23344 Arlington Dr · Mount Clemens, MI 48036

$32,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 34 Days on market

Built 1996 Average condition

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.8/5.0
• Schools +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your private oasis with this charming three-bedroom, two-bathroom manufactured home, offering an inviting long driveway and no neighbors behind to ensure tranquility. As you step inside, you'll be welcomed by a spacious living room, complete with a cozy wood-burning fireplace—perfect for those cooler evenings. A convenient coat closet greets you at the entrance, adding functionality to the layout. The home boasts a new AC unit installed just a couple of years ago, ensuring comfort year-round. Retreat to the primary bedroom, which features a generous walk-in closet and a bathroom equipped with dual sinks, mirrors, a soaking tub, and a walk-in shower with a sliding glass door. A linen closet in the bathroom provides additional storage. The expansive kitchen is a highlight, offering ample cabinet space and a pantry, ideal for all your culinary needs. Before reaching the dedicated laundry room, you’ll find an additional mechanical or work room that can be tailored to your needs. This home presents an excellent opportunity to customize and make it your own. The community enhances this property with its elegant Victorian-style clubhouse, featuring a fully-equipped kitchen, perfect for hosting gatherings and events. Don't miss out on this charming property in Silver Springs—your ideal retreat awaits!

Key facts

• New ac unit
• Walk-in closet
• Private oasis

Tags

• PRIVATE OASIS
• LONG DRIVEWAY
• NO NEIGHBORS BEHIND
• WOOD-BURNING FIREPLACE
• NEW AC UNIT
• WALK-IN CLOSET

Property features AI

Finance

• Other: Located in SILVER SPRINGS subdivision
• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story
• Construction: Pillar/post/pier foundation
• Exterior features: No pool

Interior

• Kitchen: Includes oven, range, dishwasher, refrigerator
• Bedrooms: 3 total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dishwasher; Dryer; Oven; Refrigerator; Range
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $32k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $31k (3.0% below list) — sets the bar for market timing.
• Cap rate 40.6% 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+.
• Mount Clemens Community School District (suburban): math 4% / reading 11% proficiency, ranked #532 of 540 in MI (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 118 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $221 of loan paydown is wiped out by about $960 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $3k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $31,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 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?
4. 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?
5. 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?
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: 4.50% ✓
• Cap rate: 40.64%
• Cash-on-cash: 122.66%
• DSCR: 6.46
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.12% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.95×
• Total profit: $53,342
• Equity at exit: $4,771

10-year hold

• IRR: —
• Equity multiple: 14.66×
• Total profit: $122,365
• Equity at exit: $2,767

Cash invested: $8,960 (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: 118
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $916

Break-even live

Break-even rent $280

Max offer price $32,000

Occupancy floor 31%

Sensitivity live

Price	-10% $938	-5% $927	+0% $916	+5% $905	+10% $894
Rent	-10% $802	-5% $859	+0% $916	+5% $973	+10% $1,030
Rate	-1.0pp $932	-0.5pp $924	base $916	+0.5pp $908	+1.0pp $899

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Jones St Unit 2 Mt Clemens, MI	2.0	1.0	1050	$1,600	$1.52	3d	1	0.78mi
121 Jones St Unit 1 Mt Clemens, MI	2.0	1.0	1080	$1,400	$1.30	0d	1	0.78mi
40 Ferrin Pl Mount Clemens, MI	3.0	1.0	1400	$1,700	$1.21	0d	1	0.98mi
20 Lincoln St Unit 225 Mt Clemens, MI	2.0	1.0	816	$1,200	$1.47	45d	1	0.99mi
176 N Christine Cir Unit 1 Mt Clemens, MI	2.0	1.5	1020	$1,300	$1.27	45d	1	1.06mi
133 S Christine Cir Unit 1 Mt Clemens, MI	3.0	1.5	1040	$1,500	$1.44	0d	1	1.09mi
24128 Avon Ln Clinton Twp, MI	2.0	1.0	827	$1,400	$1.69	0d	1	1.13mi
277 N Rose St Mt Clemens, MI	1.0–2.0	1.0	755	$1,434	$1.90	0d	2	1.29mi
15 Washington St Unit 2 Mt Clemens, MI	3.0	1.0	1396	$1,400	$1.00	45d	1	1.30mi
64 Crocker Blvd Mt Clemens, MI	2.0	1.0	950	$1,250	$1.32	45d	1	1.39mi
70 Crocker Blvd Mt Clemens, MI	2.0	1.0	950	$1,400	$1.47	11d	1	1.39mi
104 Crocker Blvd Mt Clemens, MI	2.0	1.0	854	$1,250	$1.46	6d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $32,000 Active 34 DOM
2. 2026-06-18
   days on market $32,000 Active 31 DOM
3. 2026-06-17
   days on market $32,000 Active 30 DOM
4. 2026-06-16
   days on market $32,000 Active 29 DOM
5. 2026-06-15
   days on market $32,000 Active 28 DOM
6. 2026-06-13
   days on market $32,000 Active 26 DOM
7. 2026-06-13
   pricedays on market $32,000 Active 25 DOM
8. 2026-06-09
   days on market $35,000 Active 22 DOM
9. 2026-06-08
   days on market $35,000 Active 21 DOM
10. 2026-06-07
    days on market $35,000 Active 20 DOM
11. 2026-06-04
    days on market $35,000 Active 17 DOM
12. 2026-06-03
    days on market $35,000 Active 16 DOM
13. 2026-06-02
    days on market $35,000 Active 15 DOM
14. 2026-06-01
    days on market $35,000 Active 14 DOM
15. 2026-05-31
    days on market $35,000 Active 13 DOM
16. 2026-05-18
    listed $35,000 Active

