32520 Sutton Rd · New Baltimore, MI 48047

$315,000

3 bd · 1.0 ba · 1,495 sqft · SingleFamily public records · 19 Days on market

Built 1979 1.24 ac lot $211/sqft · 34% above area Est $377k · 16% under

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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).

• ARV discount +14.9/15.0
• Cash flow +7.6/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1.5-bath home situated on over an acre with a beautiful and peaceful wooded setting. This property offers the perfect blend of privacy, nature, and convenience with a spacious lot, mature trees, and plenty of room to enjoy the outdoors. Inside, you'll find fresh paint throughout, brand-new blinds, newer carpet, and updated Wallside windows (2026) that provide abundant natural light and energy efficiency. The functional layout offers comfortable living spaces ideal for everyday living or entertaining. Outside, the large parking pad provides ample parking, and the added EV charging station is a modern bonus for today's lifestyle. Enjoy the best of waterfront living, walking distance from the Salt River where you have access to Webber Paddle Park and the marsh for boating, fishing, & kayaking. Jump on the bike path and take a leisurely walk or ride along Jefferson to Brandenburg Park! The neighborhood's peaceful ambiance ensures a serene environment, while its prime positioning provides a short drive to downtown New Baltimore and easy access to local attractions and amenities. The award winning Anchor Bay Schools! Close to Selfridge Air National Guard Base, you will be sure to enjoy the Jets flying high periodically. - schedule your private tour today. Sale is contingent upon approval from Probate.

Key facts

• Ev charging station
• Large parking pad
• Spacious lot

Tags

• WOODED SETTING
• SPACIOUS LOT
• MATURE TREES
• UPDATED WALLSIDE WINDOWS
• LARGE PARKING PAD
• EV CHARGING STATION

Property features AI

Exterior

• Parking: Attached garage (2 spaces); Garage faces side; Parking pad; Electric vehicle charging station(s)
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single family residence; Residential property; Ground-level entry with steps; Asphalt roof; Brick and vinyl siding exterior; Lot approximately 1.24 acres (102 x 534)
• Construction: Built with brick and vinyl siding; Block foundation
• Exterior features: Porch; Shed; Paved road frontage

Interior

• Kitchen: Dishwasher; Free-standing electric range; Range hood
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Smart thermostat; ENERGY STAR qualified windows; Finished basement with crawl space and sump pump; Carbon monoxide and smoke detectors
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (39.9% below list).
• Recommended offer: $189k (39.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.6% in New Baltimore — 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 85/100 on livability (#30 in MI, #597 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D+, amenities F.
• Anchor Bay School District (suburban): math 44% / reading 54% proficiency, ranked #91 of 540 in MI (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 237 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 $2k of loan paydown is wiped out by about $9k 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 19 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $93k; list at $315k implies a 239% gain — meaningful room to come down on a strong offer.

Recommended offer $189,392 (39.9% 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 1979 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.60% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.22%
• DSCR: 0.77
• GRM: 13.9

CMA / ARV

• ARV (median comp): $377,183
• List price: $315,000
• Delta: -16.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32400 Sutton Rd	0.13mi	3/2.0	1,571 (+5%)	9mo	$305,000	$194	74
32525 Sutton Rd	0.06mi	3/2.0	1,620 (+8%)	14mo	$330,000	$204	68
50530 Leeward Dr Dr	0.64mi	3/1.5	1,549 (+4%)	4mo	$329,900	$213	59
49053 Jefferson Ave	0.41mi	3/2.5	1,638 (+10%)	1mo	$375,000	$229	58
50180 Spruce St	0.57mi	3/2.0	1,450 (-3%)	12mo	$260,800	$180	55
48399 Menter St	0.59mi	3/1.5	1,543 (+3%)	16mo	$280,000	$181	52
50300 Vinecrest Ln	0.49mi	4/1.5 (+1)	1,540 (+3%)	16mo	$300,000	$195	52
33485 Meldrum St	0.66mi	3/2.0	1,454 (-3%)	14mo	$304,000	$209	49
48219 Menter Dr	0.41mi	3/1.5	1,312 (-12%)	18mo	$229,900	$175	44
48373 Jefferson Ave	0.68mi	3/2.5	1,390 (-7%)	8mo	$300,000	$216	43
48242 Forbes Dr	0.69mi	3/1.5	1,320 (-12%)	12mo	$295,000	$223	37
50414 Anders St	0.66mi	2/1.5 (-1)	1,359 (-9%)	20mo	$239,000	$176	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.3%
• Equity multiple: 0.14×
• Total profit: $-75,619
• Equity at exit: $46,968

10-year hold

• IRR: -21.6%
• Equity multiple: -0.11×
• Total profit: $-97,920
• Equity at exit: $27,235

Cash invested: $88,200 (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 48047

• Active inventory: 237
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-383

