12641 Raleigh Dr · Sterling Heights, MI 48313

$225,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 4 Days on market

Built 1960 7,841 sqft lot Est $233k · at est.

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Why this score? — see what drove the F 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 +9.1/15.0
• 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 +1.4/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick ranch located in the heart of Sterling Heights! This meticulously maintained home currently features 2 bedrooms and 1.5 bathrooms, including a spacious primary bedroom that was originally configured as two separate bedrooms and could easily be converted back if desired-offering the potential for a 3-bedroom layout. Inside, the spacious living area leads into a functional kitchen with timeless white cabinetry and a tiled backsplash. An incredible bonus: original hardwood floors sit beneath the existing carpet, ready to be uncovered and refinished. The home also includes a built-in whole-house generator for added peace of mind. The finished lower level is packed with retro charm, featuring classic wood-paneled walls and the perfect setup for a game room or secondary family hub. Step outside to a beautifully manicured, fully fenced backyard with a concrete patio and attached garage. All situated in a peaceful, tree-lined neighborhood near shopping, dining, and parks.

Key facts

• 7,841 sq ft lot
• Garage
• Built 1960

Property features AI

Finance

• Financial info: Home warranty included

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water
• Home design: Ranch-style single-family home; Built in 1960
• Construction: Brick construction
• Exterior features: Brick exterior; Lot of about 0.18 acres; Public water

Interior

• Kitchen: Kitchen (18 x 10)
• Bedrooms: Primary bedroom (24 x 10); Bedroom 2 (9 x 12)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Five total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (35.7% below list).
• Recommended offer: $145k (35.7% below list) — sets the bar for 1% rule.

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: Rents rising (+3.2%/yr); 106 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $144,626 (35.7% 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 1960 — 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: 0.64% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.31%
• DSCR: 0.72
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $233,472
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12439 Clinton River Rd	0.16mi	3/1.0 (+1)	912 (0%)	1mo	$178,800	$196	87
13498 Butler Dr	0.51mi	2/1.0	1,018 (+12%)	4mo	$185,000	$182	54
42105 Stanberry Dr	0.45mi	3/1.5 (+1)	900 (-1%)	20mo	$257,500	$286	53
42621 Prince Dr	0.70mi	3/1.0 (+1)	912 (0%)	13mo	$230,000	$252	52
42138 Montroy Dr	0.39mi	3/1.0 (+1)	1,036 (+14%)	10mo	$265,000	$256	46
41924 Gainsley Dr	0.33mi	3/2.0 (+1)	1,012 (+11%)	18mo	$265,000	$262	42

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: -27.0%
• Equity multiple: 0.09×
• Total profit: $-57,250
• Equity at exit: $33,548

10-year hold

• IRR: -24.0%
• Equity multiple: -0.20×
• Total profit: $-75,749
• Equity at exit: $19,454

Cash invested: $63,000 (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: 106
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$200 /mo · $2,401/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-331

Break-even live

Break-even rent $1,866

Max offer price $166,484

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8348 18 Mile Rd Sterling Heights, MI	1.0–2.0	1.0	825	$1,390	$1.68	2d	9	1.41mi

Listing history 9 events

1. 2026-06-13
   listing id $225,000 Pending 4 DOM
2. 2026-06-02
   statusdays on market $225,000 Pending 4 DOM
3. 2026-06-01
   days on market $225,000 Active 3 DOM
4. 2026-05-31
   days on market $225,000 Active 2 DOM
5. 2026-05-29
   listed $225,000 Active 993-char remark

   Show marketing remark (993 chars)

   Charming brick ranch located in the heart of Sterling Heights! This meticulously maintained home currently features 2 bedrooms and 1.5 bathrooms, including a spacious primary bedroom that was originally configured as two separate bedrooms and could easily be converted back if desired-offering the potential for a 3-bedroom layout. Inside, the spacious living area leads into a functional kitchen with timeless white cabinetry and a tiled backsplash. An incredible bonus: original hardwood floors sit beneath the existing carpet, ready to be uncovered and refinished. The home also includes a built-in whole-house generator for added peace of mind. The finished lower level is packed with retro charm, featuring classic wood-paneled walls and the perfect setup for a game room or secondary family hub. Step outside to a beautifully manicured, fully fenced backyard with a concrete patio and attached garage. All situated in a peaceful, tree-lined neighborhood near shopping, dining, and parks.

