35473 Turner Dr · Sterling Heights, MI 48312

$175,000

3 bd · 2.5 ba · 1,700 sqft · Condo · 51 Days on market

Built 1973 Good condition $103/sqft · 9% above area Est $160k · 9% over $394/mo HOA · 18% of rent

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Why this score? — see what drove the D+ 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 +16.7/30.0
• 1% rule +7.4/10.0
• DSCR +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• ARV discount +3.4/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

nice 3 bedrooms 2.5 bathrooms with extra room and shower in basement condo, new remodoling good for home owner or investor close to all shoping area must see

Key facts

• $394 HOA
• Built 1973
• Listed 51 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: health & safety D+, amenities F.
• Warren Consolidated Schools (urban): math 18% / reading 39% proficiency, ranked #373 of 540 in MI (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Willow Woods Elementary School (math 17% / reading 27%, grade F, #1,035 of 1,397 statewide, top 77%, 328 students, 81% FRL); Carleton Middle School (math 15% / reading 37%, grade F, #383 of 493 statewide, top 78%, 659 students, 76% FRL); Sterling Heights Senior Hs (math 17% / reading 47%, grade F, #405 of 713 statewide, top 59%, 1,389 students, 76% FRL) — zoned schools average 78% FRL vs 48% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 163 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 38% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $5k 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 51 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $119k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 6.7

CMA / ARV

• ARV (median comp): $160,229
• List price: $175,000
• Delta: 9.22%
• 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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-21,198
• Equity at exit: $26,093

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-8,478
• Equity at exit: $15,131

Cash invested: $49,000 (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 48312

• Active inventory: 163
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,166 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$394
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $108

Break-even live

Break-even rent $2,030

Max offer price $175,000

Occupancy floor 90%

Sensitivity live

Price	-10% $229	-5% $169	+0% $108	+5% $48	+10% $-13
Rent	-10% $-63	-5% $23	+0% $108	+5% $194	+10% $279
Rate	-1.0pp $196	-0.5pp $153	base $108	+0.5pp $63	+1.0pp $17

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35144 Terrybrook Dr Sterling Heights, MI	3.0	1.5	2200	$1,900	$0.86	26d	1	0.18mi
8484 Brougham Dr Sterling Heights, MI	1.0–3.0	1.0–2.0	885	$2,350	$2.66	0d	23	0.24mi
11223 Hemlock Dr Sterling Heights, MI	3.0	2.5	2084	$2,500	$1.20	0d	1	0.24mi
13154 Boca Grande Dr Sterling Heights, MI	3.0	2.0	1540	$2,400	$1.56	0d	1	1.41mi

HOA detail condo

• Monthly dues: $394 · $4,728/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-07
   status $175,000 Pending 51 DOM
2. 2026-06-04
   days on market $175,000 Active 51 DOM
3. 2026-06-03
   days on market $175,000 Active 50 DOM
4. 2026-06-02
   days on market $175,000 Active 49 DOM
5. 2026-06-01
   days on market $175,000 Active 48 DOM
6. 2026-05-31
   days on market $175,000 Active 47 DOM
7. 2026-05-18
   price $175,000 157-char remark

   Show marketing remark (158 chars)

   nice 3 bedrooms 2.5 bathrooms with extra room and shower in basement condo, new remodoling good for home owner or investor close to all shoping area must see

8. 2026-05-18
   price $175,000 158-char remark

   Show marketing remark (158 chars)

   nice 3 bedrooms 2.5 bathrooms with extra room and shower in basement condo, new remodoling good for home owner or investor close to all shoping area must see

9. 2026-05-13
   price $177,000 157-char remark

   Show marketing remark (158 chars)

   nice 3 bedrooms 2.5 bathrooms with extra room and shower in basement condo, new remodoling good for home owner or investor close to all shoping area must see

10. 2026-05-13
    price $177,000 158-char remark

    Show marketing remark (158 chars)

    nice 3 bedrooms 2.5 bathrooms with extra room and shower in basement condo, new remodoling good for home owner or investor close to all shoping area must see

11. 2026-05-01
    price $178,000 157-char remark

    Show marketing remark (158 chars)

    nice 3 bedrooms 2.5 bathrooms with extra room and shower in basement condo, new remodoling good for home owner or investor close to all shoping area must see

12. 2026-05-01
    price $178,000 158-char remark

    Show marketing remark (158 chars)

    nice 3 bedrooms 2.5 bathrooms with extra room and shower in basement condo, new remodoling good for home owner or investor close to all shoping area must see

13. 2026-04-14
    listed $179,000 Active 157-char remark

    Show marketing remark (158 chars)

    nice 3 bedrooms 2.5 bathrooms with extra room and shower in basement condo, new remodoling good for home owner or investor close to all shoping area must see

14. 2026-04-14
    listed $179,000 Active 158-char remark

    Show marketing remark (158 chars)

    nice 3 bedrooms 2.5 bathrooms with extra room and shower in basement condo, new remodoling good for home owner or investor close to all shoping area must see

15. 2014-08-15
    historical
16. 2014-08-15
    historical
17. 2014-06-11
    listed $100,000
18. 2014-06-11
    listed $100,000
19. 2005-05-05
    soldstatus $118,640
20. 2005-03-04
    historical
21. 2005-01-20
    listed $118,640

ⓘ 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: $25,997
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − HOA: −$4,728
• − Depreciation: −$5,091
• Taxable loss: −$1,284
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $1,605/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

Good 80/100 Cosmetic rehab

This condo is in excellent condition with recent updates, making it a great investment opportunity.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both Add smart home features — Enhances home's marketability and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Add smart home features — Enhances home's marketability and rental appeal ↑

ⓘ 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: Warren Consolidated Schools
• NCES district ID: 2635190
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $52,259
• Composite: 25.09/100
• National rank: #7533
• State rank: #373 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): 34,401
• Household income: $68,061
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 910.0

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 (75%)
• Race & ethnicity: White 75% Black 9% Asian 9% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 14% Arab 3% Lithuanian 2%
• Foreign-born: 25% · Canada, China, Vietnam
• Languages at home: 66% English-only · Other Indo-European 8% Arabic 8% Russian/Polish/Slavic 3%

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: ▼ -279.41%
• Current HPI: 203.3039
• 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

+47.5% since first listed

15 events — show timeline

• 2026-05-18 Price Changed $175,000 MiRealSource-MiMLS
• 2026-05-18 Price Changed $175,000 REALCOMP
• 2026-05-13 Price Changed $177,000 MiRealSource-MiMLS
• 2026-05-13 Price Changed $177,000 REALCOMP
• 2026-05-01 Price Changed $178,000 MiRealSource-MiMLS
• 2026-05-01 Price Changed $178,000 REALCOMP
• 2026-04-14 Listed $179,000 REALCOMP
• 2026-04-14 Listed $179,000 MiRealSource-MiMLS
• 2014-08-15 Listing Removed — REALCOMP
• 2014-08-15 Listing Removed — MiRealSource-MiMLS
• 2014-06-11 Listed $100,000 REALCOMP
• 2014-06-11 Listed $100,000 MiRealSource-MiMLS
• 2005-05-05 Sold (MLS) $118,640 MiRealSource-MiMLS
• 2005-03-04 Listing Removed — MiRealSource-MiMLS
• 2005-01-20 Listed $118,640 MiRealSource-MiMLS