Break-even live

Break-even rent $2,379

Max offer price $247,264

Occupancy floor —

Sensitivity live

Price	-10% $-205	-5% $-294	+0% $-383	+5% $-473	+10% $-562
Rent	-10% $-533	-5% $-458	+0% $-383	+5% $-309	+10% $-234
Rate	-1.0pp $-225	-0.5pp $-303	base $-383	+0.5pp $-465	+1.0pp $-548

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33523 Roselawn St New Baltimore, MI	2.0	2.5	1700	$1,995	$1.17	44d	1	0.64mi
33821 Hooker Rd New Baltimore, MI	2.0	2.0	963	$1,600	$1.66	0d	1	0.70mi
31871 Gabby CT New Baltimore, MI	2.0	2.0	1131	$1,995	$1.76	0d	5	0.87mi
51166 Johns Dr New Baltimore, MI	2.0	1.0	900	$1,200	$1.33	5d	1	1.16mi
32968 Antrim Dr New Baltimore, MI	2.0	2.0	1400	$2,190	$1.56	44d	1	1.30mi

Listing history 3 events

1. 2026-05-07
   listed $315,000 Active 1358-char remark

   Show marketing remark (1357 chars)

   Welcome to this charming 3-bedroom, 1.5-bath home situated on over an acre with a beautiful and peaceful wooded setting. This property offers the perfect blend of privacy, nature, and convenience with a spacious lot, mature trees, and plenty of room to enjoy the outdoors. Inside, you'll find fresh paint throughout, brand-new blinds, newer carpet, and updated Wallside windows (2026) that provide abundant natural light and energy efficiency. The functional layout offers comfortable living spaces ideal for everyday living or entertaining. Outside, the large parking pad provides ample parking, and the added EV charging station is a modern bonus for today's lifestyle. Enjoy the best of waterfront living, walking distance from the Salt River where you have access to Webber Paddle Park and the marsh for boating, fishing, & kayaking. Jump on the bike path and take a leisurely walk or ride along Jefferson to Brandenburg Park! The neighborhood's peaceful ambiance ensures a serene environment, while its prime positioning provides a short drive to downtown New Baltimore and easy access to local attractions and amenities. The award winning Anchor Bay Schools! Close to Selfridge Air National Guard Base, you will be sure to enjoy the Jets flying high periodically. - schedule your private tour today. Sale is contingent upon approval from Probate.

2. 2026-05-07
   listed $315,000 Active 1357-char remark

   Show marketing remark (1357 chars)

   Welcome to this charming 3-bedroom, 1.5-bath home situated on over an acre with a beautiful and peaceful wooded setting. This property offers the perfect blend of privacy, nature, and convenience with a spacious lot, mature trees, and plenty of room to enjoy the outdoors. Inside, you'll find fresh paint throughout, brand-new blinds, newer carpet, and updated Wallside windows (2026) that provide abundant natural light and energy efficiency. The functional layout offers comfortable living spaces ideal for everyday living or entertaining. Outside, the large parking pad provides ample parking, and the added EV charging station is a modern bonus for today's lifestyle. Enjoy the best of waterfront living, walking distance from the Salt River where you have access to Webber Paddle Park and the marsh for boating, fishing, & kayaking. Jump on the bike path and take a leisurely walk or ride along Jefferson to Brandenburg Park! The neighborhood's peaceful ambiance ensures a serene environment, while its prime positioning provides a short drive to downtown New Baltimore and easy access to local attractions and amenities. The award winning Anchor Bay Schools! Close to Selfridge Air National Guard Base, you will be sure to enjoy the Jets flying high periodically. - schedule your private tour today. Sale is contingent upon approval from Probate.

3. 1991-07-18
   soldstatus $93,000

ⓘ 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: $1,158 · $96/mo
• Projected year-2 tax: $3,004 · $250/mo
• Expected delta: +$1,847/yr (+$154/mo · 159.5%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,727
• − Mortgage interest: −$17,645
• − Property taxes: −$1,158
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$9,164
• Taxable loss: −$10,451
• Est. tax savings @ 24.0%: +$2,508
• After-tax cash flow: $-2,093/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: Anchor Bay School District
• NCES district ID: 2602790
• Math proficiency: 44% ▼ -12.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $70,173
• Composite: 43.85/100
• National rank: #2925
• State rank: #91 of 540 in MI

Livability — New Baltimore

• Score: 85/100
• State rank: #30
• US rank: #597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 40,302
• Household income: $94,890
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 529.0

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% Two or more races 6% Black 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 16% Lithuanian 6% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -265.06%
• Current HPI: 216.5914
• 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

+238.7% since first listed

5 events — show timeline

• 2026-05-26 Pending — MiRealSource-MiMLS
• 2026-05-26 Pending — REALCOMP
• 2026-05-07 Listed $315,000 REALCOMP
• 2026-05-07 Listed $315,000 MiRealSource-MiMLS
• 1991-07-18 Sold (Public Records) $93,000 Public Records

Property tax history

-4.3%/yr

Latest (2025): $1,158 · +8.3% YoY. Source: county tax records.