2020-07-10 Pending — MiRealSource-MiMLS
• 2020-07-10 Pending — REALCOMP
• 2020-07-01 Contingent — MiRealSource-MiMLS
• 2020-07-01 Contingent — REALCOMP
• 2019-10-26 Price Changed $129,900 MiRealSource-MiMLS
• 2019-10-25 Price Changed $129,900 REALCOMP
• 2019-09-18 Price Changed $135,000 MiRealSource-MiMLS
• 2019-09-17 Price Changed $135,000 REALCOMP
• 2019-04-26 Listed $149,500 MiRealSource-MiMLS
• 2019-04-26 Listed $149,500 REALCOMP
• 2014-04-18 Sold (Public Records) $45,000 Public Records
• 2014-03-25 Sold (MLS) $45,000 REALCOMP
• 2014-03-25 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2014-03-11 Listing Removed — MiRealSource-MiMLS
• 2014-01-15 Listed $49,900 REALCOMP
• 2014-01-15 Listed $49,900 MiRealSource-MiMLS
• 2003-07-21 Sold (Public Records) $99,400 Public Records
• 2003-06-02 Sold (MLS) $99,400 MiRealSource-MiMLS
• 2003-05-03 Listing Removed — MiRealSource-MiMLS
• 2003-04-11 Listed $98,900 MiRealSource-MiMLS
• 1991-07-12 Sold (Public Records) $53,900 Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,018 · +2.6% YoY. Source: county tax records.