6. 2026-05-29
   listed $225,000 Active

   Show marketing remark (993 chars)

   Charming brick ranch located in the heart of Sterling Heights! This meticulously maintained home currently features 2 bedrooms and 1.5 bathrooms, including a spacious primary bedroom that was originally configured as two separate bedrooms and could easily be converted back if desired-offering the potential for a 3-bedroom layout. Inside, the spacious living area leads into a functional kitchen with timeless white cabinetry and a tiled backsplash. An incredible bonus: original hardwood floors sit beneath the existing carpet, ready to be uncovered and refinished. The home also includes a built-in whole-house generator for added peace of mind. The finished lower level is packed with retro charm, featuring classic wood-paneled walls and the perfect setup for a game room or secondary family hub. Step outside to a beautifully manicured, fully fenced backyard with a concrete patio and attached garage. All situated in a peaceful, tree-lined neighborhood near shopping, dining, and parks.

7. 2026-05-29
   listed $225,000 Active 993-char remark

   Show marketing remark (993 chars)

   Charming brick ranch located in the heart of Sterling Heights! This meticulously maintained home currently features 2 bedrooms and 1.5 bathrooms, including a spacious primary bedroom that was originally configured as two separate bedrooms and could easily be converted back if desired-offering the potential for a 3-bedroom layout. Inside, the spacious living area leads into a functional kitchen with timeless white cabinetry and a tiled backsplash. An incredible bonus: original hardwood floors sit beneath the existing carpet, ready to be uncovered and refinished. The home also includes a built-in whole-house generator for added peace of mind. The finished lower level is packed with retro charm, featuring classic wood-paneled walls and the perfect setup for a game room or secondary family hub. Step outside to a beautifully manicured, fully fenced backyard with a concrete patio and attached garage. All situated in a peaceful, tree-lined neighborhood near shopping, dining, and parks.

8. 2026-05-27
   historical $225,000 993-char remark

   Show marketing remark (993 chars)

   Charming brick ranch located in the heart of Sterling Heights! This meticulously maintained home currently features 2 bedrooms and 1.5 bathrooms, including a spacious primary bedroom that was originally configured as two separate bedrooms and could easily be converted back if desired-offering the potential for a 3-bedroom layout. Inside, the spacious living area leads into a functional kitchen with timeless white cabinetry and a tiled backsplash. An incredible bonus: original hardwood floors sit beneath the existing carpet, ready to be uncovered and refinished. The home also includes a built-in whole-house generator for added peace of mind. The finished lower level is packed with retro charm, featuring classic wood-paneled walls and the perfect setup for a game room or secondary family hub. Step outside to a beautifully manicured, fully fenced backyard with a concrete patio and attached garage. All situated in a peaceful, tree-lined neighborhood near shopping, dining, and parks.

9. 2026-05-27
   historical $225,000

   Show marketing remark (993 chars)

   Charming brick ranch located in the heart of Sterling Heights! This meticulously maintained home currently features 2 bedrooms and 1.5 bathrooms, including a spacious primary bedroom that was originally configured as two separate bedrooms and could easily be converted back if desired-offering the potential for a 3-bedroom layout. Inside, the spacious living area leads into a functional kitchen with timeless white cabinetry and a tiled backsplash. An incredible bonus: original hardwood floors sit beneath the existing carpet, ready to be uncovered and refinished. The home also includes a built-in whole-house generator for added peace of mind. The finished lower level is packed with retro charm, featuring classic wood-paneled walls and the perfect setup for a game room or secondary family hub. Step outside to a beautifully manicured, fully fenced backyard with a concrete patio and attached garage. All situated in a peaceful, tree-lined neighborhood near shopping, dining, and parks.

ⓘ 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: $2,401 · $200/mo
• Projected year-2 tax: $2,933 · $244/mo
• Expected delta: +$532/yr (+$44/mo · 22.1%)

ⓘ 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: $17,355
• − Mortgage interest: −$12,603
• − Property taxes: −$2,401
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$6,545
• Taxable loss: −$8,097
• Est. tax savings @ 24.0%: +$1,943
• After-tax cash flow: $-2,032/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

+0.0% since first listed

5 events — show timeline

• 2026-05-29 Listed $225,000 REALCOMP
• 2026-05-29 Listed $225,000 SW Michigan MLS
• 2026-05-29 Listed $225,000 MiRealSource-MiMLS
• 2026-05-27 Coming Soon $225,000 MiRealSource-MiMLS
• 2026-05-27 Coming Soon $225,000 SW Michigan MLS

Property tax history

+3.9%/yr

Latest (2025): $2,401 · +5.5% YoY. Source: county tax records.