8734 Sterling St · Center Line, MI 48015

$65,000

2 bd · 1.5 ba · 1,000 sqft · Condo · 78 Days on market

Built 1966 Good condition $65/sqft · at area comps Est $64k · at est. $435/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 +25.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.1/15.0
• 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

Adorable townhouse nestled in the back of the complex. Two bedroom one and half bath freshly redone and ready for you to bring your furniture. Floors refinished, fresh paint throughout home including basement. This is a cooperative, with a monthly carrying fee of $450. The sale is cash only and must be used as a primary residence. Application fee is $75. Carrying charges cover; all interior and exterior maintenance (only excluding the a/c unit, washer and dryer), water, trash, snow, clubhouse, taxes, and more.

Key facts

• Fresh paint
• Clubhouse
• Refinished floors

Tags

• FRESH PAINT
• REFINISHED FLOORS
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $449 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 78 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 12 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 $45k; 44% 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 $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.00% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 4.2

CMA / ARV

• ARV (median comp): $64,374
• List price: $65,000
• Delta: 0.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-1,184
• Equity at exit: $9,692

10-year hold

• IRR: 8.4%
• Equity multiple: 1.65×
• Total profit: $11,803
• Equity at exit: $5,620

Cash invested: $18,200 (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: $1,299 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$435
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $142

Break-even live

Break-even rent $1,119

Max offer price $65,000

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	43d	1	0.25mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	0.41mi
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	24d	1	0.46mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	14d	1	0.52mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	24d	1	0.54mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	4d	1	0.55mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	17d	1	0.55mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	4d	1	0.55mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	24d	1	0.60mi
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
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	24d	1	0.62mi
11404 Warren Blvd Unit 102 Warren, MI	2.0	1.0	900	$1,250	$1.39	24d	1	0.63mi
11500 Warren Blvd Warren, MI	1.0	1.0	800	$1,125	$1.41	14d	1	0.63mi
11476 Warren Blvd Unit 114 Warren, MI	1.0	1.0	800	$1,125	$1.41	43d	1	0.64mi
25108 Hoover Rd Warren, MI	1.0–2.0	1.0	702	$1,324	$1.88	1d	65	0.70mi
11099 Dodge Ave Warren, MI	2.0	1.0	1190	$1,150	$0.97	20d	1	0.72mi
8625 Dale Center Line, MI	3.0	1.5	1179	$1,796	$1.52	43d	1	0.76mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	24d	1	0.76mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	3d	1	0.84mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	43d	1	0.86mi
25146 Wagner Ave Warren, MI	3.0	1.0	906	$1,900	$2.10	24d	1	0.97mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	2d	1	1.04mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	1.06mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	2d	1	1.09mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	1.14mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	1.15mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	4d	1	1.18mi
7568 Hudson Ave Unit 2 Warren, MI	2.0	1.0	1415	$900	$0.64	4d	1	1.18mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.29mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	1.29mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	21d	1	1.33mi
11809 McKinley Dr Warren, MI	3.0	1.5	1212	$1,800	$1.49	17d	1	1.34mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	24d	1	1.35mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	1.48mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.48mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	43d	1	1.48mi
27107 Seyburn Ave Warren, MI	2.0	1.0	750	$1,300	$1.73	21d	1	1.50mi

HOA detail condo

• Monthly dues: $435 · $5,220/yr
• Likely covers: watertrashexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $65,000 Active 78 DOM
2. 2026-06-17
   days on market $65,000 Active 77 DOM
3. 2026-06-16
   days on market $65,000 Active 76 DOM
4. 2026-06-15
   days on market $65,000 Active 75 DOM
5. 2026-06-13
   days on market $65,000 Active 73 DOM
6. 2026-06-13
   days on market $65,000 Active 72 DOM
7. 2026-06-09
   days on market $65,000 Active 69 DOM
8. 2026-06-08
   days on market $65,000 Active 68 DOM
9. 2026-06-07
   days on market $65,000 Active 67 DOM
10. 2026-06-04
    days on market $65,000 Active 64 DOM
11. 2026-06-03
    days on market $65,000 Active 63 DOM
12. 2026-06-02
    days on market $65,000 Active 62 DOM
13. 2026-06-01
    days on market $65,000 Active 61 DOM
14. 2026-05-31
    days on market $65,000 Active 60 DOM
15. 2026-04-01
    historical

    Show marketing remark (516 chars)

    Adorable townhouse nestled in the back of the complex. Two bedroom one and half bath freshly redone and ready for you to bring your furniture. Floors refinished, fresh paint throughout home including basement. This is a cooperative, with a monthly carrying fee of $450. The sale is cash only and must be used as a primary residence. Application fee is $75. Carrying charges cover; all interior and exterior maintenance (only excluding the a/c unit, washer and dryer), water, trash, snow, clubhouse, taxes, and more.

