43244 Mound Rd #2 · Sterling Heights, MI 48314

$115,000

1 bd · 1.0 ba · 707 sqft · Condo public records · 3 Days on market

Built 1989 $161/mo HOA · 14% 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 +11.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Open house! Saturday, June 20th from 12pm-2pm. Sterling Heights' leading home seller presents this inviting ground-floor condo with a spacious living room, a patio, and the ease of single-level living. Set within a well-kept brick community with mature trees, manicured lawns, and convenient carport parking, this move-in ready home offers comfort and low-maintenance appeal. Step inside to a large, light-filled living room with vinyl flooring and sliding glass doors that open right out to the patio, bringing in great natural light and a lovely view of the green common space. The living area flows easily into the galley kitchen, which features wood cabinetry, generous counter space, and plenty

Key facts

• Ground floor condo
• Single level living
• Patio

Tags

• GROUND FLOOR CONDO
• SPACIOUS LIVING ROOM
• PATIO
• SINGLE LEVEL LIVING
• WELL KEPT BRICK COMMUNITY
• MATURE TREES

Property features AI

Finance

• Other: Pet restrictions: call for details
• HOA & community: Monthly association fee of $161; Association covers lawn maintenance and water/sewer; Association phone available

Exterior

• Parking: Carport
• Utilities: Public water
• Home design: Condominium; 1 story; Unit/Building #2; Built in 1989
• Construction: Brick construction; Slab foundation
• Exterior features: Brick exterior; Porch; Paved street

Interior

• Kitchen: Range/oven; Refrigerator; Disposal
• Bedrooms: Bedroom on entry level (13 x 11)
• Bathrooms: 1 full bathroom (entry level, approx. 8 x 5)
• Heating & cooling: Forced air heating; Natural gas heat; Gas water heater
• Interior features: 6 total rooms; Porch
• Laundry & utility: Washer; Dryer; Laundry room on entry level (5 x 5)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-42 ($-503/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (6.4% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.4% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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.
• 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: 103 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent is only 17% of the median local income ($86k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $107,593 (6.4% 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.03% ✓
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-21,174
• Equity at exit: $17,147

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-21,344
• Equity at exit: $9,943

Cash invested: $32,200 (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 48314

• Active inventory: 103
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$48
• HOA: −$161
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-42

Break-even live

Break-even rent $1,239

Max offer price $107,593

Occupancy floor 99%

Sensitivity live

Price	-10% $23	-5% $-9	+0% $-42	+5% $-74	+10% $-107
Rent	-10% $-136	-5% $-89	+0% $-42	+5% $5	+10% $52
Rate	-1.0pp $16	-0.5pp $-13	base $-42	+0.5pp $-72	+1.0pp $-102

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7650 Greeley St Utica, MI	1.0–2.0	1.0	662	$1,150	$1.74	23d	2	1.18mi
45600 Oak Hill Blvd Shelby Township, MI	1.0–2.0	1.0–2.5	1013	$1,345	$1.33	0d	70	1.23mi
8310 Hall Rd Utica, MI	1.0	1.0	650	$945	$1.45	21d	1	1.48mi
8310 Hall Rd Utica, MI	1.0	1.0	650	$945	$1.45	25d	2	1.48mi

HOA detail condo

• Monthly dues: $161 · $1,932/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   statusdays on marketlisting id $115,000 Active 3 DOM
2. 2026-06-18
   days on market $115,000 Coming Soon 6 DOM
3. 2026-06-17
   days on market $115,000 Coming Soon 5 DOM
4. 2026-06-16
   days on market $115,000 Coming Soon 4 DOM
5. 2026-06-15
   days on market $115,000 Coming Soon 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $115,000 Coming Soon 1 DOM

ⓘ 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: $2,006 · $167/mo
• Projected year-2 tax: $2,006 · $167/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,236
• − Mortgage interest: −$6,442
• − Property taxes: −$2,006
• − Insurance: −$575
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − HOA: −$1,932
• − Depreciation: −$3,345
• Taxable loss: −$2,342
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $59/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): 21,803
• Household income: $85,889
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 585.0

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 (78%)
• Race & ethnicity: White 78% Asian 12% Two or more races 4% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 11% Arab 3% Lithuanian 3%
• Foreign-born: 25% · Canada, South Korea, China
• Languages at home: 68% English-only · Other Indo-European 8% Arabic 8% Russian/Polish/Slavic 4%

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: ▼ -249.62%
• Current HPI: 172.8985
• 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

+70.4% since first listed

3 events — show timeline

• 2026-06-12 Coming Soon $115,000 MiRealSource-MiMLS
• 2019-06-25 Sold (Public Records) $80,000 Public Records
• 2000-12-01 Sold (Public Records) $67,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,006 · +4.7% YoY. Source: county tax records.