16196 Notre Dame St · Clinton, MI 48038

$55,900

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 49 Days on market

Built 2026 Good condition $53/sqft · 36% below area Est $88k · 36% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into a home that blends modern style with everyday comfort. Designed with an open concept layout, this beautiful residence offers inviting living spaces that are perfect for relaxing, gathering, and making lasting memories. The spacious kitchen serves as the heart of the home, featuring ample cabinetry, generous counter space, and a seamless flow into the dining and living areas. The thoughtfully designed floor plan creates an airy and welcoming atmosphere throughout. The primary suite offers a peaceful retreat with a spacious bathroom and an impressive walk in closet, providing both comfort and convenience.

Key facts

• Built 2026
• Listed 48 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $56k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $56k).
• Recommended offer: $54k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 3.2% 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); 259 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $386 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,223 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.48% ✓
• Cap rate: 21.55%
• Cash-on-cash: 54.49%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

• ARV (median comp): $87,930
• List price: $55,900
• Delta: -36.43%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38021 Orleans St. St	0.17mi	3/2.0	1,056 (0%)	9mo	$41,000	$39	85
38181 Hayes Rd	0.68mi	3/1.5	1,124 (+6%)	3mo	$305,000	$271	53
15317 Cartier Dr	0.58mi	3/2.0	1,216 (+15%)	2mo	$22,000	$18	46
37474 Utica Rd	0.92mi	3/1.0	900 (-15%)	10mo	$178,818	$199	28
37539 Palmer Woods Blvd	0.89mi	2/1.0 (-1)	884 (-16%)	12mo	$160,000	$181	21

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 49.2%
• Equity multiple: 3.05×
• Total profit: $32,157
• Equity at exit: $8,335

10-year hold

• IRR: 53.5%
• Equity multiple: 5.51×
• Total profit: $70,644
• Equity at exit: $4,833

Cash invested: $15,652 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 1 under contract
• Months of supply: 90.0 mo (1%/mo absorbed)
• Median asking: $58,900 ($57/sqft)
• Median days on market: 109 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: +45.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48038

• Rents YoY: -0.9%
• Active inventory: 259
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$293
• Tax est. 1.5%: −$70 /mo · $838/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $711

Break-even live

Break-even rent $489

Max offer price $55,900

Occupancy floor 44%

Sensitivity live

Price	-10% $749	-5% $730	+0% $711	+5% $691	+10% $672
Rent	-10% $601	-5% $656	+0% $711	+5% $766	+10% $820
Rate	-1.0pp $739	-0.5pp $725	base $711	+0.5pp $696	+1.0pp $681

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: $13,975
• Closing costs: $1,677
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16172 Frontenac Ave Unit 147 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.03mi
16158 Frontenac Ave Unit 144 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	8d	1	0.04mi
16196 Notre Dame St Unit 210 Clinton Township, MI	3.0	2.0	1056	$1,449	$1.37	41d	1	0.04mi
16218 Frontenac Ave Unit 162 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	14d	1	0.05mi
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	41d	1	0.05mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	15d	1	0.05mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.05mi
16208 Notre Dame St Unit 213 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	0d	1	0.06mi
38105 Orleans St Unit 114 Clinton Township, MI	2.0	2.0	960	$1,219	$1.27	0d	1	0.07mi
16137 Normandy St Unit 98 Clinton Township, MI	2.0	2.0	1056	$1,229	$1.16	17d	1	0.08mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	41d	1	0.08mi
16161 Normandy St Unit 92 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	0d	1	0.09mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.11mi
38017 Le Chateau Blvd Unit 285 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	0d	1	0.16mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.17mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.20mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,249	$1.30	41d	1	0.20mi
38003 Chilver Ave Unit 383 Clinton Township, MI	3.0	2.0	1152	$1,249	$1.08	8d	1	0.20mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.21mi
38060 Leverette Ave Unit 435 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	14d	1	0.23mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.25mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.28mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,199	$1.56	26d	1	0.28mi
15929 Villaire Ave Unit 668 Clinton Twp, MI	3.0	2.0	1056	$1,399	$1.32	21d	1	0.29mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	93d	1	0.29mi
38099 Johannes Dr Unit 550 Clinton Township, MI	3.0	2.0	924	$1,399	$1.51	0d	1	0.30mi
15881 Villaire Ave Unit 658 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.30mi
15962 Villaire Ave Unit 448 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	14d	1	0.31mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.31mi
15882 Villaire Ave Unit 455 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	0d	1	0.32mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.33mi
38089 Marlene Dr Unit 581 Clinton Township, MI	3.0	2.0	1152	$1,429	$1.24	14d	1	0.33mi
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.33mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.34mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	26d	1	0.34mi
38136 Ducharme Dr Unit 467 Clinton Township, MI	3.0	2.0	1056	$1,399	$1.32	0d	1	0.34mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,229	$1.28	26d	1	0.36mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	93d	1	0.36mi
38044 Marlene Dr Unit 564 Clinton Township, MI	3.0	2.0	1152	$1,429	$1.24	0d	1	0.36mi
38171 Ducharme Dr Unit 639 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	0d	1	0.38mi