    Show marketing remark (1341 chars)

    Discover your private oasis with this charming three-bedroom, two-bathroom manufactured home, offering an inviting long driveway and no neighbors behind to ensure tranquility. As you step inside, you'll be welcomed by a spacious living room, complete with a cozy wood-burning fireplace—perfect for those cooler evenings. A convenient coat closet greets you at the entrance, adding functionality to the layout. The home boasts a new AC unit installed just a couple of years ago, ensuring comfort year-round. Retreat to the primary bedroom, which features a generous walk-in closet and a bathroom equipped with dual sinks, mirrors, a soaking tub, and a walk-in shower with a sliding glass door. A linen closet in the bathroom provides additional storage. The expansive kitchen is a highlight, offering ample cabinet space and a pantry, ideal for all your culinary needs. Before reaching the dedicated laundry room, you’ll find an additional mechanical or work room that can be tailored to your needs. This home presents an excellent opportunity to customize and make it your own. The community enhances this property with its elegant Victorian-style clubhouse, featuring a fully-equipped kitchen, perfect for hosting gatherings and events. Don't miss out on this charming property in Silver Springs—your ideal retreat awaits!

17. 2026-05-18
    listed $35,000 Active 1341-char remark

    Show marketing remark (1341 chars)

    Discover your private oasis with this charming three-bedroom, two-bathroom manufactured home, offering an inviting long driveway and no neighbors behind to ensure tranquility. As you step inside, you'll be welcomed by a spacious living room, complete with a cozy wood-burning fireplace—perfect for those cooler evenings. A convenient coat closet greets you at the entrance, adding functionality to the layout. The home boasts a new AC unit installed just a couple of years ago, ensuring comfort year-round. Retreat to the primary bedroom, which features a generous walk-in closet and a bathroom equipped with dual sinks, mirrors, a soaking tub, and a walk-in shower with a sliding glass door. A linen closet in the bathroom provides additional storage. The expansive kitchen is a highlight, offering ample cabinet space and a pantry, ideal for all your culinary needs. Before reaching the dedicated laundry room, you’ll find an additional mechanical or work room that can be tailored to your needs. This home presents an excellent opportunity to customize and make it your own. The community enhances this property with its elegant Victorian-style clubhouse, featuring a fully-equipped kitchen, perfect for hosting gatherings and events. Don't miss out on this charming property in Silver Springs—your ideal retreat awaits!

ⓘ 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: $17,271
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$160
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$931
• Taxable income: $11,144
• Est. tax owed @ 24.0%: −$2,675
• After-tax cash flow: $8,316/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 · 21 photos

Average 55/100 Moderate rehab

This three-bedroom manufactured home requires moderate renovations to improve its appearance and functionality, with a focus on updating the kitchen and bathrooms to enhance its resale value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom wallpaper — dated and peeling
• Minor kitchen appliances — existing and functional

Value-add opportunities

• Resale paint interior walls — enhances curb appeal
• Resale replace kitchen cabinets — modernizes kitchen
• Resale replace bathroom wallpaper — modernizes bathroom

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom wallpaper · dated and peeling	Moderate	$3,000–15,000
kitchen appliances · existing and functional	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal ↑
• Resale replace kitchen cabinets — modernizes kitchen ↑
• Resale replace bathroom wallpaper — modernizes bathroom ↑

ⓘ 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: Mount Clemens Community School District
• NCES district ID: 2624690
• Math proficiency: 4% ▼ -9.00%
• Reading proficiency: 11% ▼ -7.00%
• Median HH income: $36,632
• Composite: 6.25/100
• National rank: #10005
• State rank: #532 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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $35,000 REALCOMP
• 2026-05-18 Listed $35,000 MiRealSource-MiMLS