56602 Winding Creek Dr · Macomb, MI 48042

$409,900

3 bd · 2.5 ba · 1,470 sqft · SingleFamily public records · 16 Days on market

Built 2002 8,276 sqft lot Est $366k · 12% over $15/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +8.0/30.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• ARV discount +2.1/15.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an exceptional opportunity in Northern Macomb Township. This traditional single-family residence presents an attractive property in great condition, ready to embrace its new owners. The heart of this home is undoubtedly its kitchen, designed for both culinary exploration and social gatherings. It features a central island, providing ample workspace and a natural focal point, and an open-plan layout that seamlessly connects it with the living room, fostering an environment of effortless interaction. With three well-proportioned bedrooms and three bathrooms, there's a comfortable space for everyone. The bathrooms offer thoughtful amenities, including a double vanity, enhancing daily routines with convenience and style. Further enhancing the home's functionality are a dedicated laundry room and a attached garage, providing practical solutions for everyday living. Outside, a private patio offers a delightful space for relaxation and outdoor enjoyment. This property offers a harmonious blend of comfort and practicality, inviting you to imagine your future within its walls.

Key facts

• Central island
• Private patio
• Open-plan layout

Tags

• CENTRAL ISLAND
• OPEN-PLAN LAYOUT
• PRIVATE PATIO
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Other: Pets allowed — contact for details
• HOA & community: Homeowners association (annual fee $175)

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Underground utilities; Electric service with circuit breakers
• Home design: Single-family residence; Two levels; Ground-level entry; Brick and vinyl siding exterior
• Construction: Asphalt roof
• Exterior features: Patio; Porch; Paved road access; Lot approximately 70 x 120 (0.19 acres)

Interior

• Kitchen: Dishwasher; Free‑standing gas range; Microwave; Range hood; Stainless steel appliances; Disposal
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Dishwasher; Disposal; Free‑standing gas range; Microwave; Range hood; Stainless steel appliances; Partially finished basement; Six total rooms
• Laundry & utility: Laundry room with washer and dryer hookups (electric and gas)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-418 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (18.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (30.6% below list).
• Recommended offer: $284k (30.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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; 1,321 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 16 days — a 2% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $130k; list at $410k implies a 215% gain — meaningful room to come down on a strong offer.

Recommended offer $284,274 (30.6% 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: 0.69% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $366,030
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18006 Wingate Dr	0.20mi	3/2.5	1,470 (0%)	10mo	$390,000	$265	82
18398 Wingate Dr	0.19mi	3/2.0	1,452 (-1%)	13mo	$330,000	$227	76
18105 Country Club Dr	0.20mi	3/2.5	1,470 (0%)	21mo	$335,000	$228	74
18961 Boysenberry Dr	0.62mi	3/2.5	1,516 (+3%)	10mo	$420,000	$277	58
18847 Brighton Dr	0.45mi	3/2.0	1,609 (+10%)	22mo	$400,000	$249	43

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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-93,121
• Equity at exit: $61,117

10-year hold

• IRR: -18.7%
• Equity multiple: -0.01×
• Total profit: $-115,638
• Equity at exit: $35,441

Cash invested: $114,772 (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: 12.0×

Monthly cashflow live

• Estimated rent: $2,843 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$329 /mo · $3,944/yr
• Insurance: −$171
• HOA: −$15
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-418

Break-even live

Break-even rent $3,372

Max offer price $336,012

Occupancy floor —

Sensitivity live

Price	-10% $-186	-5% $-302	+0% $-418	+5% $-534	+10% $-650
Rent	-10% $-643	-5% $-531	+0% $-418	+5% $-306	+10% $-194
Rate	-1.0pp $-212	-0.5pp $-314	base $-418	+0.5pp $-524	+1.0pp $-633

