56546 Winding Creek Dr · Sterling Heights, MI 48042

$415,000

4 bd · 2.5 ba · 1,800 sqft · SingleFamily public records · 29 Days on market

Built 2002 8,276 sqft lot Est $414k · at est. $15/mo HOA

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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 +13.0/30.0
• ARV discount +7.4/15.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 4 bed/2.5 bath colonial in the sought after Winding Creek community of Macomb. Offering over 1,800 sq ft of comfortable living space, this home combines functionality with charm. Step inside to a spacious open layout featuring a welcoming living room with abundant natural light. The kitchen offers generous cabinetry and prep space, perfect for everyday cooking or entertaining. Enjoy the convenience of a main-level laundry room and an attached 2-car garage. The primary suite includes a private en-suite bath and ample closet space. Outside, the home sits on a well-sized lot with plenty of room to enjoy outdoor living. Minutes from shopping, dining, and parks. With a low HOA and peaceful neighborhood surroundings, this home is a perfect blend of comfort and value. New roof 2023. New carpet 2024 and 1 yr Home Warranty Included. Don’t miss your chance to make it yours. Schedule a showing today!

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 2002

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-25 ($-306/yr) — negative.
• To cash-flow at today's rent, offer at most $411k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (18.1% below list).
• Recommended offer: $340k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: schools C-, health & safety D+, amenities F.
• New Haven Community Schools (suburban): math 25% / reading 39% proficiency, ranked #305 of 540 in MI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 334 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k 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 29 days — a 2% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $225k; list at $415k implies a 84% gain — meaningful room to come down on a strong offer.

Recommended offer $340,000 (18.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $414,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18498 London Dr	0.34mi	3/2.5 (-1)	1,915 (+6%)	8mo	$410,000	$214	62
18498 London Dr Lot 10	0.34mi	3/2.5 (-1)	1,915 (+6%)	8mo	$410,000	$214	62
55809 Jones Dr	0.46mi	3/2.5 (-1)	1,924 (+7%)	2mo	$597,959	$311	60
55809 Jones Dr #113	0.54mi	3/2.5 (-1)	1,924 (+7%)	2mo	$597,959	$311	56
55533 Raspberry Dr	0.66mi	3/2.5 (-1)	1,788 (-1%)	20mo	$412,000	$230	46
55478 Morgan Dr	0.51mi	3/2.5 (-1)	1,920 (+7%)	22mo	$529,000	$276	42
55374 Raspberry Dr	0.74mi	3/2.5 (-1)	1,650 (-8%)	11mo	$375,000	$227	38
18847 Brighton Dr	0.44mi	3/2.0 (-1)	1,609 (-11%)	22mo	$400,000	$249	36
19092 Hazelton Dr	0.57mi	3/2.5 (-1)	2,060 (+14%)	12mo	$440,000	$214	34

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-68,914
• Equity at exit: $61,878

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-62,279
• Equity at exit: $35,882

Cash invested: $116,200 (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 48042

• Home prices YoY: -28.4%
• Active inventory: 334
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$347 /mo · $4,167/yr
• Insurance: −$173
• HOA: −$15
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-25

Break-even live

Break-even rent $3,432

Max offer price $410,503

Occupancy floor 96%

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56742 Clearstone Dr Macomb, MI	4.0	2.5	2418	$3,400	$1.41	17d	1	0.12mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 17 events

1. 2026-04-28
   status Pending

   Show marketing remark (929 chars)

   Welcome home to this 4 bed/2.5 bath colonial in the sought after Winding Creek community of Macomb. Offering over 1,800 sq ft of comfortable living space, this home combines functionality with charm. Step inside to a spacious open layout featuring a welcoming living room with abundant natural light. The kitchen offers generous cabinetry and prep space, perfect for everyday cooking or entertaining. Enjoy the convenience of a main-level laundry room and an attached 2-car garage. The primary suite includes a private en-suite bath and ample closet space. Outside, the home sits on a well-sized lot with plenty of room to enjoy outdoor living. Minutes from shopping, dining, and parks. With a low HOA and peaceful neighborhood surroundings, this home is a perfect blend of comfort and value. New roof 2023. New carpet 2024 and 1 yr Home Warranty Included. Don’t miss your chance to make it yours. Schedule a showing today!

2. 2026-04-28
   status Pending 929-char remark

   Show marketing remark (929 chars)

   Welcome home to this 4 bed/2.5 bath colonial in the sought after Winding Creek community of Macomb. Offering over 1,800 sq ft of comfortable living space, this home combines functionality with charm. Step inside to a spacious open layout featuring a welcoming living room with abundant natural light. The kitchen offers generous cabinetry and prep space, perfect for everyday cooking or entertaining. Enjoy the convenience of a main-level laundry room and an attached 2-car garage. The primary suite includes a private en-suite bath and ample closet space. Outside, the home sits on a well-sized lot with plenty of room to enjoy outdoor living. Minutes from shopping, dining, and parks. With a low HOA and peaceful neighborhood surroundings, this home is a perfect blend of comfort and value. New roof 2023. New carpet 2024 and 1 yr Home Warranty Included. Don’t miss your chance to make it yours. Schedule a showing today!

3. 2026-04-24
   price $415,000 929-char remark

   Show marketing remark (929 chars)

   Welcome home to this 4 bed/2.5 bath colonial in the sought after Winding Creek community of Macomb. Offering over 1,800 sq ft of comfortable living space, this home combines functionality with charm. Step inside to a spacious open layout featuring a welcoming living room with abundant natural light. The kitchen offers generous cabinetry and prep space, perfect for everyday cooking or entertaining. Enjoy the convenience of a main-level laundry room and an attached 2-car garage. The primary suite includes a private en-suite bath and ample closet space. Outside, the home sits on a well-sized lot with plenty of room to enjoy outdoor living. Minutes from shopping, dining, and parks. With a low HOA and peaceful neighborhood surroundings, this home is a perfect blend of comfort and value. New roof 2023. New carpet 2024 and 1 yr Home Warranty Included. Don’t miss your chance to make it yours. Schedule a showing today!

