43505 Charlemagne Ave · Sterling Heights, MI 48314

$79,900

3 bd · 2.0 ba · 1,165 sqft · SingleFamily · 13 Days on market

Built 1997 Good condition 0.30 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3 bedroom, 3.5 bath home in the heart of Sterling Heights. Featuring hardwood floors throughout, the first floor primary suite offers a spacious bath and walk in closet for added comfort. The two story foyer and living room create an open, airy feel filled with natural light. The gourmet kitchen boasts stainless steel appliances, a large kitchen island and a bay windowed breakfast nook that opens to a brick paver patio - perfect for entertaining and enjoying Michigan's beautiful changing seasons. Upstairs you will find generous sized bedrooms and closets for storage, while the finished basement provides additional living and recreation space. A truly move in ready home combining elegance, functionality and style

Key facts

• Gourmet kitchen
• Walk in closet
• Spacious bath

Tags

• FIRST FLOOR PRIMARY SUITE
• SPACIOUS BATH
• WALK IN CLOSET
• TWO STORY FOYER
• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Community pool

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single family residence; One level; Ground-level entry with steps; Vinyl siding exterior; Faces unspecified direction
• Construction: Asphalt roof; Slab foundation; Built with vinyl siding
• Exterior features: Community pool; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas range; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Living room fireplace; 4 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 17.1% vs local median 3.8% in Sterling Heights — 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 (#173 in MI, #4,545 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, 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.
• Market conditions: 100 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $552 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $79,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.02% ✓
• Cap rate: 17.12%
• Cash-on-cash: 38.66%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $246,980
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7474 River Vista St	0.34mi	2/1.0 (-1)	1,116 (-4%)	6mo	$205,000	$184	63
44080 Davis Dr	0.34mi	3/1.0	1,032 (-11%)	11mo	$242,500	$235	52
6161 Cotter Ave	0.50mi	3/2.0	1,292 (+11%)	8mo	$300,000	$232	51
7447 Crissman St	0.26mi	2/1.0 (-1)	1,015 (-13%)	11mo	$215,000	$212	48
7545 Crissman St	0.34mi	3/1.0	1,332 (+14%)	13mo	$237,000	$178	45
8056 Dawn Dr	0.59mi	3/1.5	1,326 (+14%)	4mo	$257,500	$194	44
8125 Ogden Dr	0.68mi	3/1.0	1,014 (-13%)	8mo	$219,000	$216	36
6183 Burroughs Ave	0.53mi	3/1.0	1,008 (-14%)	15mo	$280,000	$278	36
6100 Goff Ave	0.55mi	3/1.5	1,332 (+14%)	23mo	$250,000	$188	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.47×
• Total profit: $32,988
• Equity at exit: $11,913

10-year hold

• IRR: 41.7%
• Equity multiple: 4.93×
• Total profit: $87,942
• Equity at exit: $6,908

Cash invested: $22,372 (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 48314

• Active inventory: 100
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $721

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 50%

Sensitivity live

Price	-10% $776	-5% $748	+0% $721	+5% $693	+10% $666
Rent	-10% $594	-5% $657	+0% $721	+5% $784	+10% $848
Rate	-1.0pp $761	-0.5pp $741	base $721	+0.5pp $700	+1.0pp $679

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43267 Utica Rd Sterling Heights, MI	2.0	1.0	944	$1,500	$1.59	25d	1	0.37mi
7650 Greeley St Utica, MI	1.0–2.0	1.0	662	$1,250	$1.89	22d	2	0.60mi
43256 Mound Rd Unit 504 Sterling Heights, MI	2.0	1.0	823	$1,350	$1.64	18d	1	0.67mi
5452 Pine Aires Dr Sterling Heights, MI	2.0	1.0	1020	$1,700	$1.67	44d	1	0.91mi
5300 Pine Aires Dr Sterling Heights, MI	2.0	2.0	1213	$1,800	$1.48	20d	1	0.95mi
45631 Brownell St Unit 17 Utica, MI	2.0	1.0	850	$1,235	$1.45	44d	1	1.09mi
45845 Brownell St Unit 1f Utica, MI	3.0	1.0	1200	$1,400	$1.17	44d	1	1.18mi
45850 Cass Ave Apt 3 Utica, MI	2.0	1.0	800	$1,200	$1.50	13d	1	1.21mi
45850 Cass Ave Apt 3 Utica, MI	2.0	1.0	800	$1,200	$1.50	44d	1	1.21mi
45631 Harry St Utica, MI	1.0–2.0	1.0	762	$1,295	$1.70	0d	7	1.31mi
45600 Oak Hill Blvd Shelby Township, MI	1.0–2.0	1.0–2.5	1013	$1,985	$1.96	0d	70	1.47mi

Listing history 11 events

1. 2026-06-18
   days on market $79,900 Active 13 DOM
2. 2026-06-17
   days on market $79,900 Active 12 DOM
3. 2026-06-16
   days on market $79,900 Active 11 DOM
4. 2026-06-15
   days on market $79,900 Active 10 DOM
5. 2026-06-13
   days on market $79,900 Active 8 DOM
6. 2026-06-13
   days on marketlisting id $79,900 Active 7 DOM
7. 2026-06-10
   listing id $79,900 Active 4 DOM
8. 2026-06-09
   days on market $79,900 Active 4 DOM
9. 2026-06-08
   days on market $79,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $79,900 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: $19,337
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$2,324
• Taxable income: $7,845
• Est. tax owed @ 24.0%: −$1,883
• After-tax cash flow: $6,767/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 · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home in Sterling Heights offers a good balance of updates and original charm, making it a solid investment opportunity.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both update landscaping — improves curb appeal and adds value
• Both install smart home features — attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both update landscaping — improves curb appeal and adds value ↑
• Both install smart home features — attracts tech-savvy buyers and renters ↑

ⓘ 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: 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): 21,803
• Household income: $85,889
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 585.0

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 (78%)
• Race & ethnicity: White 78% Asian 12% Two or more races 4% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 11% Arab 3% Lithuanian 3%
• Foreign-born: 25% · Canada, South Korea, China
• Languages at home: 68% English-only · Other Indo-European 8% Arabic 8% Russian/Polish/Slavic 4%

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: ▼ -249.62%
• Current HPI: 172.8985
• Rent YoY: —
• 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

• 2026-06-05 Listed $79,900 MiRealSource-MiMLS
• 2026-06-05 Listed $79,900 REALCOMP