8665 Sterling Ave · Center Line, MI 48015

$67,500

2 bd · 1.5 ba · 1,420 sqft · Condo · 20 Days on market

Built 1966 Good condition $450/mo HOA · 33% of rent

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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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement!!! Come see this well maintained, 2-bedroom, 1.5-bathroom townhouse condo built for maintenance free living! This Condo features refinished hardwood floors, carpet in the living room, vinyl flooring in the updated kitchen, new furnace with central air, and a partially finished basement with glass block windows and plenty of storage. Complex has a park, a playground, and a club house you can rent for private gatherings. Association pays for all major components of the home like the furnace, HWT, fridge and stove. It even includes repair/replacement of these as well as plumbing and electrical issues. Owner occupants only. Monthly Association fee pays taxes, insurance, water, maintenance inside and out, and trash removal. Co/op requires $75.00 application fee (per applicate over 18 years old) with all accepted offers. This is easy living! Pet restrictions: No dogs are allowed (except service animals), one cat will be allowed. Cash only

Key facts

• Plenty of storage
• Glass block windows
• Updated kitchen

Tags

• REFINISHED HARDWOOD FLOORS
• UPDATED KITCHEN
• PARTIALLY FINISHED BASEMENT
• GLASS BLOCK WINDOWS
• PLENTY OF STORAGE

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with a $450 monthly fee

Exterior

• Parking: No garage; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Condominium; Residential property; Two levels; Ground-level entry; Facing direction not specified
• Construction: Brick, stone, and vinyl siding exterior; Asphalt roof; Built year not specified; Full basement
• Exterior features: Patio; Paved road access

Interior

• Kitchen: Free‑standing electric range; Free‑standing refrigerator
• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Partially finished full basement
• Laundry & utility: Washer/dryer location not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.9% in Center Line — 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 74/100 on livability (#190 in MI, #4,835 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, health & safety D.
• Van Dyke Public Schools (urban): math 7% / reading 19% proficiency, ranked #512 of 540 in MI (top 95%) — 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: 34 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $467 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $51k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $66,487 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.99% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.26%
• DSCR: 1.41
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,353
• Equity at exit: $10,064

10-year hold

• IRR: 8.2%
• Equity multiple: 1.63×
• Total profit: $11,988
• Equity at exit: $5,836

Cash invested: $18,900 (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 48015

• Home prices YoY: -20.6%
• Active inventory: 34
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• HOA: −$450
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $146

Break-even live

Break-even rent $1,160

Max offer price $67,500

Occupancy floor 84%

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	0.42mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	5d	1	0.51mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	0.55mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	18d	1	0.55mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.60mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	24d	1	0.61mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	24d	1	0.63mi
11404 Warren Blvd Unit 102 Warren, MI	2.0	1.0	900	$1,250	$1.39	24d	1	0.67mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	24d	1	0.71mi
11099 Dodge Ave Warren, MI	2.0	1.0	1190	$1,150	$0.97	20d	1	0.73mi
8625 Dale Center Line, MI	3.0	1.5	1179	$1,796	$1.52	44d	1	0.76mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	44d	1	0.81mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	3d	1	0.86mi
25146 Wagner Ave Warren, MI	3.0	1.0	906	$1,900	$2.10	24d	1	1.01mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	1.04mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	1.05mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	5d	1	1.16mi
7568 Hudson Ave Unit 2 Warren, MI	2.0	1.0	1415	$900	$0.64	5d	1	1.16mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	1.16mi
7044 Hudson Ave Warren, MI	3.0	1.5	1730	$1,700	$0.98	24d	1	1.26mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	44d	1	1.28mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	22d	1	1.30mi
11809 McKinley Dr Warren, MI	3.0	1.5	1212	$1,800	$1.49	18d	1	1.36mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	44d	1	1.46mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	1.49mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.50mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Likely covers: watertrashelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $67,500 Active 20 DOM
2. 2026-06-17
   days on market $67,500 Active 19 DOM
3. 2026-06-16
   days on market $67,500 Active 18 DOM
4. 2026-06-15
   days on market $67,500 Active 17 DOM
5. 2026-06-13
   days on market $67,500 Active 15 DOM
6. 2026-06-13
   days on market $67,500 Active 14 DOM
7. 2026-06-09
   days on market $67,500 Active 11 DOM
8. 2026-06-08
   days on market $67,500 Active 10 DOM
9. 2026-06-07
   days on market $67,500 Active 9 DOM
10. 2026-06-04
    days on market $67,500 Active 6 DOM
11. 2026-06-03
    days on market $67,500 Active 5 DOM
12. 2026-06-02
    days on market $67,500 Active 4 DOM
13. 2026-06-01
    days on market $67,500 Active 3 DOM
14. 2026-05-31
    days on market $67,500 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: $16,136
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$338
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − HOA: −$5,400
• − Depreciation: −$1,964
• Taxable income: $1,060
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $1,496/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