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 11 events

1. 2026-06-18
   days on market $409,900 Active 16 DOM
2. 2026-06-17
   days on market $409,900 Active 15 DOM
3. 2026-06-16
   days on market $409,900 Active 14 DOM
4. 2026-06-15
   days on market $409,900 Active 13 DOM
5. 2026-06-13
   days on market $409,900 Active 11 DOM
6. 2026-06-09
   days on market $409,900 Active 7 DOM
7. 2026-06-08
   days on market $409,900 Active 6 DOM
8. 2026-06-07
   days on market $409,900 Active 5 DOM
9. 2026-06-04
   days on market $409,900 Active 2 DOM
10. 2026-06-02
    remarks 699-char remark

    Show marketing remark (1093 chars)

    Discover an exceptional opportunity in Northern Macomb Township. This traditional single-family residence presents an attractive property in great condition, ready to embrace its new owners. The heart of this home is undoubtedly its kitchen, designed for both culinary exploration and social gatherings. It features a central island, providing ample workspace and a natural focal point, and an open-plan layout that seamlessly connects it with the living room, fostering an environment of effortless interaction. With three well-proportioned bedrooms and three bathrooms, there's a comfortable space for everyone. The bathrooms offer thoughtful amenities, including a double vanity, enhancing daily routines with convenience and style. Further enhancing the home's functionality are a dedicated laundry room and a attached garage, providing practical solutions for everyday living. Outside, a private patio offers a delightful space for relaxation and outdoor enjoyment. This property offers a harmonious blend of comfort and practicality, inviting you to imagine your future within its walls.

11. 2026-06-02
    listed $409,900 Active 1 DOM

    Show marketing remark (1093 chars)

    Discover an exceptional opportunity in Northern Macomb Township. This traditional single-family residence presents an attractive property in great condition, ready to embrace its new owners. The heart of this home is undoubtedly its kitchen, designed for both culinary exploration and social gatherings. It features a central island, providing ample workspace and a natural focal point, and an open-plan layout that seamlessly connects it with the living room, fostering an environment of effortless interaction. With three well-proportioned bedrooms and three bathrooms, there's a comfortable space for everyone. The bathrooms offer thoughtful amenities, including a double vanity, enhancing daily routines with convenience and style. Further enhancing the home's functionality are a dedicated laundry room and a attached garage, providing practical solutions for everyday living. Outside, a private patio offers a delightful space for relaxation and outdoor enjoyment. This property offers a harmonious blend of comfort and practicality, inviting you to imagine your future within its walls.

ⓘ 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: $3,944 · $329/mo
• Projected year-2 tax: $5,128 · $427/mo
• Expected delta: +$1,184/yr (+$99/mo · 30.0%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,113
• − Mortgage interest: −$22,961
• − Property taxes: −$3,944
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,729
• − Management: −$2,729
• − HOA: −$180
• − Depreciation: −$11,924
• Taxable loss: −$12,404
• Est. tax savings @ 24.0%: +$2,977
• After-tax cash flow: $-2,042/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 — Macomb

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 58,754
• 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

+82.2% since first listed

11 events — show timeline

• 2026-06-02 Listed $409,900 MiRealSource-MiMLS
• 2026-06-02 Listed $409,900 REALCOMP
• 2011-05-24 Sold (MLS) $130,000 MiRealSource-MiMLS
• 2011-03-31 Listing Removed — MiRealSource-MiMLS
• 2011-03-05 Listed $139,900 MiRealSource-MiMLS
• 2011-02-24 Listing Removed — MiRealSource-MiMLS
• 2010-11-15 Listed $172,000 MiRealSource-MiMLS
• 2008-03-02 Listing Removed — REALCOMP
• 2008-03-02 Listing Removed — MiRealSource-MiMLS
• 2007-07-23 Listed $225,000 REALCOMP
• 2007-07-22 Listed $225,000 MiRealSource-MiMLS

Property tax history

+4.0%/yr

Latest (2025): $3,944 · -20.7% YoY. Source: county tax records.