13485 Bernadette Ct · Sterling Heights, MI 48313

$229,000

3 bd · 1.0 ba · 1,167 sqft · SingleFamily public records · 6 Days on market

Built 1962 9,148 sqft lot Est $259k · 12% under

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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).

• ARV discount +12.7/15.0
• Cash flow +7.0/30.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * BACK ON MARKET DUE TO BUYER FINANCING * * * Tucked away on a cul-de-sac in Sterling Heights, this charming ranch offers 3 bedrooms, 1 full bath, and endless potential to make it your own. Perfectly situated in Sterling Heights, this home provides the convenience of nearby parks, shopping, and dining, all within a well-maintained community. This home is located within the highly regarded Utica Community Schools district. A wonderful opportunity for buyers looking to add their personal touch and create the perfect place to call home. New Hot Water Tank - June 2026

Key facts

• Nearby parks
• Cul-de-sac
• 9,148 sq ft lot

Tags

• CUL-DE-SAC
• NEARBY PARKS
• WELL-MAINTAINED COMMUNITY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Underground utilities
• Home design: Single-family residence; One story; Ground-level entry; Brick construction
• Construction: Brick exterior; Asphalt roof
• Exterior features: Covered porch; Patio/porch; Back yard fencing; Cul-de-sac lot; Paved road

Interior

• Kitchen: Gas cooktop; Range hood; Free-standing refrigerator
• Bedrooms: 6 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfurnished; Unfinished basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-335 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (28.2% below list).
• Recommended offer: $165k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.8% in Sterling Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#173 in MI, #4,545 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F.
• Utica Community Schools (suburban): math 38% / reading 53% proficiency, ranked #126 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Havel Elementary School (math 33% / reading 47%, grade F, #596 of 1,397 statewide, top 43%, 586 students, 51% FRL); Bemis Junior High School (math 41% / reading 63%, grade C+, #95 of 493 statewide, top 20%, 805 students, 44% FRL); Henry Ford Ii High School (math 33% / reading 57%, grade D-, #211 of 713 statewide, top 30%, 1,717 students, 37% FRL) — zoned schools average 44% FRL vs 26% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 113 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $115k; list at $229k implies a 99% gain — meaningful room to come down on a strong offer.

Recommended offer $164,526 (28.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.28%
• DSCR: 0.72
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $259,074
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41316 Paign Dr	0.25mi	3/2.0	1,084 (-7%)	4mo	$263,000	$243	69
13498 Butler Dr	0.12mi	2/1.0 (-1)	1,018 (-13%)	4mo	$185,000	$182	65
14178 Hillsdale Dr	0.38mi	3/1.0	1,142 (-2%)	19mo	$263,000	$230	63
41627 Saal Rd	0.51mi	3/1.5	1,204 (+3%)	10mo	$275,000	$228	60
41641 Saal Rd	0.52mi	3/1.0	1,204 (+3%)	23mo	$255,000	$212	52
14532 Debbie Dr	0.66mi	3/1.0	1,204 (+3%)	18mo	$250,000	$208	49
13104 Carnaby Ct	0.65mi	3/2.0	1,260 (+8%)	7mo	$280,000	$222	46
41718 Mae Wood Dr	0.69mi	3/1.0	1,317 (+13%)	1mo	$324,900	$247	46
41210 Paign Dr	0.27mi	3/1.5	1,334 (+14%)	22mo	$260,000	$195	43

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -26.8%
• Equity multiple: 0.09×
• Total profit: $-58,032
• Equity at exit: $34,145

10-year hold

• IRR: -23.4%
• Equity multiple: -0.19×
• Total profit: $-76,235
• Equity at exit: $19,800

Cash invested: $64,120 (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 48313

• Rents YoY: 3.2%
• Active inventory: 113
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$339 /mo · $4,066/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-335

Break-even live

Break-even rent $2,070

Max offer price $169,748

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-271	+0% $-335	+5% $-400	+10% $-465
Rent	-10% $-465	-5% $-400	+0% $-335	+5% $-270	+10% $-205
Rate	-1.0pp $-220	-0.5pp $-277	base $-335	+0.5pp $-395	+1.0pp $-455