16. 2026-04-01
    listed $65,000 Active 516-char remark

    Show marketing remark (516 chars)

    Adorable townhouse nestled in the back of the complex. Two bedroom one and half bath freshly redone and ready for you to bring your furniture. Floors refinished, fresh paint throughout home including basement. This is a cooperative, with a monthly carrying fee of $450. The sale is cash only and must be used as a primary residence. Application fee is $75. Carrying charges cover; all interior and exterior maintenance (only excluding the a/c unit, washer and dryer), water, trash, snow, clubhouse, taxes, and more.

17. 2026-04-01
    listed $65,000 Active

    Show marketing remark (516 chars)

    Adorable townhouse nestled in the back of the complex. Two bedroom one and half bath freshly redone and ready for you to bring your furniture. Floors refinished, fresh paint throughout home including basement. This is a cooperative, with a monthly carrying fee of $450. The sale is cash only and must be used as a primary residence. Application fee is $75. Carrying charges cover; all interior and exterior maintenance (only excluding the a/c unit, washer and dryer), water, trash, snow, clubhouse, taxes, and more.

18. 2026-04-01
    historical

    Show marketing remark (516 chars)

    Adorable townhouse nestled in the back of the complex. Two bedroom one and half bath freshly redone and ready for you to bring your furniture. Floors refinished, fresh paint throughout home including basement. This is a cooperative, with a monthly carrying fee of $450. The sale is cash only and must be used as a primary residence. Application fee is $75. Carrying charges cover; all interior and exterior maintenance (only excluding the a/c unit, washer and dryer), water, trash, snow, clubhouse, taxes, and more.

19. 2025-12-12
    status Active
20. 2025-12-11
    historical
21. 2025-10-30
    listed $65,000 Active
22. 2025-10-30
    listed $65,000 Active
23. 2025-10-01
    historical
24. 2025-10-01
    historical
25. 2025-08-07
    price $65,000
26. 2025-08-07
    price $65,000
27. 2025-06-03
    listed $69,000 Active
28. 2025-06-03
    listed $69,000 Active
29. 2025-06-01
    historical
30. 2025-06-01
    historical
31. 2025-04-23
    status Active
32. 2025-04-09
    historical
33. 2025-02-05
    price $69,000
34. 2025-02-04
    price $69,000
35. 2024-11-19
    listed $70,000 Active
36. 2024-11-19
    listed $70,000 Active
37. 2022-02-21
    soldstatus $45,000
38. 2022-02-21
    soldstatus $45,000 Closed
39. 2022-02-17
    status Pending
40. 2022-01-24
    listed $50,000
41. 2022-01-24
    listed $50,000 Active

ⓘ 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: $15,592
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − HOA: −$5,220
• − Depreciation: −$1,891
• Taxable income: $1,045
• Est. tax owed @ 24.0%: −$251
• After-tax cash flow: $1,456/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 · 9 photos

Good 75/100 Cosmetic rehab

This well-maintained townhouse is ready for move-in with fresh paint, granite countertops, and hardwood floors. Minor improvements could further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both HVAC unit replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both HVAC unit replacement — Improves comfort and energy efficiency ↑

ⓘ 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

+30.0% since first listed

27 events — show timeline

• 2026-04-01 Listing Removed — REALCOMP
• 2026-04-01 Listed $65,000 MiRealSource-MiMLS
• 2026-04-01 Listed $65,000 REALCOMP
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-12 Relisted — REALCOMP
• 2025-12-11 Listing Removed — REALCOMP
• 2025-10-30 Listed $65,000 REALCOMP
• 2025-10-30 Listed $65,000 MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-08-07 Price Changed $65,000 MiRealSource-MiMLS
• 2025-08-07 Price Changed $65,000 REALCOMP
• 2025-06-03 Listed $69,000 REALCOMP
• 2025-06-03 Listed $69,000 MiRealSource-MiMLS
• 2025-06-01 Listing Removed — REALCOMP
• 2025-06-01 Listing Removed — MiRealSource-MiMLS
• 2025-04-23 Relisted — REALCOMP
• 2025-04-09 Listing Removed — REALCOMP
• 2025-02-05 Price Changed $69,000 MiRealSource-MiMLS
• 2025-02-04 Price Changed $69,000 REALCOMP
• 2024-11-19 Listed $70,000 REALCOMP
• 2024-11-19 Listed $70,000 MiRealSource-MiMLS
• 2022-02-21 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2022-02-21 Sold (MLS) $45,000 REALCOMP
• 2022-02-17 Pending — MiRealSource-MiMLS
• 2022-01-24 Listed $50,000 MiRealSource-MiMLS
• 2022-01-24 Listed $50,000 REALCOMP