2071 Beyer Ln · Sterling Heights, MI 48314

$149,000

3 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 37 Days on market

Built 1953 0.65 ac lot $112/sqft · 59% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled on a peaceful private road, this 0.65-acre property offers an incredible opportunity to remodel the existing home or build the home of your dreams. Enjoy the perfect blend of privacy and convenience, located just minutes from shopping, dining, and Corewell Health. Rarely does a property like this become available in one of Sterling Height's last undeveloped areas. Don’t miss your chance to create something truly special in a highly desirable location! Get your appointment today! Please be cautious when touring the house of holes in the floor and sign the hold harmless document before entering.

Key facts

• Private road
• 0.65-acre property
• 0.65 acre lot

Tags

• 0.65-ACRE PROPERTY
• PRIVATE ROAD
• HIGHLY DESIRABLE LOCATION
• LAST UNDEVELOPED AREAS

Property features AI

Finance

• Other: Property listed by KW Platinum
• Financial info: Financial details not provided
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Security: Security details not provided
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One level
• Construction: Aluminum siding; Built area above grade: 1,326 (square feet)
• Exterior features: Private maintained road; Private road frontage; Lot approximately 0.65 acres (95 x 300)

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling system
• Interior features: Crawl space basement; Total of 3 rooms
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $930 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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.
• 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: 100 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 34% of the median local income ($86k/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 $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 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 $63k; list at $149k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1953 — 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. 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.
5. 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.
6. 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: 1.65% ✓
• Cap rate: 13.78%
• Cash-on-cash: 26.75%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $362,378
• List price: $149,000
• Delta: -58.88%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41491 Dequindre Rd	0.35mi	3/1.0	1,260 (-5%)	4mo	$197,000	$156	72

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: 20.6%
• Equity multiple: 1.84×
• Total profit: $35,124
• Equity at exit: $22,216

10-year hold

• IRR: 28.8%
• Equity multiple: 3.56×
• Total profit: $106,985
• Equity at exit: $12,883

Cash invested: $41,720 (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: 100
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,464 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $930

Break-even live

Break-even rent $1,287

Max offer price $149,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,014	-5% $972	+0% $930	+5% $888	+10% $846
Rent	-10% $735	-5% $833	+0% $930	+5% $1,027	+10% $1,125
Rate	-1.0pp $1,005	-0.5pp $968	base $930	+0.5pp $892	+1.0pp $852

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2925 Square Lake Ct Unit 1 Troy, MI	3.0	2.5	1650	$2,700	$1.64	0d	1	0.40mi
39409 Dequindre Rd Troy, MI	4.0	2.5	1800	$2,300	$1.28	44d	1	1.44mi
3737 Cherry Creek Ln Sterling Heights, MI	1.0–3.0	1.0–2.5	1400	$2,445	$1.75	0d	1	1.49mi

Listing history 14 events

1. 2026-06-15
   status $149,000 Pending 37 DOM

   Show marketing remark (616 chars)

   Nestled on a peaceful private road, this 0.65-acre property offers an incredible opportunity to remodel the existing home or build the home of your dreams. Enjoy the perfect blend of privacy and convenience, located just minutes from shopping, dining, and Corewell Health. Rarely does a property like this become available in one of Sterling Height's last undeveloped areas. Don’t miss your chance to create something truly special in a highly desirable location! Get your appointment today! Please be cautious when touring the house of holes in the floor and sign the hold harmless document before entering.

2. 2026-06-15
   days on market $149,000 Active 37 DOM

   Show marketing remark (616 chars)

   Nestled on a peaceful private road, this 0.65-acre property offers an incredible opportunity to remodel the existing home or build the home of your dreams. Enjoy the perfect blend of privacy and convenience, located just minutes from shopping, dining, and Corewell Health. Rarely does a property like this become available in one of Sterling Height's last undeveloped areas. Don’t miss your chance to create something truly special in a highly desirable location! Get your appointment today! Please be cautious when touring the house of holes in the floor and sign the hold harmless document before entering.

3. 2026-06-13
   days on market $149,000 Active 35 DOM
4. 2026-06-13
   days on market $149,000 Active 34 DOM
5. 2026-06-09
   days on market $149,000 Active 31 DOM
6. 2026-06-08
   days on market $149,000 Active 30 DOM
7. 2026-06-07
   statusdays on market $149,000 Active 29 DOM
8. 2026-06-03
   statusdays on market $149,000 Pending 27 DOM

   Show marketing remark (616 chars)

   Nestled on a peaceful private road, this 0.65-acre property offers an incredible opportunity to remodel the existing home or build the home of your dreams. Enjoy the perfect blend of privacy and convenience, located just minutes from shopping, dining, and Corewell Health. Rarely does a property like this become available in one of Sterling Height's last undeveloped areas. Don’t miss your chance to create something truly special in a highly desirable location! Get your appointment today! Please be cautious when touring the house of holes in the floor and sign the hold harmless document before entering.

9. 2026-06-02
   days on market $149,000 Active 26 DOM
10. 2026-06-01
    days on market $149,000 Active 25 DOM
11. 2026-05-31
    days on market $149,000 Active 24 DOM
12. 2026-05-07
    listed $149,000 Active 616-char remark

    Show marketing remark (616 chars)

    Nestled on a peaceful private road, this 0.65-acre property offers an incredible opportunity to remodel the existing home or build the home of your dreams. Enjoy the perfect blend of privacy and convenience, located just minutes from shopping, dining, and Corewell Health. Rarely does a property like this become available in one of Sterling Height's last undeveloped areas. Don’t miss your chance to create something truly special in a highly desirable location! Get your appointment today! Please be cautious when touring the house of holes in the floor and sign the hold harmless document before entering.

13. 2026-05-07
    listed $149,000 Active 610-char remark

    Show marketing remark (616 chars)

    Nestled on a peaceful private road, this 0.65-acre property offers an incredible opportunity to remodel the existing home or build the home of your dreams. Enjoy the perfect blend of privacy and convenience, located just minutes from shopping, dining, and Corewell Health. Rarely does a property like this become available in one of Sterling Height's last undeveloped areas. Don’t miss your chance to create something truly special in a highly desirable location! Get your appointment today! Please be cautious when touring the house of holes in the floor and sign the hold harmless document before entering.

14. 1990-07-12
    soldstatus $62,900

ⓘ 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: $2,080 · $173/mo
• Projected year-2 tax: $2,187 · $182/mo
• Expected delta: +$107/yr (+$9/mo · 5.1%)

ⓘ 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 2/10 Low 6 d/yr ≥97°F today · 13 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: $29,574
• − Mortgage interest: −$8,346
• − Property taxes: −$2,080
• − Insurance: −$745
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$4,335
• Taxable income: $9,336
• Est. tax owed @ 24.0%: −$2,241
• After-tax cash flow: $8,921/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

+136.9% since first listed

9 events — show timeline

• 2026-06-15 Pending — REALCOMP
• 2026-06-15 Pending — MiRealSource-MiMLS
• 2026-06-05 Relisted — REALCOMP
• 2026-06-05 Relisted — MiRealSource-MiMLS
• 2026-06-03 Pending — REALCOMP
• 2026-06-03 Pending — MiRealSource-MiMLS
• 2026-05-07 Listed $149,000 MiRealSource-MiMLS
• 2026-05-07 Listed $149,000 REALCOMP
• 1990-07-12 Sold (Public Records) $62,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,080 · +5.5% YoY. Source: county tax records.