38051 Saint Tropez Dr · Sterling Heights, MI 48038

$58,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 5 Days on market

Built 2026 Good condition Est $49k · 20% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious 3 bedroom, 2 bathroom residence where comfort and convenience come together beautifully. Modern appliances, including a dishwasher, help make everyday tasks simple, while the thoughtfully designed layout provides plenty of room to live, work, and unwind. Storage is one of the standout features of this home, with abundant space throughout to keep everything organized and within reach. Whether it is seasonal decor, household essentials, or a growing collection of favorite items, there is room for it all. Bright, functional, and designed for modern living, this home offers the space you need and the features you want. Schedule your tour today and discover all the

Key facts

• Modern appliances
• Abundant storage
• Built 2026

Tags

• MODERN APPLIANCES
• THOUGHTFULLY DESIGNED LAYOUT
• ABUNDANT STORAGE

Property features AI

Finance

• Financial info: List price: $58,900

Exterior

• Home design: Single-section home; 3-bedroom, 2-bath plan; Spec new construction
• Exterior features: Living area of 1,120

Interior

• Kitchen: Includes dishwasher, garbage disposal, and refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Garbage disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Cap rate 22.2% vs local median 3.7% 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.
• Chippewa Valley Schools (suburban): math 39% / reading 50% proficiency, ranked #133 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 269 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $407 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 + 0.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $58,900

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: 2.55% ✓
• Cap rate: 22.21%
• Cash-on-cash: 56.84%
• DSCR: 3.53
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $49,280
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38181 Hayes Rd	0.32mi	3/1.5	1,124 (+0%)	1mo	$305,000	$271	81
15317 Cartier Dr	0.19mi	3/2.0	1,216 (+9%)	0mo	$22,000	$18	77
38021 Orleans St. St	0.32mi	3/2.0	1,056 (-6%)	7mo	$41,000	$39	70
15941 Charlemange Ave W	0.27mi	2/2.0 (-1)	1,216 (+9%)	24mo	$54,000	$44	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 51.8%
• Equity multiple: 3.17×
• Total profit: $35,827
• Equity at exit: $8,782

10-year hold

• IRR: 56.0%
• Equity multiple: 5.75×
• Total profit: $78,324
• Equity at exit: $5,093

Cash invested: $16,492 (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 48038

• Rents YoY: -0.9%
• Active inventory: 269
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $884/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $781

Break-even live

Break-even rent $515

Max offer price $58,900

Occupancy floor 43%

Sensitivity live

Price	-10% $822	-5% $802	+0% $781	+5% $761	+10% $741
Rent	-10% $662	-5% $722	+0% $781	+5% $841	+10% $900
Rate	-1.0pp $811	-0.5pp $796	base $781	+0.5pp $766	+1.0pp $750

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: $14,725
• Closing costs: $1,767
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	4d	1	0.02mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	45d	1	0.07mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.13mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	0d	1	0.14mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.14mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	4d	1	0.14mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	45d	1	0.14mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	45d	1	0.17mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	3d	1	0.17mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	4d	1	0.17mi
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	0d	1	0.17mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	0.18mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.18mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	13d	1	0.19mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.20mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	25d	1	0.21mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	0.24mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	3d	1	0.24mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.25mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.25mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	4d	1	0.27mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.28mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	16d	1	0.36mi
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,329	$1.38	0d	1	0.38mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	45d	1	0.39mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.42mi
16196 Notre Dame St Unit 210 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	0d	1	0.46mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,369	$1.43	6d	1	0.53mi
14357 Shadywood Dr Sterling Heights, MI	2.0	2.0	1500	$2,100	$1.40	4d	1	0.80mi
14273 Shadywood Dr Sterling Heights, MI	2.0	2.0	1373	$2,100	$1.53	45d	1	0.88mi
38271 Fairway Ct Unit 100A Clinton Township, MI	2.0	1.0	925	$1,250	$1.35	25d	1	0.93mi
38271 Fairway Ct Clinton Township, MI	2.0	1.0	925	$1,188	$1.28	45d	2	0.93mi
38280 Fairway Ct Unit 140B Clinton Township, MI	2.0	1.0	1000	$1,150	$1.15	45d	1	0.96mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,325	$1.38	16d	2	0.99mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,250	$1.30	45d	2	0.99mi
38255 Fairway Ct Clinton Twp, MI	2.0	1.0	923	$1,250	$1.35	13d	1	1.00mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	45d	2	1.09mi
38227 Schoenherr Rd Sterling Heights, MI	2.0	1.5	1250	$1,830	$1.46	0d	1	1.20mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,059	$2.05	0d	10	1.22mi
13429 Denver Cir S Sterling Heights, MI	3.0	1.5	1216	$2,100	$1.73	45d	1	1.24mi

Listing history 4 events

1. 2026-06-21
   days on market $58,900 Active 5 DOM
2. 2026-06-18
   days on market $58,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $58,900 Active 1 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: $18,050
• − Mortgage interest: −$3,299
• − Property taxes: −$884
• − Insurance: −$294
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$1,713
• Taxable income: $8,971
• Est. tax owed @ 24.0%: −$2,153
• After-tax cash flow: $7,222/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 · 6 photos

Good 80/100 Cosmetic rehab

This spacious 3-bedroom home features modern appliances, hardwood floors, and neutral paint, making it move-in ready with good curb appeal.

Value-add opportunities

• Both Painting the exterior and landscaping — Enhances curb appeal and resale value.
• Both Adding smart home features — Improves convenience and marketability.
• Both Upgrading the HVAC system — Enhances comfort and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and landscaping — Enhances curb appeal and resale value. ↑
• Both Adding smart home features — Improves convenience and marketability. ↑
• Both Upgrading the HVAC system — Enhances 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: Chippewa Valley Schools
• NCES district ID: 2609570
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $64,964
• Composite: 39.61/100
• National rank: #3922
• State rank: #133 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

• County: Macomb County · 638,552 people
• City population: 133,573
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,422
• Household income: $78,567
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1788.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 7% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 16% Lithuanian 3% Iranian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 86% English-only · Other Indo-European 5% Russian/Polish/Slavic 2% Arabic 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: ▼ -212.31%
• Current HPI: 261.3877
• Rent YoY: ▼ -0.92%
• 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