45704 Kensington St St · Utica, MI 48317

$85,000

3 bd · 1.5 ba · 1,531 sqft · Condo · 128 Days on market

Built 1970 Average condition $642/mo HOA ↓ 6% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming two-story condo in Utica, offering a bright and inviting interior with fresh paint throughout. The entry level features a spacious living room , and abundant natural light. The open kitchen and dining area, and a sliding glass door that leads to the private back patio - perfect for relaxing or entertaining. A convenient half bathroom completes the main level. Upstairs, you'll find two generously sized bedrooms with ample closet space and a well-maintained full bathroom. The full basement provides a dedicated laundry area along with plenty of additional storage, adding to the home's functionality, fresh interior paint , and a new dishwasher. The property also offers assigned parking and is part of the welcoming Village Square Cooperative community, conveniently located near parks, shopping, and major roadways. Move-in ready and easy to show

Key facts

• Private back patio
• Assigned parking
• $642 HOA

Tags

• PRIVATE BACK PATIO
• OPEN KITCHEN AND DINING AREA
• DEDICATED LAUNDRY AREA
• ASSIGNED PARKING

🏢 Co-op / cooperative unit. The $85,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $85k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.6% in Utica — 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 78/100 on livability (#106 in MI, #2,586 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, employment D.
• 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: Rents rising (+3.4%/yr); 101 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 + 3.4% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
8. 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.
9. 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.
10. 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: 2.35% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.54%
• DSCR: 1.78
• GRM: 3.5

CMA / ARV

• ARV (median comp): $107,571
• List price: $85,000
• Delta: -20.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.4% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.40×
• Total profit: $9,608
• Equity at exit: $12,674

10-year hold

• IRR: 20.0%
• Equity multiple: 2.76×
• Total profit: $41,951
• Equity at exit: $7,349

Cash invested: $23,800 (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 48317

• Rents YoY: 3.4%
• Active inventory: 101
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$642
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $348

Break-even live

Break-even rent $1,556

Max offer price $85,000

Occupancy floor 78%

Sensitivity live

Price	-10% $407	-5% $377	+0% $348	+5% $318	+10% $289
Rent	-10% $190	-5% $269	+0% $348	+5% $427	+10% $505
Rate	-1.0pp $391	-0.5pp $369	base $348	+0.5pp $326	+1.0pp $303

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11650 Weingartz W Utica, MI	2.0	2.5	1497	$2,100	$1.40	44d	1	0.21mi
11699 Weingartz W Utica, MI	3.0	2.5	1761	$2,400	$1.36	44d	1	0.33mi
9001 Shannon Dr Sterling Heights, MI	3.0	2.0	2200	$2,200	$1.00	20d	1	1.08mi
45845 Brownell St Unit 1f Utica, MI	3.0	1.0	1200	$1,400	$1.17	44d	1	1.14mi
13367 Forest Ridge Blvd #7 Sterling Heights, MI	2.0	2.0	1250	$1,700	$1.36	44d	1	1.48mi
8254 Mary Ann Ave Unit 1032359P Shelby Township, MI	2.0–4.0	1.0–2.0	1517	$10,891	$7.18	2d	2	1.49mi

HOA detail condo

• Monthly dues: $642 · $7,704/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-15
   statusdays on market $85,000 Pending 128 DOM
2. 2026-06-13
   days on market $85,000 Active 127 DOM
3. 2026-06-13
   days on market $85,000 Active 126 DOM
4. 2026-06-09
   days on market $85,000 Active 123 DOM
5. 2026-06-08
   days on market $85,000 Active 122 DOM
6. 2026-06-07
   days on market $85,000 Active 121 DOM
7. 2026-06-04
   days on market $85,000 Active 118 DOM
8. 2026-06-03
   days on market $85,000 Active 117 DOM
9. 2026-06-02
   days on market $85,000 Active 116 DOM
10. 2026-06-01
    days on market $85,000 Active 115 DOM
11. 2026-05-31
    days on market $85,000 Active 114 DOM
12. 2026-04-04
    price $85,000 876-char remark

    Show marketing remark (892 chars)

    Welcome to this charming two-story condo in Utica, offering a bright and inviting interior with fresh paint throughout. The entry level features a spacious living room , and abundant natural light. The open kitchen and dining area, and a sliding glass door that leads to the private back patio—perfect for relaxing or entertaining. A convenient half bathroom completes the main level. Upstairs, you’ll find two generously sized bedrooms with ample closet space and a well-maintained full bathroom. The full basement provides a dedicated laundry area along with plenty of additional storage, adding to the home’s functionality, fresh interior paint , and a new dishwasher. The property also offers assigned parking and is part of the welcoming Village Square Cooperative community, conveniently located near parks, shopping, and major roadways. Move-in ready and easy to show