Good 75/100 Cosmetic rehab

This well-maintained, 2-bedroom townhouse condo is ready for move-in with updated kitchen and bathrooms, fresh paint, and a solid structure. Minor improvements like painting and landscaping can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both New flooring in living room — Updated flooring improves living space and adds value
• Both New kitchen appliances — Modern appliances increase functionality and appeal
• Both Landscaping improvements — Enhanced landscaping adds curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both New flooring in living room — Updated flooring improves living space and adds value ↑
• Both New kitchen appliances — Modern appliances increase functionality and appeal ↑
• Both Landscaping improvements — Enhanced landscaping adds curb appeal and value ↑

ⓘ 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: Van Dyke Public Schools
• NCES district ID: 2634680
• Math proficiency: 7% ▼ -11.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $33,231
• Composite: 10.46/100
• National rank: #9784
• State rank: #512 of 540 in MI

Livability — Center Line

• Score: 74/100
• State rank: #190
• US rank: #4835

Category grades

Amenities C- Commute A+ Cost of living A+ Crime D+ Employment D- Housing A+ Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Center Line, MI
• City population: 8,448
• Population (ZIP): 8,448

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 51% Black 30% Asian 11% Two or more races 4% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 7% Lithuanian 3% German 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 81% English-only · Other Indo-European 9% Russian/Polish/Slavic 5% Spanish 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: ▼ -66.73%
• Current HPI: 256.7842
• Rent YoY: —
• Metro: —
• 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

+23.0% since first listed

22 events — show timeline

• 2026-05-29 Listed $67,500 REALCOMP
• 2026-05-29 Listed $67,500 MiRealSource-MiMLS
• 2026-03-04 Listing Removed — MiRealSource-MiMLS
• 2025-11-23 Price Changed $67,500 MiRealSource-MiMLS
• 2025-11-23 Price Changed $67,500 REALCOMP
• 2025-10-06 Price Changed $73,000 MiRealSource-MiMLS
• 2025-10-06 Price Changed $73,000 REALCOMP
• 2025-09-25 Relisted — REALCOMP
• 2025-09-24 Listing Removed — REALCOMP
• 2025-08-26 Price Changed $79,000 MiRealSource-MiMLS
• 2025-08-26 Price Changed $79,000 REALCOMP
• 2025-08-25 Listed $72,000 REALCOMP
• 2025-08-25 Listed $72,000 MiRealSource-MiMLS
• 2024-05-20 Listing Removed — MiRealSource-MiMLS
• 2024-05-20 Listing Removed — REALCOMP
• 2024-05-15 Listed $69,900 MiRealSource-MiMLS
• 2024-05-15 Listed $69,900 REALCOMP
• 2022-09-15 Sold (MLS) $51,000 MiRealSource-MiMLS
• 2022-09-15 Sold (MLS) $51,000 REALCOMP
• 2022-09-09 Pending — MiRealSource-MiMLS
• 2022-08-05 Listed $54,900 MiRealSource-MiMLS
• 2022-08-05 Listed $54,900 REALCOMP