Property features AI

Finance

• Financial info: List price $65,900Spec inventory (new construction)

Exterior

• Home design: Single section home3 bed, 2 bath plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: DishwasherDisposalRefrigerator

Listing history 39 events

1. 2026-08-08
   days on market $55,900 Active 49 DOM
2. 2026-08-06
   days on market $55,900 Active 47 DOM
3. 2026-08-05
   days on market $55,900 Active 46 DOM
4. 2026-08-04
   days on market $55,900 Active 45 DOM
5. 2026-08-03
   days on market $55,900 Active 44 DOM
6. 2026-07-31
   days on market $55,900 Active 41 DOM
7. 2026-07-30
   days on market $55,900 Active 39 DOM
8. 2026-07-28
   days on market $55,900 Active 38 DOM
9. 2026-07-26
   days on market $55,900 Active 36 DOM
10. 2026-07-24
    days on market $55,900 Active 34 DOM
11. 2026-07-23
    days on market $55,900 Active 33 DOM
12. 2026-07-22
    days on market $55,900 Active 32 DOM
13. 2026-07-21
    days on market $55,900 Active 31 DOM
14. 2026-07-20
    days on market $55,900 Active 30 DOM
15. 2026-07-18
    days on market $55,900 Active 28 DOM
16. 2026-07-18
    days on market $55,900 Active 27 DOM
17. 2026-07-16
    days on market $55,900 Active 26 DOM
18. 2026-07-15
    days on market $55,900 Active 25 DOM
19. 2026-07-14
    days on market $55,900 Active 24 DOM
20. 2026-07-13
    days on market $55,900 Active 23 DOM
21. 2026-07-13
    days on market $55,900 Active 22 DOM
22. 2026-07-11
    days on market $55,900 Active 21 DOM
23. 2026-07-10
    days on market $55,900 Active 20 DOM
24. 2026-07-09
    pricedays on market $55,900 Active 19 DOM
25. 2026-07-07
    days on market $65,900 Active 17 DOM
26. 2026-07-06
    days on market $65,900 Active 16 DOM
27. 2026-07-06
    days on market $65,900 Active 15 DOM
28. 2026-07-05
    days on market $65,900 Active 14 DOM
29. 2026-07-03
    days on market $65,900 Active 13 DOM
30. 2026-07-01
    days on market $65,900 Active 12 DOM
31. 2026-06-30
    days on market $65,900 Active 11 DOM
32. 2026-06-29
    days on market $65,900 Active 10 DOM
33. 2026-06-28
    days on market $65,900 Active 9 DOM
34. 2026-06-27
    days on market $65,900 Active 8 DOM
35. 2026-06-26
    days on market $65,900 Active 7 DOM
36. 2026-06-24
    days on market $65,900 Active 5 DOM
37. 2026-06-22
    days on market $65,900 Active 3 DOM
38. 2026-06-21
    remarks 699-char remark
39. 2026-06-21
    listed $65,900 Active 2 DOM

ⓘ 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: $16,663
• − Mortgage interest: −$3,131
• − Property taxes: −$838
• − Insurance: −$280
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$1,626
• Taxable income: $8,122
• Est. tax owed @ 24.0%: −$1,949
• After-tax cash flow: $6,579/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 · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $5,280–$15,840 screening

This single-family home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minimal repairs or maintenance. The highest-ROI updates to increase its value include painting, flooring, kitchen appliances, and smart home technology.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Updating the flooring with a more modern material — New flooring can improve the home's appearance and increase its value ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing ↑
• Both Installing smart home technology — Smart home features can increase the home's value and appeal to tech-savvy buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

B Composite livability gradescore 70/100

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 · 925,296 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: 10% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $65,900Spec inventory (new construction)

Exterior

• Home design: Single section home3 bed, 2 bath plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: DishwasherDisposalRefrigerator