13. 2026-04-04
    price $85,000 892-char remark

    Show marketing remark (892 chars)

    Welcome to this charming two-story condo in Utica, offering a bright and inviting interior with fresh paint throughout. The entry level features a spacious living room , and abundant natural light. The open kitchen and dining area, and a sliding glass door that leads to the private back patio—perfect for relaxing or entertaining. A convenient half bathroom completes the main level. Upstairs, you’ll find two generously sized bedrooms with ample closet space and a well-maintained full bathroom. The full basement provides a dedicated laundry area along with plenty of additional storage, adding to the home’s functionality, fresh interior paint , and a new dishwasher. The property also offers assigned parking and is part of the welcoming Village Square Cooperative community, conveniently located near parks, shopping, and major roadways. Move-in ready and easy to show

14. 2026-02-06
    listed $90,000 Active 892-char remark

    Show marketing remark (876 chars)

    Welcome to this charming two-story condo in Utica, offering a bright and inviting interior with fresh paint throughout. The entry level features a spacious living room , and abundant natural light. The open kitchen and dining area, and a sliding glass door that leads to the private back patio - perfect for relaxing or entertaining. A convenient half bathroom completes the main level. Upstairs, you'll find two generously sized bedrooms with ample closet space and a well-maintained full bathroom. The full basement provides a dedicated laundry area along with plenty of additional storage, adding to the home's functionality, fresh interior paint , and a new dishwasher. The property also offers assigned parking and is part of the welcoming Village Square Cooperative community, conveniently located near parks, shopping, and major roadways. Move-in ready and easy to show

15. 2026-02-06
    listed $90,000 Active 876-char remark

    Show marketing remark (876 chars)

    Welcome to this charming two-story condo in Utica, offering a bright and inviting interior with fresh paint throughout. The entry level features a spacious living room , and abundant natural light. The open kitchen and dining area, and a sliding glass door that leads to the private back patio - perfect for relaxing or entertaining. A convenient half bathroom completes the main level. Upstairs, you'll find two generously sized bedrooms with ample closet space and a well-maintained full bathroom. The full basement provides a dedicated laundry area along with plenty of additional storage, adding to the home's functionality, fresh interior paint , and a new dishwasher. The property also offers assigned parking and is part of the welcoming Village Square Cooperative community, conveniently located near parks, shopping, and major roadways. Move-in ready and easy to show

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°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: $23,957
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − HOA: −$7,704
• − Depreciation: −$2,473
• Taxable income: $3,486
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $3,337/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

Average 55/100 Cosmetic rehab

This two-story condo in Utica offers a bright and inviting interior with fresh paint throughout. While it's in average condition, it has potential for cosmetic upgrades to enhance its value.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Kitchen cabinets — Slight wear
• Minor Bathroom fixtures — Basic and slightly faded
• Minor Landscaping — Minimal and could be improved

Value-add opportunities

• Both Painting and updating kitchen cabinets — Fresh paint and updated cabinets would enhance both resale and rental value.
• Both Landscaping improvements — Enhanced landscaping would improve curb appeal and attract more potential buyers/renters.
• Both HVAC replacement — A new HVAC system would improve comfort and energy efficiency, boosting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Kitchen cabinets · Slight wear	Minor	$500–3,000
Bathroom fixtures · Basic and slightly faded	Minor	$500–3,000
Landscaping · Minimal and could be improved	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Fresh paint and updated cabinets would enhance both resale and rental value. ↑
• Both Landscaping improvements — Enhanced landscaping would improve curb appeal and attract more potential buyers/renters. ↑
• Both HVAC replacement — A new HVAC system would improve comfort and energy efficiency, boosting both resale and rental 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: 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 — Utica

• Score: 78/100
• State rank: #106
• US rank: #2586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Utica, MI
• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,565
• Household income: $72,917
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1531.0

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 (79%)
• Race & ethnicity: White 79% Asian 6% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 13% Lithuanian 4% Slovak 2%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 79% English-only · Other Indo-European 6% Arabic 5% 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: ▼ -279.31%
• Current HPI: 195.6447
• Rent YoY: ▲ 3.40%
• 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

-5.6% since first listed

4 events — show timeline

• 2026-04-04 Price Changed $85,000 MiRealSource-MiMLS
• 2026-04-04 Price Changed $85,000 REALCOMP
• 2026-02-06 Listed $90,000 REALCOMP
• 2026-02-06 Listed $90,000 MiRealSource-MiMLS