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14520 Vauxhall Dr Sterling Heights, MI	2.0	2.0	1244	$2,000	$1.61	0d	1	0.98mi
15010 Ashgrove Dr Sterling Heights, MI	1.0–2.0	1.0–2.0	720	$1,250	$1.74	3d	12	1.12mi
42480 Green Valley Dr Clinton Twp, MI	1.0–2.0	1.0	771	$1,293	$1.68	1d	32	1.25mi
13367 Forest Ridge Blvd #7 Sterling Heights, MI	2.0	2.0	1250	$1,700	$1.36	45d	1	1.25mi
43237 Cape Dr Sterling Heights, MI	2.0	2.0	1068	$1,275	$1.19	45d	1	1.30mi
15140 Seagull Dr Sterling Heights, MI	2.0	1.5	1068	$1,500	$1.40	12d	1	1.39mi
15187 Olivewood Dr Sterling Heights, MI	1.0–2.0	1.0–2.0	720	$1,400	$1.94	1d	9	1.50mi

Listing history 5 events

1. 2026-05-22
   listed $229,000 Active

   Show marketing remark (580 chars)

   * * * BACK ON MARKET DUE TO BUYER FINANCING * * * Tucked away on a cul-de-sac in Sterling Heights, this charming ranch offers 3 bedrooms, 1 full bath, and endless potential to make it your own. Perfectly situated in Sterling Heights, this home provides the convenience of nearby parks, shopping, and dining, all within a well-maintained community. This home is located within the highly regarded Utica Community Schools district. A wonderful opportunity for buyers looking to add their personal touch and create the perfect place to call home. New Hot Water Tank - June 2026

2. 2026-05-22
   listed $229,000 Active 493-char remark

   Show marketing remark (580 chars)

   * * * BACK ON MARKET DUE TO BUYER FINANCING * * * Tucked away on a cul-de-sac in Sterling Heights, this charming ranch offers 3 bedrooms, 1 full bath, and endless potential to make it your own. Perfectly situated in Sterling Heights, this home provides the convenience of nearby parks, shopping, and dining, all within a well-maintained community. This home is located within the highly regarded Utica Community Schools district. A wonderful opportunity for buyers looking to add their personal touch and create the perfect place to call home. New Hot Water Tank - June 2026

3. 2000-04-05
   soldstatus $115,000
4. 1993-03-10
   soldstatus $91,000
5. 1989-06-14
   soldstatus $84,000

ⓘ 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: $4,066 · $339/mo
• Projected year-2 tax: $4,066 · $339/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,743
• − Mortgage interest: −$12,828
• − Property taxes: −$4,066
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$6,662
• Taxable loss: −$8,116
• Est. tax savings @ 24.0%: +$1,948
• After-tax cash flow: $-2,077/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: Utica Community Schools
• NCES district ID: 2634470
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $65,953
• Composite: 40.52/100
• National rank: #3709
• State rank: #126 of 540 in MI

Livability — Sterling Heights

• Score: 74/100
• State rank: #173
• US rank: #4545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sterling Heights, MI
• County: Macomb County · 638,552 people
• City population: 133,573
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 34,015
• Household income: $88,065
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 1055.0

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 (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 14% Arab 3% Lithuanian 3%
• Foreign-born: 17% · Canada
• Languages at home: 80% English-only · Other Indo-European 6% Arabic 4% Russian/Polish/Slavic 2%

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: ▼ -273.18%
• Current HPI: 184.9033
• Rent YoY: ▲ 3.23%
• 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

+172.6% since first listed

11 events — show timeline

• 2026-06-22 Relisted — MiRealSource-MiMLS
• 2026-06-22 Relisted — REALCOMP
• 2026-05-28 Pending — MiRealSource-MiMLS
• 2026-05-28 Pending — REALCOMP
• 2026-05-27 Contingent — MiRealSource-MiMLS
• 2026-05-27 Contingent — REALCOMP
• 2026-05-22 Listed $229,000 REALCOMP
• 2026-05-22 Listed $229,000 MiRealSource-MiMLS
• 2000-04-05 Sold (Public Records) $115,000 Public Records
• 1993-03-10 Sold (Public Records) $91,000 Public Records
• 1989-06-14 Sold (Public Records) $84,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,066 · -3.6% YoY. Source: county tax records.