4. 2026-04-23
   price $415,000
5. 2026-03-30
   listed $425,000 Active

   Show marketing remark (929 chars)

   Welcome home to this 4 bed/2.5 bath colonial in the sought after Winding Creek community of Macomb. Offering over 1,800 sq ft of comfortable living space, this home combines functionality with charm. Step inside to a spacious open layout featuring a welcoming living room with abundant natural light. The kitchen offers generous cabinetry and prep space, perfect for everyday cooking or entertaining. Enjoy the convenience of a main-level laundry room and an attached 2-car garage. The primary suite includes a private en-suite bath and ample closet space. Outside, the home sits on a well-sized lot with plenty of room to enjoy outdoor living. Minutes from shopping, dining, and parks. With a low HOA and peaceful neighborhood surroundings, this home is a perfect blend of comfort and value. New roof 2023. New carpet 2024 and 1 yr Home Warranty Included. Don’t miss your chance to make it yours. Schedule a showing today!

6. 2026-03-30
   listed $425,000 Active 929-char remark

   Show marketing remark (929 chars)

   Welcome home to this 4 bed/2.5 bath colonial in the sought after Winding Creek community of Macomb. Offering over 1,800 sq ft of comfortable living space, this home combines functionality with charm. Step inside to a spacious open layout featuring a welcoming living room with abundant natural light. The kitchen offers generous cabinetry and prep space, perfect for everyday cooking or entertaining. Enjoy the convenience of a main-level laundry room and an attached 2-car garage. The primary suite includes a private en-suite bath and ample closet space. Outside, the home sits on a well-sized lot with plenty of room to enjoy outdoor living. Minutes from shopping, dining, and parks. With a low HOA and peaceful neighborhood surroundings, this home is a perfect blend of comfort and value. New roof 2023. New carpet 2024 and 1 yr Home Warranty Included. Don’t miss your chance to make it yours. Schedule a showing today!

7. 2026-03-29
   historical $425,000 929-char remark

   Show marketing remark (929 chars)

   Welcome home to this 4 bed/2.5 bath colonial in the sought after Winding Creek community of Macomb. Offering over 1,800 sq ft of comfortable living space, this home combines functionality with charm. Step inside to a spacious open layout featuring a welcoming living room with abundant natural light. The kitchen offers generous cabinetry and prep space, perfect for everyday cooking or entertaining. Enjoy the convenience of a main-level laundry room and an attached 2-car garage. The primary suite includes a private en-suite bath and ample closet space. Outside, the home sits on a well-sized lot with plenty of room to enjoy outdoor living. Minutes from shopping, dining, and parks. With a low HOA and peaceful neighborhood surroundings, this home is a perfect blend of comfort and value. New roof 2023. New carpet 2024 and 1 yr Home Warranty Included. Don’t miss your chance to make it yours. Schedule a showing today!

8. 2025-06-19
   historical
9. 2025-06-06
   price $415,000
10. 2025-06-06
    price $415,000
11. 2025-05-16
    listed $425,000 Active
12. 2025-05-16
    listed $425,000 Active
13. 2016-01-12
    soldstatus $225,000
14. 2005-01-28
    soldstatus $212,000
15. 2004-12-14
    soldstatus $212,000
16. 2004-11-15
    historical
17. 2004-09-16
    listed $216,900

ⓘ 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: $4,167 · $347/mo
• Projected year-2 tax: $5,279 · $440/mo
• Expected delta: +$1,112/yr (+$93/mo · 26.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $40,800
• − Mortgage interest: −$23,246
• − Property taxes: −$4,167
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − HOA: −$180
• − Depreciation: −$12,073
• Taxable loss: −$7,469
• Est. tax savings @ 24.0%: +$1,793
• After-tax cash flow: $1,487/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: New Haven Community Schools
• NCES district ID: 2625230
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $64,247
• Composite: 29.17/100
• National rank: #6575
• State rank: #305 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

• City population: 133,573
• Population (ZIP): 33,303

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 19% English 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 84% English-only · Other Indo-European 7% Russian/Polish/Slavic 3% 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: ▼ -87.07%
• Current HPI: 219.778
• Rent YoY: —
• Metro: —
• 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

+91.3% since first listed

17 events — show timeline

• 2026-04-28 Pending — REALCOMP
• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-24 Price Changed $415,000 MiRealSource-MiMLS
• 2026-04-23 Price Changed $415,000 REALCOMP
• 2026-03-30 Listed $425,000 REALCOMP
• 2026-03-30 Listed $425,000 MiRealSource-MiMLS
• 2026-03-29 Coming Soon $425,000 MiRealSource-MiMLS
• 2025-06-19 Listing Removed — MiRealSource-MiMLS
• 2025-06-06 Price Changed $415,000 MiRealSource-MiMLS
• 2025-06-06 Price Changed $415,000 REALCOMP
• 2025-05-16 Listed $425,000 MiRealSource-MiMLS
• 2025-05-16 Listed $425,000 REALCOMP
• 2016-01-12 Sold (Public Records) $225,000 Public Records
• 2005-01-28 Sold (Public Records) $212,000 Public Records
• 2004-12-14 Sold (MLS) $212,000 MiRealSource-MiMLS
• 2004-11-15 Listing Removed — MiRealSource-MiMLS
• 2004-09-16 Listed $216,900 MiRealSource-MiMLS

Property tax history

+0.6%/yr

Latest (2025): $4,167 · +1.3% YoY. Source: county tax records.