33036 Richard O Dr · Sterling Heights, MI 48310

$240,000

4 bd · 1.5 ba · 1,599 sqft · SingleFamily public records · 2 Days on market

Built 1970 8,712 sqft lot Est $312k · 23% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Rent growth +4.1/5.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple offers received: please submit your offer by Mon 1 pm. Spacious 4 bedr/2 bath colonial conveniently located on XL lot between I75 and I69, 4 min to Nelson park and Halmich parks. All major mechanicals have been updated for you: newer Furnace (2023), New A/C (2023) new HWT in the full basement. Investor's dream, the house features spacious 16x13 bedrooms, walk-in closet in MasterBedroom, extra 100 sq unfinished space upstairs (can be 2nd XL walk-in closet or storage room) and beautiful family room with fireplace overlooking the backyard. More storage room is in the unfinished basement and attached garage. Sale is subject to probate court approval. Easy to show.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1970

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $66 ($786/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (11.2% below list).
• Recommended offer: $213k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Grissom Middle School (math 11% / reading 36%, grade F, #399 of 493 statewide, top 81%, 697 students, 84% FRL); Warren Mott High School (math 12% / reading 40%, grade F, #474 of 713 statewide, top 66%, 1,385 students, 73% FRL) — zoned schools average 78% FRL vs 48% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 137 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 33% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $213,001 (11.2% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $311,805
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33148 Breckenridge Dr	0.10mi	3/1.5 (-1)	1,526 (-5%)	6mo	$310,000	$203	78
3047 Earl Dr	0.15mi	3/2.0 (-1)	1,716 (+7%)	3mo	$250,000	$146	72
33288 Viceroy Dr	0.35mi	4/1.5	1,672 (+5%)	7mo	$340,000	$203	71
3210 Cero Dr	0.49mi	4/1.5	1,482 (-7%)	2mo	$280,000	$189	63
33057 Sherwood Forest Dr	0.46mi	3/2.0 (-1)	1,493 (-7%)	2mo	$315,000	$211	59
4272 Gunther Dr	0.46mi	3/1.5 (-1)	1,442 (-10%)	2mo	$298,000	$207	56
32565 Warner Dr	0.30mi	3/2.0 (-1)	1,828 (+14%)	0mo	$271,500	$149	55
3526 Hillcrest Dr	0.28mi	3/1.5 (-1)	1,821 (+14%)	6mo	$245,000	$135	54
32607 Warner Dr	0.30mi	3/1.0 (-1)	1,800 (+13%)	8mo	$276,400	$154	51
34215 Zimmer Dr	0.62mi	3/2.0 (-1)	1,488 (-7%)	2mo	$290,000	$195	51
2743 Pall Mall Dr	0.64mi	3/1.5 (-1)	1,403 (-12%)	4mo	$282,000	$201	42
3651 Chicago Rd	0.59mi	3/2.0 (-1)	1,835 (+15%)	1mo	$317,000	$173	40

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 · 6.47% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.60×
• Total profit: $-27,016
• Equity at exit: $35,785

10-year hold

• IRR: 2.8%
• Equity multiple: 1.23×
• Total profit: $15,791
• Equity at exit: $20,751

Cash invested: $67,200 (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 48310

• Rents YoY: 6.5%
• Active inventory: 137
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,130 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$259 /mo · $3,103/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $66

Break-even live

Break-even rent $2,047

Max offer price $240,000

Occupancy floor 92%

Sensitivity live

Price	-10% $201	-5% $133	+0% $66	+5% $-2	+10% $-70
Rent	-10% $-103	-5% $-19	+0% $66	+5% $150	+10% $234
Rate	-1.0pp $186	-0.5pp $127	base $66	+0.5pp $3	+1.0pp $-60

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31779 Ryan Rd Warren, MI	3.0	1.0	1200	$1,800	$1.50	45d	1	0.71mi
32725 Grinsell Dr Warren, MI	4.0	2.0	1057	$2,000	$1.89	45d	1	0.81mi
4473 Buchanan Ave Warren, MI	3.0	1.5	1064	$1,650	$1.55	26d	1	1.04mi
4080 April Ln #21 Sterling Heights, MI	4.0	2.0	2020	$2,800	$1.39	26d	1	1.11mi

Listing history 4 events

1. 2026-04-14
   status Pending

   Show marketing remark (677 chars)

   Multiple offers received: please submit your offer by Mon 1 pm. Spacious 4 bedr/2 bath colonial conveniently located on XL lot between I75 and I69, 4 min to Nelson park and Halmich parks. All major mechanicals have been updated for you: newer Furnace (2023), New A/C (2023) new HWT in the full basement. Investor's dream, the house features spacious 16x13 bedrooms, walk-in closet in MasterBedroom, extra 100 sq unfinished space upstairs (can be 2nd XL walk-in closet or storage room) and beautiful family room with fireplace overlooking the backyard. More storage room is in the unfinished basement and attached garage. Sale is subject to probate court approval. Easy to show.

2. 2026-04-14
   status Pending 677-char remark

   Show marketing remark (677 chars)

   Multiple offers received: please submit your offer by Mon 1 pm. Spacious 4 bedr/2 bath colonial conveniently located on XL lot between I75 and I69, 4 min to Nelson park and Halmich parks. All major mechanicals have been updated for you: newer Furnace (2023), New A/C (2023) new HWT in the full basement. Investor's dream, the house features spacious 16x13 bedrooms, walk-in closet in MasterBedroom, extra 100 sq unfinished space upstairs (can be 2nd XL walk-in closet or storage room) and beautiful family room with fireplace overlooking the backyard. More storage room is in the unfinished basement and attached garage. Sale is subject to probate court approval. Easy to show.

3. 2026-04-11
   listed $240,000 Active
4. 2026-04-10
   listed $240,000 Active 677-char remark

   Show marketing remark (677 chars)

   Multiple offers received: please submit your offer by Mon 1 pm. Spacious 4 bedr/2 bath colonial conveniently located on XL lot between I75 and I69, 4 min to Nelson park and Halmich parks. All major mechanicals have been updated for you: newer Furnace (2023), New A/C (2023) new HWT in the full basement. Investor's dream, the house features spacious 16x13 bedrooms, walk-in closet in MasterBedroom, extra 100 sq unfinished space upstairs (can be 2nd XL walk-in closet or storage room) and beautiful family room with fireplace overlooking the backyard. More storage room is in the unfinished basement and attached garage. Sale is subject to probate court approval. Easy to show.

ⓘ 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: $3,103 · $259/mo
• Projected year-2 tax: $3,400 · $283/mo
• Expected delta: +$296/yr (+$25/mo · 9.5%)

ⓘ 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 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: $25,560
• − Mortgage interest: −$13,444
• − Property taxes: −$3,103
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$6,982
• Taxable loss: −$3,258
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $1,568/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: 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): 43,354
• Household income: $78,058
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 800.0

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 (76%)
• Race & ethnicity: White 76% Asian 12% Black 5% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Arab 8% Scandinavian 2%
• Foreign-born: 38% · Canada, China, Vietnam
• Languages at home: 53% English-only · Arabic 14% Other Indo-European 9% 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: ▼ -281.67%
• Current HPI: 197.9662
• Rent YoY: ▲ 6.47%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-14 Pending — REALCOMP
• 2026-04-14 Pending — MiRealSource-MiMLS
• 2026-04-11 Listed $240,000 REALCOMP
• 2026-04-10 Listed $240,000 MiRealSource-MiMLS

Property tax history

+3.0%/yr

Latest (2025): $3,103 · +4.9% YoY. Source: county tax records.